Bolthole Index

El Paso County, Colorado

Building permits, zoning and land rules in El Paso County, Colorado

60Index Score / 100
#19 of 64 in Colorado

Unincorporated El Paso County, Colorado requires a building permit from the Pikes Peak Regional Building Department (PPRBD), the joint city-county agency that administers the Pikes Peak Regional Building Code, since Colorado has no statewide building code1. The county zones unincorporated land itself under its own Land Development Code, administered by Planning and Community Development2. Septic systems go through a separate permit from El Paso County Public Health's Onsite Wastewater Treatment Systems (OWTS) program, not PPRBD3. PPRBD issues homeowner permits letting an owner do permitted work on the primary residence they own and occupy, though a permit is still required4.

At a glance

Building permit
Required, issued by PPRBD (Pikes Peak Regional Building Department), not the county directly1
Zoning
Yes, unincorporated county land is zoned under the county's own Land Development Code2
Septic permits
El Paso County Public Health's OWTS program, separate from PPRBD3
Owner-builder
PPRBD homeowner permits allowed on a primary residence you own and occupy4
Wells
A state well permit is required for nearly every new well before drilling5
Tiny homes
Allowed for long-term living once approved by the Colorado Division of Housing and local zoning6
Manufactured homes
Allowed anywhere local zoning permits, once installed to state HUD standards7

Who to call

Building permits

Pikes Peak Regional Building Department (PPRBD)

Building, electrical, mechanical and plumbing permits, plan review and inspections for unincorporated El Paso County, including homeowner (owner-builder) permits

719-327-2880

2880 International Circle, Colorado Springs, CO 80910

Online permits →

Planning & zoning

El Paso County Planning and Community Development

Zoning, land use, the Land Development Code, subdivision and planning applications for unincorporated El Paso County

(719) 520-6300

[email protected]

2880 International Circle, Suite 110, Colorado Springs, CO 80910

Floodplain permits

PPRBD Regional Floodplain Management Office

Floodplain map maintenance, floodplain development permits, and FEMA National Flood Insurance Program compliance for the Pikes Peak region, including unincorporated El Paso County

719-327-2898

2880 International Circle, Colorado Springs, CO 80910

Roads & driveways

El Paso County Public Works

County road, bridge and drainage maintenance, stormwater management, and right-of-way (ROW) permitting, including driveway access to a county road

(719) 520-6460

3275 Akers Drive, Colorado Springs, CO 80922

Online permits →

Septic permits

El Paso County Public Health - Onsite Wastewater Treatment Systems (OWTS) Program

Septic (OWTS) permitting, plan review and inspection for unincorporated El Paso County

(719) 578-3199

1675 W. Garden of the Gods, Colorado Springs, CO 80907

Contact details are copied from each office’s official page and were checked against it on September 24, 2026.

Do you need a building permit in El Paso County, Colorado?

Yes. Colorado has no statewide building code, so El Paso County relies on the Pikes Peak Regional Building Department (PPRBD), a joint city-county agency, to administer the adopted Pikes Peak Regional Building Code and require permits1. Colorado counties are generally authorized to adopt building codes and require permits for construction in designated unincorporated areas, and any county that adopts or updates a code must also adopt an energy code meeting current International Energy Conservation Code standards8. Colorado is a "local control" state: most land-use decisions, including adoption of zoning and building codes, are made by local governments rather than the state9. PPRBD issues homeowner permits so you can do permitted work yourself on a primary residence you own and occupy, but the permit itself is still required4.

Who is the building department for El Paso County, and how do you reach them?

The Pikes Peak Regional Building Department (PPRBD) is the building department for the Pikes Peak region, serving Colorado Springs, El Paso County, Fountain, Woodland Park, Manitou Springs, Monument, Green Mountain Falls, Palmer Lake and Calhan — it is a joint city-county agency, not a stand-alone county department10. Reach PPRBD at 719-327-2880; its main office is at 2880 International Circle, Colorado Springs, CO 80910, with a north office at 3939 Cordera Crest Avenue, Colorado Springs, CO 8092410. As a homeowner, you may obtain a permit only if you're performing the work yourself on your primary residence, which you own and reside in — PPRBD will not issue a homeowner permit for a rental property or a home you don't live in104.

Does El Paso County have zoning?

