Phillips County, CO: Owner-Builder Allowed

Unincorporated Phillips County, Colorado requires a building permit before construction of a single-family home or accessory structure¹. The home and its incidental accessory uses do not need a land-use-change permit, but site-development standards still apply¹. Northeast Colorado Health Department requires septic permits for wastewater-producing buildings in Phillips County that are not connected to city sewer².

At a glance

Building permit: Required before a single-family home or accessory structure is built¹
Zoning: Yes; Phillips County administers land-use permits and dimensional requirements³
Septic: NCHD permit required for a new or repaired system; $500 fee plus site evaluation and testing^2,4
RV living: Private-land rule unconfirmed; county-run Harvest Park offers RV camping^5,6
Tiny home: State-regulated units can be approved for long-term living but must satisfy county zoning⁷
Owner-builder: Own-property repair and maintenance exemption is limited; no new-home exemption confirmed^6,8
Minimum home size: No countywide minimum confirmed; ask Planning & Zoning for the parcel's district standards^3,6
Water well: A Colorado permit is required for a new groundwater well, subject to exceptions and basin rules⁹

Who to call

Planning & zoning

Phillips County Planning & Zoning

Building permits, land-use applications, zoning questions, variances and subdivision exemptions

970-854-3778

ap@phillipscounty.co

221 S. Interocean Ave., Holyoke, CO 80734

Septic permits

Northeast Colorado Health Department, Logan, Phillips & Sedgwick Counties

On-site wastewater treatment system permits, site evaluations and inspections for Phillips County

(970) 522-3741

700 Columbine St. Sterling, CO 80751

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Do you need a building permit in Phillips County, Colorado?

Yes.

Yes. Unincorporated Phillips County requires a building permit before construction of a single-family dwelling or accessory structure¹. A single-family home and its incidental accessory uses do not need a land-use-change permit, but they remain subject to site-development standards¹. The general county rule also reaches structures costing more than $1,000 or work that changes the property's assessed valuation¹.

Phillips County requires a contractor's drawing or blueprints for a residence⁶. The county's adopted building-code edition, inspection sequence and certificate-of-occupancy requirements could not be confirmed; ask Planning & Zoning what reviews will apply before construction starts⁶.

Who handles building and land-use permits in Phillips County?

Phillips County Planning & Zoning handles county building permits, land-use applications, zoning questions, variances and subdivision exemptions.

Phillips County Planning & Zoning handles county building permits, land-use applications, zoning questions, variances and subdivision exemptions⁶. The office is at 221 S. Interocean Avenue in Holyoke, and its phone number for questions is 970-854-3778⁶.

Phillips County uses administrative, minor and major land-use permits⁶. A single-family home and incidental accessory uses on one lot do not need a land-use-change permit, although the building permit remains required¹. Incorporated municipalities may use a different approval process because Colorado county zoning authority applies to unincorporated territory¹⁰.

Does Phillips County, Colorado have zoning?

Yes.

Yes. Phillips County administers administrative, minor and major land-use permits through Planning & Zoning³. Colorado county zoning can regulate building location, height, size, lot coverage, lot size and land use in unincorporated territory¹⁰.

A single-family dwelling and its incidental accessory uses on one lot do not need a land-use-change permit in unincorporated Phillips County, but site-development standards and the building-permit requirement still apply¹. We could not confirm one countywide minimum home size, setback, height limit or lot-size rule; ask Planning & Zoning for the parcel's district and dimensional standards⁶.

How do septic permits work in Phillips County?

Northeast Colorado Health Department requires an OWTS permit for any wastewater-producing building in Phillips County that is not connected to city sewer, including a new system or repair of an existing system². A permit costs $500 for either a new system or repair of an existing system⁴. NCHD requires a plot plan showing the proposed system, structures, property lines, wells and a future replacement area⁴.

The site work requires three percolation holes and two soil-profile pits at least 8 feet deep or to bedrock; an NCHD Environmental Health Specialist must evaluate at least one pit before permitting and installation⁴. A final inspection is required before the system is used¹¹. Only 19.8% of Phillips County soils are rated without severe limits for a conventional drain field, so make septic feasibility an early contingency¹². NCHD cannot issue an OWTS permit where public sewer is available unless the serving municipality or district finds connection infeasible or otherwise authorizes the permit¹³.

