Bolthole Index

Valley County, Idaho

Building permits, zoning and land rules in Valley County, Idaho

61Index Score / 100
#23 of 44 in Idaho

Valley County, Idaho requires a building permit before regulated construction, alteration, repair, movement, demolition or a change of occupancy in the county Building Department's jurisdiction1. County-administered land is zoned, and Central District Health handles onsite septic permits23. Separate state permits apply to electrical, plumbing and HVAC work4.

At a glance

Building permit
Required before regulated work in the Valley County Building Department jurisdiction1
Zoning
Yes; county-administered land uses one performance-based Multiple Use zone2
Septic permits
Central District Health serves Valley County from its McCall office3
RV sites
Rental camping or RV sites require a conditional use permit; other multi-unit RV arrangements may also require land-use approval5
Tiny homes
A tiny home requires a full building permit; no general minimum dwelling size was confirmed1
Owner-builder
No general exemption from the county building-permit requirement was confirmed; ask the Building Department1
Wells
Obtain an Idaho Department of Water Resources drilling permit before drilling6
Driveway access
New public-road approaches require approval; state-highway approaches require an ITD encroachment permit78

Who to call

Building permits

Valley County Building Department

Building permits, plan review and building inspections in the department's jurisdiction

208-382-7114

[email protected]

700 South Main Street, PO Box 1350, Cascade, ID 83611

Planning & zoning

Valley County Planning & Zoning Department

Zoning, land-use permits, addressing, building-permit review and floodplain determinations

(208) 382-7115

[email protected]

700 South Main Street, PO Box 1350, Cascade, ID 83611

Septic permits

Central District Health, McCall / Valley County

Onsite wastewater and septic services for Valley County

208-634-7194

703 1st St., McCall, ID 83638

Contact details are copied from each office’s official page and were checked against it on September 27, 2026.

Do you need a building permit in Valley County, Idaho?

Yes. Valley County requires a permit before constructing, enlarging, altering, repairing, moving or demolishing a code-regulated building or structure, or changing its occupancy, within the county Building Department's jurisdiction1. Shops, garages and tiny homes require full building permits, and structures over 3 feet tall require permits1. The county administers the 2018 International Residential Code, 2018 International Building Code and 2018 International Energy Conservation Code under its adopted program9. Idaho separately requires permits whenever electrical, plumbing or HVAC work is performed4. County projects proceed through excavation, footing, foundation, sheathing, framing, insulation and final inspections as applicable, with at least 24 hours' advance notice for an inspection request10. State trade inspections must be approved before the county can complete its final inspection10.

Who issues Valley County building permits, and how do you reach them?

The Valley County Building Department issues building permits and performs plan review and inspections within its jurisdiction11. The office is at 700 South Main Street, PO Box 1350, Cascade, ID 83611; call 208-382-7114 or email [email protected]11. Applications currently must be mailed or delivered to the Cascade office because the department does not accept permit applications by email1112. A complete application includes the owner's signature, plans, structural calculations and site plans, and the county estimates processing at approximately 2 to 8 weeks depending on workload12. Plan-review charges are added to permits, while electrical, plumbing and HVAC fees are assessed by Idaho13. Planning & Zoning reviews building permits and handles zoning questions from its office at the same address; call (208) 382-711514. Ask both offices which jurisdiction controls the parcel if it is in or near a city or area of city impact9.

Does Valley County have zoning?

Yes. Valley County uses one performance-based land-use zone, Multiple Use, in the county-administered jurisdiction2. Agriculture, including timber, and single-family residences are identified as allowed uses, while most other uses require a permit under Valley County Code Title 92. Residential setbacks are measured from the building eave: 20 feet from front or back property lines, 7.5 feet from side property lines and 30 feet from the high-water line; the setback from State Highway 55 is 100 feet15. Subdivision covenants may be stricter, and the more restrictive setback controls15. For new subdivisions and conditional-use parcels, minimum lot size varies with water and sewage service; a parcel using both an individual well and individual septic system has a 1-acre standard16. Valley County materials do not establish a general minimum dwelling size, so ask Planning & Zoning before relying on a tiny-home floor plan14.

How do septic permits work in Valley County?

Central District Health administers onsite sewage permits for Valley County from its McCall office at 703 1st St., McCall, ID 83638; call 208-634-7194317. Idaho's public health districts administer the statewide individual and subsurface sewage-disposal rules under an agreement with Idaho DEQ18. Valley County Planning & Zoning certifies parcel approval for Central District Health septic applications, so land-use review and septic review connect before construction14. Idaho may deny an onsite-system permit when public or central wastewater treatment is reasonably accessible19. State rules require a final installation inspection before a new system receives wastewater, and required preparation calls for at least 48 hours' advance notice, excluding weekends and holidays20. Only 0.1% of mapped county soils are rated without severe limitations for a conventional drain field, so arrange a site evaluation before assuming a standard system will work21.

Can you live in an RV or tiny home on land in Valley County?