Yes. Unincorporated El Paso County is zoned under its own Land Development Code, administered by Planning and Community Development, a separate department from PPRBD211. Colorado law lets a county planning commission adopt a zoning plan covering all or part of unincorporated territory, regulating building location, height, lot size, density and land uses12. Reach Planning and Community Development at (719) 520-6300 or [email protected]; its office is at 2880 International Circle, Suite 110, Colorado Springs, CO 80910 — the same complex as PPRBD, but a different county department11. Because zoning is set locally by district, what a parcel allows for an accessory dwelling unit, tiny home or manufactured home depends on its zoning classification, so confirm with Planning and Community Development before you buy112.

How do septic permits work in El Paso County?

Septic systems — Onsite Wastewater Treatment Systems, or OWTS — are permitted and inspected by El Paso County Public Health, not by PPRBD or the Planning department3. As of January 1, 2024, OWTS permit applications must be submitted by a licensed OWTS installer rather than directly by the property owner133. Statewide, Colorado law requires a permit before anyone constructs, alters, installs or uses an OWTS, issued by the local public health agency under its own board of health's rules, since every local board of health must adopt detailed OWTS rules for its jurisdiction1415. A final inspection by the local public health agency is required after the work is done and before the system is used, and an occupancy permit for a building not served by a sewage treatment works also requires that final OWTS inspection and approval1617. Reach El Paso County Public Health at (719) 578-3199; its main location is 1675 W. Garden of the Gods, Colorado Springs, CO 8090713.

Can you live in an RV or tiny home on your land in El Paso County?

Colorado approves tiny homes for long-term living once their plans are submitted to and approved by the Colorado Division of Housing, and the unit still has to satisfy local zoning requirements and be certified for the specific site where it's installed6. That local-zoning piece runs through El Paso County's own Land Development Code, so whether a tiny home or an RV can be a residence on a specific parcel depends on that parcel's zoning district, which Planning and Community Development administers211. A HUD-code manufactured or mobile home can be installed anywhere in Colorado that local zoning allows, once it is certified for installation and inspected under Colorado Division of Housing rules; foundation and structural work are separately regulated by the local building department, which for El Paso County is PPRBD710. One accessory dwelling unit is required to be allowed as of right in certain Colorado jurisdictions near a metropolitan planning organization, but that state mandate does not automatically cover every part of El Paso County, so confirm with Planning and Community Development whether it applies to your parcel1811.

Building a home in El Paso County: the steps, in order

  1. Confirm your parcel's zoning district and any subdivision requirements with Planning and Community Development, (719) 520-6300, before you buy112.
  2. Check whether your parcel is in a mapped floodplain with PPRBD's Regional Floodplain Management Office; most construction in a floodplain area needs a floodplain development permit1920.
  3. Apply for your septic (OWTS) permit with El Paso County Public Health through a licensed OWTS installer, and get site approval before you finalize your home design1314.
  4. If you need a new well, apply for a well permit through the Colorado Division of Water Resources before drilling5.
  5. Apply for your building permit through PPRBD, 2880 International Circle, Colorado Springs, or call 719-327-2880; as a homeowner acting as your own contractor, you'll need to show the home is your primary residence1014.
  6. If your driveway will connect to a state highway, apply for a CDOT access permit before you build; if it connects to a county road, contact El Paso County Public Works2122.
  7. Schedule your OWTS final inspection before the system is used, and your building final inspections before occupancy1610.

What to check before you buy land in El Paso County

El Paso County sits about 11 miles from the nearest metro core, with a population density around 350 people per square mile, so it ranges from dense Colorado Springs suburbs to genuinely rural country within the same county2324. About 84.2% of the land is gentle, at 15% slope or less, but only about 19.1% is wooded — this is shortgrass prairie and shrubland more than forest — and about 15.6% of the county is federal land, largely military and public land252627. Farmland runs about $2,688 an acre and a typical home is valued around $455,749, with a median property tax bill near $1,773 a year at a low effective rate of about 0.4%28293031. This is dry country: annual precipitation averages just 16.3 inches and the county spends about 20.9% of years in severe drought, so a private well and water rights deserve real scrutiny before you buy, and a new well needs its own state permit32335. Average annual temperature is 48.3°F with only about 3 days a year projected at or above 100°F by mid-century, but a typical homeowners insurance premium still runs about $2,734 a year343536. Before you close, confirm the parcel's zoning and floodplain status with Planning and Community Development and PPRBD1119.