Can you live in an RV or tiny home in Phillips County?

We could not confirm a Phillips County rule allowing full-time RV occupancy or temporary camping on private land; ask Planning & Zoning about the parcel, stay length, sanitation and land-use approval before moving in⁶. Phillips County's Harvest Park is a different, confirmed option: its RV campground has 57 full-hookup sites and is open year-round, with seasonal water limits on some sites⁵. The campground offers daily, weekly and four-week stays, but that park rule does not authorize camping on private acreage⁵.

Colorado-regulated tiny homes may be approved for long-term living on a permanent or temporary foundation, but plans need Division of Housing approval before construction and the unit must satisfy local zoning⁷. We could not confirm a countywide tiny-home or minimum-size rule, so obtain a parcel-specific answer from Planning & Zoning⁶. Any occupied off-grid dwelling still needs adequate sewage disposal, and a permitted OWTS may fill that role where sewer rules allow it¹³.

What are the steps to build a home in Phillips County?

Confirm the parcel is in unincorporated Phillips County and ask Planning & Zoning for its district and site standards.

Confirm the parcel is in unincorporated Phillips County and ask Planning & Zoning for its district and site standards³.
Confirm legal parcel creation; a division producing a parcel under 35 acres must go through subdivision review, and the county page states a 2.5-acre parcel minimum⁶.
Resolve water and wastewater: a new well generally needs a state permit, while a wastewater-producing building not connected to city sewer needs an NCHD septic permit^2,9.
Complete the septic plot plan, evaluation and soil testing before relying on a building site⁴.
Submit residence drawings and obtain the county building permit before construction^1,6.
Ask Planning & Zoning for the inspection and occupancy sequence because those local requirements could not be confirmed⁶.
Obtain a CDOT permit if the driveway connects directly to a state highway¹⁴.

What should you check before buying land in Phillips County?

Confirm zoning, legal parcel creation, recorded access and the exact permits for the intended use before closing.

Confirm zoning, legal parcel creation, recorded access and the exact permits for the intended use before closing. Phillips County uses three land-use permit classes, while a new single-family home follows the building-permit rule even when no land-use-change permit is needed^1,6. Direct residential access to a Colorado state highway requires a state access permit¹⁴.

Verify water and septic feasibility before treating the land as buildable. A new groundwater well generally requires a Colorado permit, subject to exceptions and basin rules⁹. Only 19.8% of county soils are rated without severe conventional drain-field limits¹². Phillips County receives about 17.8 inches of precipitation annually, so confirm a dependable legal water source¹². The effective property-tax rate is about 0.5%, and the median annual property-tax bill is about $1,263¹².

Watch-outs

A single-family home may be exempt from a land-use-change permit while still requiring a Phillips County building permit¹.
Private-land RV occupancy, temporary camping and a countywide minimum dwelling size remain unconfirmed; Harvest Park's campground rules do not apply to private parcels^5,6.
An occupied off-grid structure must have adequate sewage disposal, and public-sewer availability can prevent NCHD from issuing an OWTS permit¹³.

Sources

14 official pages, each quoted and re-checked · written October 10, 2026

Written October 10, 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.

Off-grid gear

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

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Compared with neighboring counties

Like all 6 of its neighbors, Phillips County has countywide zoning.

Rule	Phillips County	Sedgwick County	Yuma County	Logan County	Washington County	Morgan County	Kit Carson County
Building permit	Required	Required	Limited	Required	Required	Required	Limited
County zoning	Yes	Yes	Yes	Yes	Yes	Yes	Yes
Septic permits	NCHD	NCHD	Northeast Colorado Health Dept.	NCHD	Northeast Colorado Health Dept.	NCHD	County Public Health & Env.

