Bolthole Index

Phillips County, Colorado

Building permits, zoning and septic rules in Holyoke, Colorado

Inside Holyoke, Colorado, a building permit is required before any building is erected, moved or structurally altered, and the city issues it through its zoning enforcement officer1. The city adopts and enforces its own zoning in Title 172. Septic permits are not a city matter: the Northeast Colorado Health Department handles them for Phillips County3.

At a glance

Building permit
Required inside Holyoke; issued by the zoning enforcement officer1
Zoning
City zoning (Title 17) applies inside city limits2
Building code
2018 International Residential Code, with city amendments4
Septic
Northeast Colorado Health Department; inside the city, public sewer connection may be required instead35
Manufactured homes
Allowed on private lots as an outright use, on a permanent engineered foundation6
Minimum dwelling size
Depends on district; R-E requires 1,000 sq ft per dwelling structure7
Permit fee
Set by city council in a fee schedule8
Floodplain
Special flood hazard area development must comply with the flood chapter9

Who to call

Building permits

City of Holyoke, building permits (City Business Office)

Contact point for building permits inside Holyoke city limits

970-854-2266

[email protected]

407 East Denver, Holyoke, CO 80734

Zoning

Holyoke zoning enforcement officer (Title 17, Zoning)

Issues building permits inside the city and enforces zoning

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 16, 2026.

Off-grid gear

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

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Do you need a building permit in Holyoke, Colorado?

Yes. Holyoke's code says no building may be erected, moved or structurally altered without a permit from the zoning enforcement officer1. The permit must conform to the zoning title unless the board of variance adjustment has granted a variance2.

Small jobs are exempt: one-story detached accessory structures up to 120 square feet, certain decks up to 120 square feet, and like-for-like window and door replacement1. Applications need scale drawings showing the plot plan, floor plan, height and sizes of every proposed building10. The fee is set by city council in a fee schedule8; ask the city office for the current amount.

Holyoke adopted the 2018 International Residential Code for one- and two-family dwellings and townhouses, with city amendments such as deleting the sprinkler section4.

Who issues building permits in Holyoke, and how do you reach them?

The City of Holyoke issues building permits inside city limits through its zoning enforcement officer11. The city's contact page lists building permits at 407 East Denver, Holyoke, CO 80734, phone 970-854-226612.

Building permits for land outside the city limits are a Phillips County matter, not a city one; see the Phillips County page for unincorporated land. The city's inspection and certificate-of-occupancy steps are not spelled out in the code sections we reviewed, so ask the city office what inspections it will require.

Does Holyoke have zoning, and what does it mean for homes and setbacks?

Holyoke adopts and enforces its own zoning in Title 17 for land inside city limits2. Rules differ by district.

In the R-E district a dwelling needs at least 1,000 square feet and a lot of at least 10,500 square feet713. In R-1 the minimums are 700 square feet and 7,000 square feet1415. In R-2 a dwelling structure needs 700 square feet on a lot of at least 6,000 square feet1617.

Setbacks for a principal building in R-E are 30 feet front, 10 feet side and 20 feet rear18. R-2 allows 20 feet front and 5 feet side19. Principal buildings may reach 30 feet in R-E and 35 feet in R-12021.

Manufactured homes are allowed on private lots as an outright use if they are residential-only, follow the zoning ordinance, and sit on a permanent engineered foundation6.

How do septic permits work in Holyoke?

Septic permits in Phillips County come from the Northeast Colorado Health Department, which the county's board of health designated to implement the on-site wastewater regulations3. A permit is required to construct or repair a septic system22, and a site evaluation including a percolation test comes first23.

Inside Holyoke the first question is whether public sewer reaches your lot. The city requires owners of buildings used for human occupancy to connect to a public sewer within 90 days of official notice when it lies within 400 feet of the property line5. The health department's rules also bar an OWTS permit where a municipality provides public sewer service, unless the municipality finds sewer not feasible or otherwise authorizes it24.

We could not confirm how septic exceptions inside the city work. Call the Northeast Colorado Health Department and the City of Holyoke before planning any septic system on a city lot. Wells are covered separately: every new well that diverts groundwater needs a state well permit25.