Watch-outs

  • If you're dividing land into smaller parcels, Colorado's subdivision law applies unless each new parcel is at least 35 acres and none is intended for use by multiple owners — check with the county before you assume a split is exempt37.
  • Short-term rentals have no statewide rulebook in Colorado; the Board of County Commissioners can license and regulate them locally, so confirm current rules before planning to rent out a cabin or guest house38.
  • A driveway connecting directly to a state highway needs a separate Colorado Department of Transportation access permit — a standard single-family/agricultural (Level 1) permit runs $50 — on top of any county or PPRBD approval21.
  • New cesspools are prohibited statewide in Colorado, and any off-grid sanitation setup still needs the applicable OWTS permit and inspection unless it is specifically exempt39.

Sources

  1. Pikes Peak Regional Building Department (2026 county census)
  2. El Paso County Invites Public to Review Latest Land Development Code Draft (2026 county census)
  3. Onsite Wastewater Treatment Systems (2026 county census)
  4. PPRBD - Homeowner Permits (2026 county census)
  5. Water Administration (Colorado statewide rule), quoted and re-checked
  6. Consumers of Manufactured Homes and Tiny Homes - HUD (Colorado statewide rule), quoted and re-checked
  7. Consumers of Manufactured Homes and Tiny Homes - HUD (Colorado statewide rule), quoted and re-checked
  8. Colorado Revised Statutes 2025 Title 30 Government - County (Colorado statewide rule), quoted and re-checked
  9. Land Use Planning and Regulation in Colorado (Colorado statewide rule), quoted and re-checked
  10. Pikes Peak Regional Building Department (PPRBD) (pprbd.org)
  11. El Paso County Planning and Community Development (planningdevelopment.elpasoco.com)
  12. Colorado Revised Statutes 2025 Title 30 Government - County (Colorado statewide rule), quoted and re-checked
  13. El Paso County Public Health - Onsite Wastewater Treatment Systems (OWTS) Program (elpasocountyhealth.org)
  14. Title 25 - Public Health and Environment - Colorado Revised Statutes 2024 (Colorado statewide rule), quoted and re-checked
  15. Title 25 - Public Health and Environment - Colorado Revised Statutes 2024 (Colorado statewide rule), quoted and re-checked
  16. Title 25 - Public Health and Environment - Colorado Revised Statutes 2024 (Colorado statewide rule), quoted and re-checked
  17. Title 25 - Public Health and Environment - Colorado Revised Statutes 2024 (Colorado statewide rule), quoted and re-checked
  18. HB24-1152 Accessory Dwelling Units (Colorado statewide rule), quoted and re-checked
  19. PPRBD Regional Floodplain Management Office (pprbd.org)
  20. SB24-179 Floodplain Management Program (Colorado statewide rule), quoted and re-checked
  21. Access Permits | Frequently Asked Questions (Colorado statewide rule), quoted and re-checked
  22. El Paso County Public Works (publicworks.elpasoco.com)
  23. Distance to the nearest metro area: Bolthole Index county data
  24. Population density: Bolthole Index county data
  25. Share of land at 15% slope or less: Bolthole Index county data
  26. Wooded share of land: Bolthole Index county data
  27. Federal land share: Bolthole Index county data
  28. Farmland value per acre (USDA census): Bolthole Index county data
  29. Typical home value (Zillow): Bolthole Index county data
  30. Median property tax bill: Bolthole Index county data
  31. Effective property tax rate: Bolthole Index county data
  32. Annual precipitation: Bolthole Index county data
  33. Share of years in severe drought: Bolthole Index county data
  34. Average annual temperature: Bolthole Index county data
  35. Projected mid-century days at or above 100°F: Bolthole Index county data
  36. Typical home insurance premium: Bolthole Index county data
  37. Colorado Revised Statutes 2024, Title 30—Government—County (Colorado statewide rule), quoted and re-checked
  38. Short-term Rental Regulation (Colorado statewide rule), quoted and re-checked
  39. Title 25 - Public Health and Environment - Colorado Revised Statutes 2024 (Colorado statewide rule), quoted and re-checked

Written September 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Found land here? Start a Property Hunt →

County locator

El Paso County in Colorado

60
County map
El Paso County highlighted among the Colorado counties · colored by Index score

How El Paso County scores

Seclusion39100% ev.
Self-Sufficiency46100% ev.
Admin Boringness46100% ev.
Durability64100% ev.
Property Autonomy75100% ev.
Carry Cost79100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$456kTypical home
0.4%Property tax
$2,688Land / acre
16.3"Annual rain
20.9% of yrsSevere drought
3 / yr (+2.9)Mid-century 100°F days
24.5 daysMid-century dry spell
1.06" (+4.8%)Mid-century 1-day rain
1.29×Wildfire change factor
100%Forward climate coverage
$2,734Home insurance / yr
5.3% / yrInsurance growth
1.22%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
2,756,193People within 2 hr
77,238Radius comparison (15 mi)
350People / sq mi
15.6%Federal land
84.2%Land at 15% slope or less
43%Septic soil without severe limits
567,764 acWorkable land screen
19.1%Wooded land
26.6 tonsBiomass / forest ac
48.3°FAvg temp