Answers from the rulebook for Phillips County

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

Phillips County rules

Building permitRequired
Construction of a single-family dwelling and accessory structures in unincorporated Phillips County.
- A building permit is required before construction.
- A single-family dwelling and incidental accessory uses are exempt from a Land Use Change Permit but remain subject to site development standards.
- The general building-permit rule applies to structures costing more than $1,000 or changing assessed valuation.
cost threshold: > 1000 USD (The Code also applies when the work changes the assessed valuation of the property.)
“The Applicant shall obtain a building permit before construction of a single-family dwelling and accessory structures.”
Phillips County Land Use Code ↗Re-checked Oct 4, 2026
County-wide zoningPresent (with conditions)
Land use regulation (Phillips County Land Use Code) in unincorporated Phillips County
- Single-family dwelling with incidental accessory uses on a single lot needs no land use change permit but does need a building permit
- New or changed agricultural uses are exempt from the land use change permit except activities and structures listed in section 2-102.b.2 of the land use code or where the administrator finds significant impacts
- Home occupations are exempt from the land use change permit if they meet the code's minimum standards
- Land use code PDF could not be opened (HTTP 403 / unreadable), so district details were not read
“phillips county has adopted three classes of land use permits: administrative land use permits, minor land use permits, and major land use permits.”
Planning & Zoning - Phillips County, Colorado ↗Re-checked Nov 12, 2026
Living in an RVAllowed
RV occupancy at the Phillips County Harvest Park RV Campground, 22505 Hwy 385, Holyoke, Colorado.
- The campground has 57 sites with full hookups.
- The campground is open year-round, but water is shut off on Sites #1-25 from October 1 through March 1.
- Rental rates are $35 first day, $30 per day thereafter, $200 per week, or $650 for four weeks.
- Space is first come, first served; check-out is 2:00 pm.
campground sites: 57 sites · four-week rate: 650 USD
“57 total sites, all with full hookups. Open year-round”
Harvest Park RV Campground ↗Re-checked Oct 3, 2026
Camping on your landAllowed
Temporary camping at the Phillips County Harvest Park RV Campground.
- The county page identifies the site as an RV campground and welcomes campers.
- Rental periods are offered for one day, one week, and four weeks.
- Check-out is at 2:00 pm, or an additional day rental fee may be due.
“Rental rates are: $35 first day, $30/day thereafter”
Harvest Park RV Campground ↗Re-checked Oct 3, 2026
Who permits septicLocal (with conditions)
On-site wastewater treatment system permitting and inspection in Phillips County, within the Northeast Colorado Health Department's six-county jurisdiction, for buildings creating wastewater flow that are not connected to a city sewer system.
- A permit is required for any new OWTS or repair of an existing OWTS.
- The rule applies to buildings creating wastewater flow that are not connected to a city sewer system.
- NCHD inspects systems for compliance with regulations approved by the Northeast Colorado Board of Health.
- The NCHD permit form identifies Phillips County as part of the Logan, Phillips, and Sedgwick Counties service area.
- The NCHD page identifies revised OWTS regulations as effective June 15, 2026.
“Onsite Wastewater Treatment System (OWTS), or septic system, permits are required for any building creating wastewater flow in the six counties under NCHD’s jurisdiction that are not connected to a city sewer system. Any new system or repair of an existing system requires a permit from the health department.”
Onsite Wastewater Treatment System ↗Re-checked Oct 5, 2026
2 more reviewed findings on this topic
- Local — OWTS permitting and related environmental-health administration for Phillips County through the Northeast Colorado Health Department.
  “NCHD Logan, Phillips, and Sedgwick Counties: (970) 522-3741 ext. 1262 or 1231”
  Application for a Permit to Install or Repair an On-Site Wastewater Treatment System (OWTS) ↗Re-checked Oct 1, 2026
- Local — On-site wastewater treatment systems in Phillips County, including unincorporated areas and municipalities within the district's territorial limits.
  “These requirements have been adopted by the Northeast Colorado Board of Health pursuant to and under authority contained in the On-site Wastewater Treatment System Act, 25-10-101, et seq. C.R.S. and has designated the Northeast Colorado Health Department to implement these regulations on behalf of the Board of Health.”
  Northeast Colorado Health Department On-Site Wastewater Treatment System Regulations ↗Re-checked Oct 3, 2026
Septic permitRequired
Construction or repair of septic systems in Phillips County.
- An OWTS permit is required to construct or repair a septic system.
- The stated fee is $500.00 for new systems and $500.00 for repair of existing systems.
- A site evaluation, including a percolation test, is necessary.
- Plot plans are required per OWTS Regulations.
new-system fee: 500 USD · existing-system repair fee: 500 USD
“Permit is required to construct or repair a septic system.”
Application for a Permit to Install or Repair an On-Site Wastewater Treatment System (OWTS) ↗Re-checked Oct 3, 2026
Septic inspectionRequired
OWTS site evaluation and soil testing for septic systems in Phillips County.
- Three percolation test holes are required.
- Two soil profile test pits at least 8 feet deep or to bedrock are required.
- At least one soil profile test pit must be evaluated by an Environmental Health Specialist before the system is permitted and installed.
- The applicant or contractor must provide approximately 100 gallons of water 25 feet from the percolation holes.
soil profile pit depth: >= 8 feet (or to bedrock) · percolation holes: 3 holes
“Said pit shall be evaluated by an Environmental Health Specialist”
Application for a Permit to Install or Repair an On-Site Wastewater Treatment System (OWTS) ↗Re-checked Oct 3, 2026
Off-grid sanitationLimited
Sanitary sewage disposal for occupied structures using an OWTS rather than centralized sewer in Phillips County.
- An OWTS permit is required.
- No person may construct or maintain an occupied structure without adequate sanitary sewage-disposal facilities.
- Public sewer availability and feasibility rules apply.
“No person shall construct or maintain any dwelling or other occupied structure which is not equipped with adequate facilities for the sanitary disposal of sewage.”
nchd.org ↗Re-checked Oct 3, 2026
Mandatory utility hookupConditional
Use of OWTS versus public sewer service in Phillips County.
- An OWTS permit must not be issued where a municipality or special district provides public sewer service, unless sewer service is not feasible as determined by that municipality or special district, or the permit is otherwise authorized by it.
“An OWTS permit must not be issued to any person when the subject property is located within a municipality or special district that provides public sewer service, except where such sewer service to the property is not feasible in the determination of the municipality or special district, or the permit is otherwise authorized by the municipality or special district.”
nchd.org ↗Re-checked Oct 3, 2026
Permit feesPublished
OWTS permit fees for Phillips County.
- The cited fee applies to new systems and repairs of existing systems.
new OWTS permit fee: 500 USD · repair OWTS permit fee: 500 USD
“An On-Site Wastewater Treatment System (OWTS) Permit is required to construct or repair a septic system. Fees are $500.00 for new systems and $500.00 for repair of existing systems.”
Application for a Permit to Install or Repair an On-Site Wastewater Treatment System ↗Re-checked Oct 3, 2026
Permit processPublished
OWTS permit process in Phillips County.
- The application requires a plot plan showing the proposed system, structures, property lines, wells, and a future replacement location.
- A site evaluation and percolation test are required.
- Three percolation holes and two soil-profile test pits are required under the cited form.
- The soil-profile pit must be evaluated by an NCHD Environmental Health Specialist before permitting and installation.
“Plot Plans are required per OWTS Regulations. Please attach a Plot Plan indicating the location of the proposed system(s), structures, property lines, and wells. Include locations(s) where a replacement system can be installed for future reference.”
Application for a Permit to Install or Repair an On-Site Wastewater Treatment System ↗Re-checked Oct 3, 2026