Valley County's rules clearly require a full building permit for a tiny home in the Building Department's jurisdiction1. The county materials do not establish a general minimum dwelling size, so confirm the proposed home's dimensions, foundation, utilities and occupancy path with Planning & Zoning and the Building Department before ordering it1411. Valley County requires a conditional use permit when private sites are rented for RVs, camping or glamping5. Some small recreational-vehicle campground arrangements may use an administrative permit, while larger arrangements require a conditional use permit5. Those campground rules do not answer whether one owner may occupy one RV on private land while building, and no general private-land RV occupancy rule was confirmed; ask Planning & Zoning before using an RV as temporary or permanent housing14. No general owner-builder or agricultural exemption from the county building-permit requirement was confirmed, so ask the Building Department rather than assuming either status waives a permit11.

Building a home in Valley County: the steps, in order

  1. Confirm the parcel's zoning, setbacks, legal access and any subdivision covenants with Valley County Planning & Zoning1415.
  1. Arrange Central District Health's septic review early because only 0.1% of mapped county soils are rated without severe limitations for a conventional drain field1721.
  1. Obtain an Idaho Department of Water Resources drilling permit before drilling a well6.
  1. Secure driveway approval for a new public-road approach; an approach onto a state highway also requires an Idaho Transportation Department encroachment permit78.
  1. Deliver or mail the signed building application, plans, structural calculations and site plans to the Valley County Building Department1211.
  1. Obtain the separate state electrical, plumbing and HVAC permits required for that work4.
  1. Schedule county inspections with at least 24 hours' notice and complete state trade finals before the county final inspection10.

What should you check before buying land in Valley County?

Start with buildability: only 16.1% of Valley County land has a slope of 15% or less, and only 0.1% of mapped soils are rated without severe limitations for a conventional septic drain field2221. Federal ownership covers 87.8% of the county, so verify that the parcel has documented legal access rather than assuming a nearby road or trail creates private access23. A new approach from a public road requires county approval, and a connection to State Highway 55 requires state encroachment approval78. Confirm floodplain status with Planning & Zoning, which handles county floodplain determinations14. Annual precipitation averages about 35 inches, while severe drought has occurred in 8.6% of years2425. The effective property-tax rate is about 0.3%, with a median annual bill of about $1,778, but verify the parcel's current assessment and exemptions before closing2627.

Watch-outs

  • Valley County permit applications currently must be mailed or delivered to the Cascade office; the Building Department does not accept applications by email11.
  • Only 0.1% of mapped Valley County soils are rated without severe limitations for a conventional septic drain field, so do not price the project before a site evaluation21.
  • An RV campground approval does not by itself answer whether one owner can live in one RV while building; ask Valley County Planning & Zoning before moving an RV onto the parcel14.
  • Subdivision covenants may impose stricter setbacks than the county standards, and the more restrictive setback applies15.

Sources

  1. Building Permit FAQs, quoted and re-checked
  2. P&Z Summary / General Information, quoted and re-checked
  3. Central District Health - Water, Septic & Subdivisions (2026 county census)
  4. Frequently Asked Questions (FAQs) - Division of Occupational and Professional Licenses (Idaho statewide rule), quoted and re-checked
  5. P&Z Summary / General Information, quoted and re-checked
  6. Wells Overview (Idaho statewide rule), quoted and re-checked
  7. Application Instructions, quoted and re-checked
  8. Types of Right-of-Way Encroachment Permits (Idaho statewide rule), quoted and re-checked
  9. Building, quoted and re-checked
  10. Inspection Requirements, quoted and re-checked
  11. Valley County Building Department (valleycountyid.gov)
  12. Building Permit FAQs, quoted and re-checked
  13. Application Instructions, quoted and re-checked
  14. Valley County Planning & Zoning Department (valleycountyid.gov)
  15. Inspection Requirements — Setbacks / Information, quoted and re-checked
  16. P&Z Summary / General Information — Minimum Valley County Standards, quoted and re-checked
  17. Central District Health, McCall / Valley County (cdh.idaho.gov)
  18. Septic and Septage (Idaho statewide rule), quoted and re-checked
  19. IDAPA 58.01.03 Individual/Subsurface Sewage Disposal Rules (Idaho statewide rule), quoted and re-checked
  20. IDAPA 58.01.03 Individual/Subsurface Sewage Disposal Rules (Idaho statewide rule), quoted and re-checked
  21. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  22. Share of land at 15% slope or less: Bolthole Index county data
  23. Federal land share: Bolthole Index county data
  24. Annual precipitation: Bolthole Index county data
  25. Share of years in severe drought: Bolthole Index county data
  26. Effective property tax rate: Bolthole Index county data
  27. Median property tax bill: Bolthole Index county data

Written September 27, 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.