Scout El Paso County

Camp here before you commitBook a few nights nearby on Hipcamp →Already own land here?Earn money hosting campers — get $100 when you become a Hipcamp host →

Some links are affiliate or referral links — we may earn a commission, at no cost to you.

Property hunt

Find land. Bring the promising ones back.

Search live inventory elsewhere, then cost and vet each candidate here. No copied listings, account, or paid data feed.

View your full hunt →
ZillowLand & lotsRealtor.comLand listingsLandSearchRural & vacant land

Each button opens a current land search for El Paso County. Listing sites control their own results and filters.

Analyze a property
Add setup-cost allowances

Use rough quotes or placeholders. Blank fields count as $0.

Working estimate

—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—

A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.

Before an offer

Parcel due diligence

0/8 checked

Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.

Answers from the rulebook for El Paso County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

El Paso County rules

  • Building permitRequired

    Work for which the PPRBD code requires a building permit.

    • A special investigation fee applies when work requiring a permit began before the permit was obtained.
    • The cited fee schedule does not enumerate every exempt or permit-limited project.

    investigation fee: twice the permit fee USD (Collected whether or not a permit is later issued.)

    “Whenever any work for which a permit is required by this Code has been commenced without first obtaining said permit”
  • County-wide zoningPresent (with conditions)

    Land-use zoning and development regulation in unincorporated El Paso County.

    • The cited county page describes regulations guiding growth and development in unincorporated El Paso County.
    • The cited material is a draft update and states that the work is not complete; it does not establish that every incorporated municipality uses the county code.
    “This dataset shows the various zoning classifications for unincorporated El Paso County.”
  • Who permits septicCounty

    On-site wastewater treatment systems serving commercial and residential facilities not serviced by municipal wastewater systems in El Paso County.

    • El Paso County Public Health regulates and inspects OWTS.
    • Municipal wastewater-served facilities are outside the described OWTS focus.
    “El Paso County Public Health inspects and regulates on-site wastewater treatment systems (OWTS).”
  • Septic permitRequired

    OWTS permitting in El Paso County.

    • As of January 1, 2024, OWTS permit applications must be submitted by a licensed OWTS installer.
    • For sites along the HWY 24 W corridor, profile pits must remain open for site inspection prior to issuance of an OWTS permit.
    • Field work or final inspections are not conducted on Wednesdays until further notice, according to the page notice dated June 13, 2022.
    “As of January 1, 2024, OWTS Permit Applications must be submitted by a licensed OWTS installer.”
  • Owner-builder exemptionAvailable

    PPRBD issues homeowner permits allowing an owner to do permitted work on the primary residence they own and occupy (not on rentals); a permit is still required.

    PPRBD - Homeowner Permits ↗Scouted from the county site, not yet independently re-checked

Colorado rules that apply here

  • Building code adoptedPartial

    Construction at Colorado state agencies and institutions of higher education owned facilities.

    • The approved state building codes are minimum requirements for the specified state-owned facilities.
    • The source states that additional codes, standards, and appendices may be adopted by state agencies and institutions in addition to the listed minimum codes and standards.
    • The statewide source describes Colorado as a local-control state in which most building-code adoption decisions are driven by local governments, not the state.
    • The listed code editions and effective dates are those stated in the retrieved Approved State Building Codes document, which is marked Rev. 9/2023.

    International Building Code edition: 2021 edition (Chapter 1 as amended; Chapters 2-35 and Appendices C and I) · International Residential Code edition: 2021 edition (As applicable) · International Energy Conservation Code edition: 2021 edition (As adopted by the Colorado State Buildings Program and Colorado Energy Office) · National Electrical Code edition: 2023 edition (Effective July 30, 2023) · Colorado Model Electric Ready and Solar Ready Code effective date: 2023-07-01 date · International Plumbing Code edition: 2021 edition (First printing (March 2020); effective May 15, 2023 as adopted by the Colorado Examining Board of Plumbers) · International Fuel Gas Code edition: 2021 edition (First printing; effective May 15, 2023 as adopted by the Colorado Examining Board of Plumbers)

    “These minimum requirements are to be applied to all construction at state agencies and institutions of higher education owned facilities.”
    One more reviewed finding on this topic
    • Partial — Construction at Colorado state agencies and institutions of higher education owned facilities under the Colorado State Buildings Program and other state authorities.
      “Approved building codes and standards are adopted by the Office of the State Architect (herein referred to as State Buildings Program (SBP)) and other state authorities, and are identified below. These minimum requirements are to be applied to all construction at state agencies and institutions of higher education owned facilities.”
  • InspectionsRequired

    All reviewed Colorado State Buildings Program construction projects subject to state building-code compliance review.