Colorado rules that apply here

Owner-builder exemptionConditional
An individual owner performing repair or maintenance work on the owner's property in a Colorado county that has adopted a building-contractor licensing program under C.R.S. § 30-11-125.
- The statute addresses county building-contractor licensing programs and applies to work in unincorporated county areas when a county has adopted such a program.
- The exemption is limited to repair or maintenance work on the individual's own property; it does not establish a statewide exemption for constructing a new residence or for all contractor-regulated work.
- A county may require a building-contractor license for persons engaging in the business of being a building contractor in its unincorporated areas.
- The statute defines a building contractor as a person who, for compensation, directs, supervises, or undertakes work for which a county building permit is required.
- The statute source states that § 30-11-125 was effective August 3, 2007, and was amended effective October 1, 2019.
“Nothing [...] shall be construed to require any individual to hold a license to perform repair or maintenance work on his or her own property”
Colorado Revised Statutes 2026, Title 30, § 30-11-125 ↗Re-checked Oct 3, 2026
2 more reviewed findings on this topic
- Conditional — An individual performing electrical work on the individual's own Colorado property or residence, including a primary residence, under the statewide electrical licensing statute.
  “Nothing in this article 115 [...] require any individual to hold a license”
  Colorado Revised Statutes 2026, Title 12, § 12-115-116 ↗Re-checked Oct 3, 2026
- Conditional — An individual performing plumbing work on the individual's own Colorado property or residence, including a primary residence, under the statewide plumbing licensing statute.
  “Nothing in this article 155 requires an individual to hold a license”
  Colorado Revised Statutes 2026, Title 12, § 12-155-118 ↗Re-checked Oct 3, 2026
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.”
Approved State Building Codes ↗Re-checked Sep 21, 2026
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.”
  Approved State Building Codes ↗Re-checked Sep 9, 2026
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 Code Compliance Policy ↗Re-checked Sep 26, 2026
Certificate of occupancyRequired
Public school buildings and structures of public schools, institute charter schools, charter schools, and junior colleges in Colorado.
- The Board may not occupy or use the building or structure until the Division of Fire Prevention and Control or a Prequalified Building Department issues a Certificate of Occupancy or Temporary Certificate of Occupancy.
- A Temporary Certificate of Occupancy may be issued only if immediate occupancy is required and appropriate inspections, including fire inspections, indicate no life-safety issues.
- A Temporary Certificate of Occupancy expires ninety days after issuance; if it is not renewed and a permanent Certificate of Occupancy is not issued, the building must be vacated upon expiration.
temporary certificate expiration: 90 days after date of issuance (If no renewal is issued and no permanent Certificate of Occupancy is issued, the building shall be vacated upon expiration.)
“The Board shall not occupy or use a public school building or structure until a Certificate of Occupancy or a Temporary Certificate of Occupancy has been issued by Division, or the Prequalified Building Department.”
8 CCR 1507-30, Code Enforcement and Certification of Inspectors for Public Schools, Charter Schools and Junior Colleges ↗Re-checked Nov 4, 2026
One more reviewed finding on this topic
- Limited — Licensed health facilities in Colorado subject to 8 CCR 1507-31.
  “The Business Entity will not occupy or use a Health Facility or portion thereof for the provision of services until a completed and closed Permit, Certificate of Compliance, a Certificate of Occupancy or a Temporary Certificate of Occupancy has been issued by Division and/or the local building department.”
  8 CCR 1507-31, Building, Fire, and Life Safety Code Enforcement and Certification of Inspectors for Health Facilities Licensed by the State of Colorado ↗Re-checked Nov 4, 2026
Minimum dwelling sizeDistrict specific (with conditions)
County zoning, developmental, use, aesthetic, or historical standards governing factory-built or manufactured housing and comparable existing or new site-built housing in a county specific use district.
- The state rule permits, rather than itself establishes, county standards.
- The standards must be applicable to existing similar housing or structures or new site-built housing within the county's specific use district.
- The statewide source supplies no numeric minimum floor-space requirement.