Can you live in an RV or tiny home in Holyoke?

We could not confirm whether Holyoke allows living in an RV on a private lot; only the travel trailer park provisions were found, so ask the zoning enforcement officer before parking one on a city lot. Outside the city, Phillips County runs the Harvest Park RV Campground near Holyoke with 57 sites, all with full hookups, open year-round26.

Colorado allows state-approved tiny homes for long-term living, but they must meet local zoning requirements27. Holyoke's own tiny-home rule was not confirmed, so check with the city before buying a lot for one.

Building a home in Holyoke: the steps, in order

  1. Confirm the lot's zoning district and its minimum lot size, dwelling size and setbacks under Title 172.
  2. Find out whether public sewer is within reach of the lot, since city sewer connection may be required5.
  3. Prepare scale drawings with plot plan, floor plan, height and sizes10.
  4. Apply for the building permit with the City of Holyoke and pay the scheduled fee8.
  5. If the lot is in the special flood hazard area, plan for compliance with the flood chapter, including elevating the lowest floor of a residence one foot above base flood elevation9.
  6. If the lot has no sewer, apply to the Northeast Colorado Health Department for an OWTS permit22.

What stays with Phillips County, and what to check before you buy

The city's rules apply inside Holyoke; land outside city limits falls under Phillips County. Septic permitting runs through the Northeast Colorado Health Department for the whole county3.

Before buying, confirm the lot's district, whether it lies in a flood zone9, and whether the city sewer is available5. Phillips County's typical home value is about $266,753 and its effective property tax rate is about 0.5%2829.

Watch-outs

  • Holyoke's code sections we reviewed did not state inspection, certificate-of-occupancy or owner-builder rules, so ask the City of Holyoke office at 970-854-2266 before you build12.
  • Holyoke's city code addresses septic tanks inside the city, and we could not confirm which exceptions apply, so call the Northeast Colorado Health Department before assuming a septic permit is available on a city lot23.
  • Rules for accessory dwelling units, short-term rentals and driveway access inside Holyoke were not confirmed; ask the zoning enforcement officer11.

Sources

  1. Holyoke Code Sec. 17.44.020 Building permit—Conformance with provisions required (Holyoke), quoted and re-checked
  2. Holyoke Code Sec. 17.44.020 Building permit—Conformance with provisions required (Holyoke), quoted and re-checked
  3. Northeast Colorado Health Department On-Site Wastewater Treatment System Regulations, quoted and re-checked
  4. Holyoke Code Sec. 15.08.010 International Residential Code adopted (Holyoke), quoted and re-checked
  5. Holyoke Code Sec. 13.12.020 Use of public sewers required (Holyoke), quoted and re-checked
  6. Holyoke Code Sec. 15.30.020 Conditions for permitted use (Holyoke), quoted and re-checked
  7. Holyoke Code Sec. 17.16.110 Density and setback requirements—Residential districts (Holyoke), quoted and re-checked
  8. Holyoke Code Sec. 17.44.050 Building permit—Fee (Holyoke), quoted and re-checked
  9. Holyoke Code Sec. 15.36.290 Compliance (Holyoke), quoted and re-checked
  10. Holyoke Code Sec. 17.44.040 Building permit—Scale drawings required (Holyoke), quoted and re-checked
  11. Holyoke zoning enforcement officer (Title 17, Zoning) (library.municode.com)
  12. City of Holyoke, building permits (City Business Office) (cityofholyoke-co.gov)
  13. Holyoke Code Sec. 17.16.110 Density and setback requirements—Residential districts (Holyoke), quoted and re-checked
  14. Holyoke Code Sec. 17.16.110 Density and setback requirements—Residential districts (Holyoke), quoted and re-checked
  15. Holyoke Code Sec. 17.16.110 Density and setback requirements—Residential districts (Holyoke), quoted and re-checked
  16. Holyoke Code Sec. 17.16.110 Density and setback requirements—Residential districts (Holyoke), quoted and re-checked
  17. Holyoke Code Sec. 17.16.110 Density and setback requirements—Residential districts (Holyoke), quoted and re-checked
  18. Holyoke Code Sec. 17.16.110 Density and setback requirements—Residential districts (Holyoke), quoted and re-checked
  19. Holyoke Code Sec. 17.16.110 Density and setback requirements—Residential districts (Holyoke), quoted and re-checked
  20. Holyoke Code Sec. 17.16.110 Density and setback requirements—Residential districts (Holyoke), quoted and re-checked
  21. Holyoke Code Sec. 17.16.110 Density and setback requirements—Residential districts (Holyoke), quoted and re-checked
  22. Application for a Permit to Install or Repair an On-Site Wastewater Treatment System (OWTS), quoted and re-checked
  23. Northeast Colorado Health Department, Logan, Phillips & Sedgwick Counties (nchd.org)
  24. nchd.org, quoted and re-checked
  25. Water Administration (Colorado statewide rule), quoted and re-checked
  26. Harvest Park RV Campground, quoted and re-checked
  27. Consumers of Manufactured Homes and Tiny Homes - HUD (Colorado statewide rule), quoted and re-checked
  28. Typical home value (Zillow): Bolthole Index county data
  29. Effective property tax rate: Bolthole Index county data