    • The policy states that all reviewed construction projects are inspected for building-code compliance.
    • Required inspections are identified on the Building Inspection Record and may include building, special, fire, plumbing, electrical, boiler, elevator, and health-department inspections as applicable.
    • Local fire districts and other state authorities may have separate inspection responsibilities.
    • The policy applies to state buildings and state projects, not uniformly to every private project in Colorado.
    “All reviewed construction projects shall be inspected for building code compliance.”
  • Building heightDistrict specific (with conditions)

    Municipal zoning districts in Colorado where the municipality adopts building-height or story regulations.

    • The applicable height or story limit is determined by the municipality's zoning regulations and district classification.
    • The statute provides authority but no statewide numeric height limit.
    • Height restrictions do not apply to existing buildings under the cited municipal zoning authority, except as stated for new growth of vegetation.

    building height or number of stories: local regulation (No statewide numeric limit specified)

    “the governing body of each municipality is empowered to regulate and restrict the height, number of stories, and size of buildings and other structures”
  • Tiny homesAllowed (with conditions)

    Colorado Division of Housing-regulated tiny homes intended for residential occupancy and long-term living.

    • Plans must be submitted to the Colorado Division of Housing for approval before construction of the units.
    • The unit must satisfy applicable Colorado-adopted codes and standards and local zoning requirements.
    • Tiny home units are certified for the specific site where installed; relocation to another Colorado site requires the applicable design criteria, and design differences require revisions.

    foundation types: permanent or temporary

    “Tiny homes are approved for long term living”
  • Manufactured homesAllowed (with conditions)

    Installation and resulting residential use of HUD-code manufactured homes and mobile homes in Colorado, subject to Colorado Division of Housing requirements and local zoning or building requirements.

    • HUD homes must be certified by the applicable State Administrative Agent for installation in Colorado; imported units are monitored by the State Administrative Agent of the state from which they are imported, rather than necessarily by Colorado's SAA.
    • A HUD home may be installed anywhere in Colorado only where local zoning allows it.
    • Local jurisdictions may require site mitigation to meet local wind and snow loads, but the mitigation cannot directly affect or change the construction of the home itself.
    • The Division of Housing regulates installation and installation inspections for HUD homes; mobile-home foundation and structural construction requirements are regulated by local jurisdictions with active building departments.
    • The state minimum HUD design criteria listed by the source are Wind Zone 1, Thermal Zone 3, and Middle Roof Load Zone (30 psf).

    wind zone: 1 zone · thermal zone: 3 zone · roof load zone: 30 psf (Middle Zone)

    “HUD homes [...] can be installed anywhere in Colorado as long as the local zoning allows for it.”
  • Accessory dwellingsAllowed (with conditions)

    One accessory dwelling unit as an accessory use to a single-unit detached dwelling in a Colorado subject jurisdiction where single-unit detached dwellings are allowed.

    • The rule applies to a subject jurisdiction: either a municipality with a population of at least 1,000 within a metropolitan planning organization, or the portion of a county within a census-designated place of at least 40,000 people that is also within a metropolitan planning organization.
    • The subject jurisdiction must allow the ADU through an administrative approval process.
    • The rule applies on or after June 30, 2025.
    • The state requirement does not establish that every Colorado municipality or county area is a subject jurisdiction.

    maximum required ADUs per single-unit detached dwelling: 1 unit · effective date: >= 2025-06-30 · qualifying municipality population: >= 1000 persons (municipality must also be within a metropolitan planning organization) · qualifying census-designated-place population: >= 40000 persons (county portion must also be within a metropolitan planning organization)

    “Section 1 requires a subject jurisdiction, on or after June 30, 2025, to allow, subject to an administrative approval process, one accessory dwelling unit”
  • Septic inspectionRequired

    OWTS construction, installation, alteration, or repair statewide before the system is placed in use, plus operating inspections when authorized under applicable rules.