“Nothing in this subsection (3) prevents a county from enacting any zoning, developmental, use, aesthetic, or historical standard, including, but not limited to, requirements relating to permanent foundations, minimum floor space, unit size or sectional requirements, and improvement location, side yard, and setback standards to the extent that such standards or requirements are applicable to existing similar housing or structures or new site-built housing within the specific use district of the county.”
olls.info ↗Re-checked Nov 4, 2026
Minimum lot sizeDistrict specific (with conditions)
County zoning regulations for unincorporated Colorado; the state statute authorizes local district-specific lot-size rules but does not prescribe one statewide minimum.
- Applies to portions of counties outside incorporated cities and towns.
- Actual minimum lot sizes must be obtained from the applicable county zoning resolution and district map.
- Colorado's official planning guidance states that most zoning decisions are driven by local governments, not the state.
“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.”
Land Use Planning and Regulation in Colorado ↗Re-checked Sep 21, 2026
SetbacksDistrict specific (with conditions)
County zoning, developmental, use, aesthetic, or historical standards governing factory-built or manufactured housing and comparable existing or new site-built housing in a county specific use district.
- The state rule permits, rather than itself establishes, county setback and side-yard standards.
- The standards must be applicable to existing similar housing or structures or new site-built housing within the county's specific use district.
- The statewide source supplies no numeric setback.
“Nothing in this subsection (3) prevents a county from enacting any zoning, developmental, use, aesthetic, or historical standard, including, but not limited to, requirements relating to permanent foundations, minimum floor space, unit size or sectional requirements, and improvement location, side yard, and setback standards to the extent that such standards or requirements are applicable to existing similar housing or structures or new site-built housing within the specific use district of the county.”
olls.info ↗Re-checked Nov 4, 2026
Lot coverageDistrict specific (with conditions)
County zoning plans for all or part of a county's unincorporated territory.
- A county planning commission may make the zoning plan, and must do so when ordered by the board of county commissioners.
- The provision concerns the unincorporated territory within a county.
- The statewide source supplies no numeric maximum lot-coverage percentage.
“The county planning commission of any county may, and upon order by the board of county commissioners in any county having a county planning commission shall, make a zoning plan for zoning all or any part of the unincorporated territory within such county, including both the full text of the zoning resolution and the maps, and representing the recommendations of the commission for the regulation by districts or zones of the location, height, bulk, and size of buildings and other structures, percentage of lot which may be occupied, the size of lots, courts, and other open spaces, the density and distribution of population, the location and use of buildings and structures for trade, industry, residence, recreation, public activities, or other purposes, access to sunlight for solar energy devices, and the uses of land for trade, industry, recreation, or other purposes.”
olls.info ↗Re-checked Nov 4, 2026
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”
Colorado Revised Statutes 2024, Title 31 — Government - Municipal ↗Re-checked Sep 9, 2026
Tiny homesLimited
Tiny homes (on a permanent chassis) built under DOH rules, 8 CCR 1302-14, and used as long-term dwellings in Colorado
- Applies to DOH-certified tiny homes on a permanent chassis; they are distinct from tiny houses (permanent or temporary foundation) and from RV park models.
- Manufacturers must submit plans to DOH or an authorized third-party agency for approval before construction.
- Tiny homes are certified for the specific site location and may be installed elsewhere only where design criteria are the same or less stringent.
- Fire suppression and wildfire mitigation are per local jurisdiction.
- The page does not address local zoning, which still governs where they may be sited; county/municipal zoning not researched here.
“Every manufactured home, as defined by sections 24-32-3302(20), C.R.S., to include a “multi-family structure” as defined in Rule 1.18, or a tiny home as defined by section 24-32-3302(35), C.R.S., that is installed at a temporary or permanent location and is designed and commonly used for occupancy by persons for residential purposes, must display a certificate of installation (insignia) issued by the Division of Housing or an authorized party, certifying that the unit is installed in compliance with the manufacturer’s instructions or the Manufactured Housing Installation Standards adopted by the Division in rules 2.12 through 2.15.”