Written October 16, 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.

Answers from the rulebook for Holyoke

Holyoke’s own rules

  • Building permitRequired

    Erecting, moving or structurally altering buildings in Holyoke city

    • Permit must conform to zoning title or have a variance.
    • Exempt: one-story detached accessory structures not exceeding 120 sq ft; certain decks not exceeding 120 sq ft; like-for-like window and door replacement (Sec. 15.08.020).

    exempt accessory structure floor area: <= 120 sq ft (one-story detached)

    “No building shall be erected, moved or structurally altered unless a permit therefor has been issued by the zoning enforcement officer”
  • Building code adoptedAdopted

    Detached one- and two-family dwellings and townhouses in Holyoke city

    • Amended by Sec. 15.08.020: R313 sprinkler section deleted, flood hazard section 104.10.1 deleted, N1102.4.1.2 testing deleted, permit exemptions modified.

    code edition: IRC 2018 (as modified by Sec. 15.08.020)

    “section r313, automatic fire sprinkler systems, is deleted in its entirety.”
  • Local zoningPresent

    Land inside Holyoke city limits; the city adopts and enforces Title 17 Zoning

    • Permits issued by the zoning enforcement officer; variances via board of variance adjustment.
    “no permit shall be issued unless the building or structure proposed is in full conformance with this title, except in those instances where a permit has been granted for a variance by the board of variance adjustment.”
  • Minimum dwelling sizeDistrict specific (with conditions)

    R-2 district, inside Holyoke city

    • Per dwelling structure 700 sq ft; per dwelling unit 400 sq ft.

    minimum floor area per dwelling structure: >= 700 sq ft · minimum floor area per dwelling unit: >= 400 sq ft

    “minimum floor area (sq. ft.) per dwelling structure 1,000 700 700 per dwelling unit nr nr 400”
    2 more reviewed findings on this topic
  • Minimum lot sizeDistrict specific (with conditions)

    R-1 district, inside Holyoke city

    • Minimum lot width 50 ft.

    minimum lot area per dwelling structure: >= 7000 sq ft · minimum lot width: >= 50 feet

    “minimum lot area (sq. ft.) per dwelling structure 10,500 7,000 6,000 per dwelling unit nr nr 1,500 minimum lot width (feet) per dwelling structure 75 50 50”
    2 more reviewed findings on this topic
  • SetbacksDistrict specific (with conditions)

    R-1 district, inside Holyoke city

    • Corner lot street side 15 ft for all buildings.
    • New buildings/additions with lesser setbacks must align with existing buildings (17.16.110(b)).

    front yard principal: >= 30 feet · front yard accessory: >= 45 feet · side yard principal: >= 10 feet · side yard accessory: >= 5 feet · rear yard principal: >= 20 feet