    • A final inspection must occur after permitted work is completed and before the system is placed in use.
    • The local public health agency or its designated professional engineer determines compliance with the permit, statute, and applicable rules.
    • For a building not serviced by a sewage treatment works, an occupancy permit requires final OWTS inspection and local agency approval.
    “Final inspection of a system to be made by the local public health agency or its designated professional engineer after construction, installation, alteration, or repair work under a permit has been completed, but before the system is placed in use, to determine that the work has been performed in accordance with the permit and that the system is in compliance with this article and the rules adopted under this article;”
  • Off-grid sanitationLimited

    Sanitation for dwellings and occupied structures statewide that is provided without connection to a sewage treatment works.

    • The structure must have adequate facilities for sanitary disposal of sewage.
    • An OWTS may be used subject to applicable permit, inspection, construction, installation, alteration, and use requirements.
    • Construction of new cesspools is prohibited.
    • Septage removed during maintenance or cleaning must be disposed of at an approved site and in an approved manner.
    “No person shall construct or maintain any dwelling or other occupied structure that is not equipped with adequate facilities for the sanitary disposal of sewage.”
  • Well permitRequired

    Every new groundwater-diverting well in Colorado, including residential wells, subject to statutory exemptions and basin-specific rules.

    • The Division of Water Resources administers groundwater permitting and issues permits.
    • Applicants must complete the appropriate application and pay the associated fee.
    • Statutory exemptions and additional Denver Basin or Designated Basin rules may affect the requirement or permit conditions.
    • In many areas, a well may also require an augmentation plan if its priority is not sufficient to divert in priority.

    complete-application review time: <= 49 days (DWR states review of complete new and replacement applications may take up to 49 days)

    “Every new well in the state that diverts groundwater must have a well permit.”
  • Mandatory utility hookupConditional

    Residential or other occupied structures statewide that are not serviced by a sewage treatment works.

    • Colorado law conditions building and occupancy permitting on either service by a sewage treatment works or an approved OWTS process.
    • If the structure is not serviced by a sewage treatment works, the local public health agency must issue the OWTS permit before building construction or remodeling approval, and must complete a final inspection and approve the installation before occupancy approval.
    • This claim does not establish a universal statewide mandate to connect to a particular municipal water or sewer provider.
    “A permit to construct or remodel a building or structure that is not serviced by a sewage treatment works until the local public health agency has issued a permit for an on-site wastewater treatment system;”
  • Subdividing landRegulated (with conditions)

    Division of land and creation of interests subject to Colorado county subdivision law.

    • Divisions creating parcels of at least 35 acres each are excluded when none is intended for use by multiple owners.
    • Additional statutory exclusions include certain 35-acre-per-interest divisions, court or eminent-domain divisions, security instruments, investment entities, cemetery lots, severed mineral or water interests, certain joint-tenancy or tenancy-in-common interests, parcel combinations, contingent sale contracts, and cluster developments.
    • A board of county commissioners may exempt a division from the subdivision definition by rule, regulation, or resolution if it determines the division is not within the purposes of the subdivision statute.
    • Local county subdivision regulations and review procedures still determine administration.

    parcel-size exclusion: >= 35 acres (Each parcel must be at least 35 acres and none may be intended for use by multiple owners.) · minimum area per interest for listed exclusion: >= 35 acres per interest (Subject to the statutory exceptions and anti-evasion language.)

    “"Subdivision" or "subdivided land" means any parcel of land in the state which is to be used for condominiums, apartments, or any other multiple-dwelling units, unless such land when previously subdivided was accompanied by a filing which complied with the provisions of this part 1 with substantially the same density, or which is divided into two or more parcels, separate interests, or interests in common, unless exempted under paragraph (b), (c), or (d) of this subsection (10).”
  • Driveway accessRequired

    Direct residential access from a property to a Colorado state highway, and construction, relocation, closure, modification, or change in use of access points to state highways.

    • Direct access from a house to a state highway requires an access permit.
    • Some state-highway access categories require access from a lesser street or by easement from a parent parcel whenever possible.
    • Level 1 permits cover single-family residential/agricultural permits; Level 2 covers commercial property and developments exceeding 20 vehicular trips per day without roadway improvements; Level 3 covers commercial property requiring roadway improvements.
    • Level 1 fees are $50, Level 2 fees are $100, and Level 3 fees are $300.
    • No fees are charged to local government applications or political subdivisions.
    • There is no upfront charge to review an Access Permit Application.
    • The permittee is responsible for roadway-improvement costs required with issuance of an access permit.
    • Performance-bond requirements apply only to private projects; local agencies are not required to comply, although CDOT regions may require a bond at their discretion.