Consumers of Manufactured Homes and Tiny Homes - HUD, Colorado Division of Housing ↗Re-checked Nov 6, 2026
One more reviewed finding on this topic
- Allowed (with conditions) — Colorado Division of Housing-regulated tiny homes intended for residential occupancy and long-term living.
  “Tiny homes are approved for long term living”
  Consumers of Manufactured Homes and Tiny Homes - HUD ↗Re-checked Sep 9, 2026
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.”
Consumers of Manufactured Homes and Tiny Homes - HUD ↗Re-checked Sep 21, 2026
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”
HB24-1152 Accessory Dwelling Units ↗Re-checked Sep 9, 2026
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.”
Water Administration ↗Re-checked Sep 9, 2026
Agricultural exemptionConditional
Buildings or structures used solely to shelter agricultural implements, farm products, livestock, or poultry, in a county designated area after that county has adopted a building code.
- The county board is authorized to except these buildings or structures from its building code.
- The exception applies only when the structure is used for the sole purpose stated in the statute.
- The permit provision applies after county building-code adoption and in the designated area.
- The county building-code authority applies outside incorporated cities and towns.
“After the adoption of the building code, it shall be unlawful to erect, construct, reconstruct, alter, or remodel any structure, dwelling, or building in the designated area, except buildings or structures used for the sole purpose of providing shelter for agricultural implements, farm products, livestock, or poultry without first obtaining a building permit from the county building inspector.”
Title 30 - Government - County - Colorado Revised Statutes 2026 ↗Re-checked Nov 4, 2026
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).”
Colorado Revised Statutes 2024, Title 30—Government—County ↗Re-checked Sep 21, 2026
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.”
Access Permits | Frequently Asked Questions ↗Re-checked Sep 21, 2026
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.”
SB24-179 Floodplain Management Program ↗Re-checked Sep 9, 2026
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.”
Short-term Rental Regulation ↗Re-checked Sep 9, 2026
Campground & park staysLimited
Camping occupancy in Colorado state parks, including a motorized vehicle towing a camping trailer.
- All Colorado state parks are reservation only.
- The maximum stay is 14 days per park during any 28-day period; a violation may result in a citation, removal from the park, and retention of camping fees.
- One camping unit with up to six people is allowed per campsite. More than six people require another booked site.
- An allowable combination is one motorized vehicle towing a camping trailer and one tent if space allows; if space permits, one additional passenger vehicle and/or motorcycle may be parked at the campsite.
- Colorado describes most land-use decisions, including adoption of zoning, as driven by local governments rather than the state; this state-park rule does not establish private-land RV occupancy rules.
maximum stay: 14 days (per park during any 28-day period) · lookback period: 28 days (for the per-park maximum stay) · maximum people per campsite: <= 6 people (one camping unit)
“There is a 14-day maximum stay allowed per park during any 28-day period.”
Camping | Colorado Parks and Wildlife ↗Re-checked Nov 4, 2026
3 more reviewed findings on this topic
- Allowed (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.
  “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”
  Title 33 - Parks and Wildlife - Colorado Revised Statutes 2024 ↗Re-checked Sep 21, 2026
- Limited — Temporary camping in Colorado state parks.
  “One camping unit with up to six people is allowed per campsite.”
  Camping | Colorado Parks and Wildlife ↗Re-checked Nov 4, 2026
- Limited — Tiny homes on a permanent chassis (as defined by the Colorado Division of Housing), as distinct from tiny houses on a foundation and RV park models
  “tiny homes are approved for long-term use similar to modulars, hud code homes, and mobile homes.”
  Consumers of Manufactured Homes and Tiny Homes - HUD | Division of Housing ↗Re-checked Nov 6, 2026
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”
Colorado Revised Statutes 2025 Title 30 Government - County ↗Re-checked Sep 21, 2026
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”
Colorado Revised Statutes 2025 Title 30 Government - County ↗Re-checked Sep 21, 2026