    “minimum front yard setback (feet) principal building 30 30 20 accessory building 60 45 45 minimum side yard setback (feet) principal building 10 10 5 accessory building 5 5 3 all buildings on street side of corner lots 15 15 15 minimum rear yard setback (feet) principal building 20 20 20”
    2 more reviewed findings on this topic
    • District specific (with conditions) — R-E district, inside Holyoke city
      “minimum front yard setback (feet) principal building 30 30 20 accessory building 60 45 45 minimum side yard setback (feet) principal building 10 10 5 accessory building 5 5 3 all buildings on street side of corner lots 15 15 15 minimum rear yard setback (feet) principal building 20 20 20”
    • District specific (with conditions) — R-2 district, inside Holyoke city
      “minimum front yard setback (feet) principal building 30 30 20 accessory building 60 45 45 minimum side yard setback (feet) principal building 10 10 5 accessory building 5 5 3 all buildings on street side of corner lots 15 15 15 minimum rear yard setback (feet) principal building 20 20 20”
  • Building heightDistrict specific (with conditions)

    R-1 district, inside Holyoke city

    max height principal building: <= 35 feet · max height accessory building: <= 15 feet

    “maximum height of buildings (feet) principal building 30 35 35 accessory building 15 15 25”
    2 more reviewed findings on this topic
  • Manufactured homesAllowed (with conditions)

    Manufactured homes on private lots in Holyoke city

    • Occupied only as a residential use.
    • Subject to all provisions of the zoning ordinance.
    • Attached to a permanent engineered foundation.
    • Exterior covered with material customarily used on other dwellings approved by building official and/or zoning enforcement officer.
    • Flood zones A1-30, AH, AE require elevation per Sec. 15.36.590.
    “a manufactured home as described in this chapter will be allowed on private lots as an outright use, provided that the manufactured home shall be: (1) occupied only as a residential use; (2) be subject to all the provisions of the zoning ordinance applicable to city; (3) be attached to a permanent engineered foundation as described herein; (4) be covered with an exterior material customarily used on other dwellings approved by the building official and/or zoning enforcement officer.”
  • Mandatory utility hookupSewer (with conditions)

    Buildings used for human occupancy abutting a street, alley or right-of-way with a public sanitary sewer in Holyoke city

    • Connection due within 90 days after official notice.
    • Applies only if the public sewer is within 400 feet of the property line.
    • Water connection rule not found.

    max distance to sewer: <= 400 feet · connection deadline after notice: <= 90 days

    “is required at the owner's expense to install suitable toilet facilities therein and to connect such facilities directly with the proper public sewer in accordance with the provisions of this chapter, within 90 days after the date of official notice to do so, provided that said public sewer is within 400 feet of the property line.”
  • Building in a floodplainRequired

    Development in the special flood hazard area inside Holyoke city

    • Residential lowest floor must be elevated one foot above base flood elevation (Sec. 15.36.590).
    • Floodplain development permit under Sec. 15.36.450 (not retrieved).
    “No structure or land shall hereafter be located, altered, or have its use changed within the special flood hazard area without full compliance with the terms of this chapter”
  • Permit feesVariable (with conditions)

    Building permit fees in Holyoke city

    • Fee amount is set by city council action in a fee schedule that was not retrieved.
    “The fee shall be as set from time to time by action of the city council and set out in the fee schedule.”
  • Permit processPartial

    Building permit applications in Holyoke city

    • Permit issued by zoning enforcement officer; fee payable on application.
    “All applications for building permits must be accompanied by drawings to scale showing the plot plan and location, floor plan, height, and sizes of all proposed buildings”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Holyoke or Phillips County directly.

  • Owner-builder exemption — Owner-builder exemption in Holyoke city
  • Inspections — Inspections of construction in Holyoke city
  • Certificate of occupancy — Certificate of occupancy in Holyoke city
  • Lot coverage — Lot coverage in Holyoke city
  • Living in an RV — RV occupancy on private lots in Holyoke city
10 more unanswered
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Well permit
  • Agricultural exemption
  • Driveway access
  • Short-term rentals

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.

Unanswered questions are usually a sign that Holyoke publishes no rule on the point, not that none exists. Phillips County’s page lists the county offices to call.

← All of Phillips County: county rules, score and offices