    Level 1 access permit fee: 50 USD (Single-family residential/agricultural permits) · Level 2 access permit fee: 100 USD (Commercial property permits and developments exceeding 20 vehicular trips per day without roadway improvements) · Level 3 access permit fee: 300 USD (Commercial property permits requiring roadway improvements)

    “If you want the house to have direct access off of the state highway, then you will need an access permit.”
  • Building in a floodplainRequired

    Development in floodplain areas subject to Colorado floodplain-management requirements, and state-owned land in counties or municipalities that do not participate in the National Flood Insurance Program.

    • Local floodplain regulations must equal or exceed FEMA National Flood Insurance Program minimum design and construction criteria.
    • Local floodplain regulations must comply with Colorado Water Conservation Board rules and regulations for regulatory floodplains.
    • The state program applies to development on state-owned land in counties and municipalities that do not participate in the National Flood Insurance Program.
    “Local government floodplain management regulations for development in floodplain areas must equal or exceed the federal emergency management agency's national flood insurance program's (national flood insurance program) minimum design and construction criteria and must comply with the Colorado water conservation board's (CWCB) rules and regulations for regulatory floodplains in Colorado.”
  • Short-term rentalsLimited

    Short-term rentals statewide, defined in the cited official source as lodging-unit rentals for fewer than 30 days.

    • There is no statewide STR regulatory scheme.
    • Boards of county commissioners may license and regulate STR owners or agencies and set license fees, terms, issuance, and revocation procedures.
    • Home-rule municipalities and private contracts or homeowners' association covenants may impose additional restrictions.

    maximum rental duration for STR definition: < 30 days

    “There are no statewide regulations regarding STRs. As established through House Bill 20-1093, state law allows for boards of county commissioners (BOCCs) to license and regulate an owner or owner’s agency and to fix the fees, terms, and manner for issuing and revoking licenses.”
  • Permit processPartial

    Colorado's statewide legal framework for land-use permitting and development regulation.

    • Most land-use decisions, including building-code adoption, are driven by local governments rather than the state.
    • Local governments may develop permitting procedures and standards for development under 1041 regulations.
    • The cited statewide source does not establish a uniform statewide permit application, review, approval, or inspection procedure.
    “Colorado is a “local control” state when it comes to land use planning authority (Local Government, 2012). This means that most land use decisions such as adoption of zoning and building codes are driven by local governments, not by the state.”
  • Campground & park staysAllowed (with conditions)

    Temporary overnight camping, including parking a motor home or traveler, on land and water under the control of Colorado Parks and Wildlife, including state parks and state recreation areas.

    • The source addresses lands and waters under the control of the Division of Parks and Wildlife, not all public or private land statewide.
    • Camping includes parking a motor vehicle, motor home, or traveler for the apparent purpose of overnight occupancy.
    • A commission-issued permit may be required; the statute defines permits to include campground permits and electrical hookup permits.
    • The state may charge fees for required passes or permits for use of any state park or state recreation area where supervision, maintenance, or specified facilities warrant a fee.

    overnight occupancy: true (Camping definition includes the parking of a motor vehicle, motor home, or traveler for the apparent purpose of overnight occupancy.) · permit types: campground permits; electrical hookup permits

    “Develop state parks and state recreation areas suitable for such recreational activities as camping, [...] "Camping" means [...] the parking of a motor vehicle, motor home, or traveler”
  • county zoning authorityGeneral

    Colorado counties adopting zoning plans for all or any part of unincorporated territory.

    • The county planning commission may make the zoning plan; in a county having a county planning commission, it must do so upon order by the board of county commissioners.
    • The zoning plan may regulate districts or zones, including building location, height, bulk, size, lot coverage, lot size, open spaces, population density, building and land uses, and access to sunlight for solar energy devices.
    • The plan may include regulations for uses on or along storm or floodwater runoff channels or basins only when the channel or basin has been designated and approved by the Colorado water conservation board, to lessen or avoid hazards from storm or floodwaters.
    • The statute applies to unincorporated territory and does not describe incorporated cities or towns as within this county zoning grant.
    “zoning all or any part of the unincorporated territory within such county”
  • county building authorityGeneral

    Colorado counties adopting and enforcing building codes and requiring building permits in designated unincorporated areas.