Still unanswered

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

Local zoning — Municipal zoning within Phillips County (Holyoke, Haxtun, Paoli, others)
Zoning districts — Published zoning districts or zoning maps for unincorporated Phillips County.

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 Phillips 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 ↗

Northern High Plains Designated Ground Water Basinmajority of county
New large-capacity wells need a Colorado Ground Water Commission permit and are allocated on an allowable 100-year water-level decline; in over-allocated management districts new large-capacity permits are effectively unavailable. Household/exempt small-capacity wells still allowed.
Colorado DWR / Ground Water Commission — Designated Basins ↗

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 Phillips County, Colorado

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

Phillips County scores 42/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 469 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: thin water margin (17.8″/yr rainfall) and elevated current hazard exposure.

How much does land cost in Phillips County, Colorado?

Land in Phillips County runs about $2,779 per acre, based on the latest county data.

What is the water situation in Phillips County?

Phillips County gets about 17.8" of rain a year, with severe drought in roughly 18.2% of years. On water rights, Phillips County lies in the Northern High Plains Designated Ground Water Basin — New large-capacity wells need a Colorado Ground Water Commission permit and are allocated on an allowable 100-year water-level decline; in over-allocated management districts new large-capacity permits are effectively unavailable. Household/exempt small-capacity wells still allowed..

How remote is Phillips County?

A representative private-land location has about 469 people within a 30-minute drive and 152,322 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

Building permits, zoning and land rules in Phillips County, Colorado