    • A board of county commissioners may adopt a building code in all or part of the county, but the area must not be within the limits of an incorporated city or town.
    • Buildings or structures used solely to shelter agricultural implements, farm products, livestock, or poultry may be excepted from the building code and permit requirement.
    • Before adoption, the county planning commission may designate part or all of the county for the building code upon request from the board of county commissioners; the board must hold a public hearing and publish notice once weekly for four consecutive weeks.
    • After adoption of the building code, construction, reconstruction, alteration, or remodeling in the designated area requires a building permit, except for the agricultural-shelter exception.
    • The board must fix a reasonable schedule of building-permit fees; no permit fee may be charged unless a qualified inspector actually performs an inspection.
    • Plans must conform to the building code, and plans and specifications generally must bear the seal of a Colorado-licensed architect or engineer unless exempted by section 12-120-403.
    • Every county adopting or updating a building code must adopt and enforce an energy code meeting or exceeding one of the three most recent International Energy Conservation Code versions under section 30-28-211.
    • The 2025 amendment to section 30-28-204 is effective January 1, 2026 and adds accessibility requirements for substantially amended or updated county building codes, with an exception for compliant one- and two-family dwellings and townhomes.
    “A board of county commissioners is authorized to adopt ordinances and a building code”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Certificate of occupancy — Certificates of occupancy for buildings in the PPRBD service area.
  • Minimum dwelling size — Minimum dwelling size in unincorporated El Paso County.
  • Minimum lot size — Minimum lot size in unincorporated El Paso County.
  • Setbacks — Setbacks in unincorporated El Paso County.
  • Lot coverage — Lot coverage in unincorporated El Paso County.
3 more unanswered
  • Living in an RV
  • Camping on your land
  • Agricultural exemption

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Water rights & wells in El Paso County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Colorado’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt up to a limit

A household obtains water via a permit-exempt small-capacity well (15 gpm) under CRS 37-92-602 outside designated basins or CRS 37-90-105 inside them; on a 35-acre-plus lot limited outside/stock/1-acre irrigation is allowed.

Limit: Household-use-only well: 15 gpm, ≤0.33 acre-ft/yr, indoor only. Domestic well on a 35+ acre tract: 15 gpm, ≤1 acre-ft/yr.

Colorado DWR — Guideline 2023-1, Exempt & Small-Capacity Wells ↗
  • Upper Black Squirrel Creek Designated Ground Water Basinpartial of county

    ~350 sq mi alluvial designated basin in east-central El Paso County; large-capacity new appropriations generally unavailable (over-appropriated). Small-capacity/domestic wells still permitted by the State Engineer.

    Colorado DWR — Designated Basins / Division 3 ↗
  • Upper Big Sandy Designated Ground Water Basinpartial of county

    Upper Big Sandy Creek designated basin; aquifers largely over-appropriated, new large-capacity appropriations limited. Small-capacity/domestic wells still permitted.

    Colorado DWR — Designated Basins / Division 3 ↗
  • Denver Basin nontributary bedrock aquifers (Dawson, Denver, Arapahoe, Laramie-Fox Hills)partial of county

    Nontributary bedrock groundwater is allocated to the overlying landowner on an assumed 100-year aquifer life and needs a well permit; finite and steadily declining.

    Colorado Water Knowledge (CSU) — Groundwater Rights ↗

Prior-appropriation state (first in time, first in right). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Colorado state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in El Paso County, Colorado

Is El Paso County a good place to live off-grid or homestead?

El Paso County scores 60/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop. Watch-outs: about 77,238 people within 15 miles.

Do you need a building permit in El Paso County, Colorado?

El Paso County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by El Paso County Public Health - Onsite Wastewater Treatment Systems (OWTS) Program. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in El Paso County, Colorado?

Land in El Paso County runs about $2,688 per acre, based on the latest county data.

What is the water situation in El Paso County?

El Paso County gets about 16.3" of rain a year, with severe drought in roughly 20.9% of years. On water rights, El Paso County lies in the Upper Black Squirrel Creek Designated Ground Water Basin — ~350 sq mi alluvial designated basin in east-central El Paso County; large-capacity new appropriations generally unavailable (over-appropriated). Small-capacity/domestic wells still permitted by the State Engineer..

How remote is El Paso County?

A typical private-land location has about 77,238 people within 15 miles and 4,644,441 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Off-grid gear

Going off-grid in El Paso County means bringing your own water and power. The kit we’d start with:

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

How El Paso compares in Colorado

Compare side-by-side →See all 64 Colorado counties ranked →