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County locator

Valley County in Idaho

61
County map
Valley County highlighted among the Idaho counties · colored by Index score

How Valley County scores

Seclusion89100% ev.
Self-Sufficiency42100% ev.
Admin Boringness3890% ev.
Durability37100% ev.
Property Autonomy90100% ev.
Carry Cost67100% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$683kTypical home
0.3%Property tax
$3,900Land / acre
35"Annual rain
8.6% of yrsSevere drought
0.2 / yr (+0.2)Mid-century 100°F days
23.3 daysMid-century dry spell
1.73" (+6.7%)Mid-century 1-day rain
1.22×Wildfire change factor
100%Forward climate coverage
$1,824Home insurance / yr
6.5% / yrInsurance growth
1.17%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
4,304Radius comparison (15 mi)
3.4People / sq mi
87.8%Federal land
16.1%Land at 15% slope or less
0.1%Septic soil without severe limits
962 acWorkable land screen
66.1%Wooded land
22.7 tonsBiomass / forest ac
39.7°FAvg temp

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Answers from the rulebook for Valley County

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

Valley County rules

  • Building permitRequired

    Construction, enlargement, alteration, repair, movement, demolition, or occupancy change of code-regulated buildings and structures in the Valley County Building Department jurisdiction.

    • A building permit must be obtained before the regulated work is performed.
    • Structures over 3 feet tall require a permit; shops, garages, and tiny homes require a full building permit.
    “A building permit is required to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure”
  • Building code adoptedAdopted (with conditions)

    Valley County Building Department jurisdiction.

    • The Building Department does not cover McCall, Cascade, or Donnelly.
    • The listed codes are effective/adopted as of January 1, 2021.

    residential code: 2018 International Residential Code · building code: 2018 International Building Code · energy code: 2018 International Energy Conservation Code · effective date: 2021-01-01

    “As of January 1, 2021, the Valley County Building Department's adopted BUILDING CODES are:”
  • InspectionsRequired

    County building projects subject to Valley County building permits.

    • Required inspections include excavation, footing, foundation, sheathing, framing, insulation, and final inspection, with additional inspections possible.
    • Inspection requests require 24 hours' advance notice.
    • Electrical, plumbing, and HVAC rough/final inspections must be approved by state inspectors before the county final inspection.

    inspection notice: >= 24 hours

    “An excavation inspection is required for all projects.”
  • County-wide zoningPresent (with conditions)

    Valley County land-use zoning in the county-administered jurisdiction.

    • Valley County has one performance-based land-use zone, Multiple Use.
    • Agriculture, including timber, and single-family residences are identified as allowed uses; most other uses require a permit under VCC Title 9.
    “Valley County has performance-based land use ordinances with one Land Use Zone: Multiple Use”
  • Minimum lot sizeSpecified

    New subdivisions and conditional-use parcels under Valley County standards.

    • Minimum lot size depends on whether individual or central water and sewage systems are proposed.
    • All lots or parcels for conditional uses must have direct frontage along a public or private road.

    individual sewage and individual wells: 1 acre · central water and individual sewage: 20000 square feet · central sewage and individual wells: 12000 square feet · central water and central sewage: 8000 square feet

    “One acre where individual sewage disposal systems and individual wells are proposed.”
  • SetbacksSpecified

    Residential building setbacks in the county-administered Valley County jurisdiction.

    • Setbacks are measured from the building eave to the property line.
    • Subdivision covenants may impose additional restrictions; the more restrictive setback applies.
    • Property lines must be clearly marked before footing inspection.

    front or back property line: 20 feet · side property line: 7.5 feet · Bureau of Reclamation: 7.5 feet · high water line: 30 feet · State Highway 55: 100 feet

    “All setbacks are measured from the eaves of the structure, not the wall, to the property line.”
  • Camping on your landLimited

    Temporary camping and rental camping/RV sites on private Valley County property.

    • Renting sites for RVs, camping, or glamping requires a conditional use permit.
    • A recreational vehicle campground administrative permit covers two or three RV units kept on-site beyond an occasional weekend; more than three requires a conditional use permit.
    “A C.U.P. is also required to rent out sites for RVs, camping, or glamping.”
  • Subdividing landRegulated (with conditions)

    Subdivision and land-development proposals in Valley County.

    • Central District Health reviews land-development proposals for release of sanitary restrictions.
    • County standards specify minimum lot sizes based on water and sewage systems.
    • Final plans must be approved by the County Engineer before infrastructure construction, excavation, or final-plat recordation.
    “the final plans must be approved by the County Engineer.”
  • Driveway accessRequired

    New driveway approaches and changes to driveway approaches associated with county building permits.

    • A permit is required for a new driveway approach or a change in use or width of an existing approach off State Highway 55.
    • A driveway/access approval may also be required before building-permit issuance for public-road access.
    “Approach permits are required for new driveways with approaches from public roads in Valley County.”
  • Permit feesPublished (with conditions)

    Valley County building permit fees and related charges.

    • Plan review fees are added to all permits.
    • Electrical, plumbing, and HVAC fees are assessed by the State of Idaho.
    • Fees vary by valuation and project type.

    wood-stove insert application fee: 65 USD · administrative fee: 50 USD · placement fee: 25 USD (Any structure over 3 feet tall) · plan review fee: 35 percent (Example residential valuation calculation)

    “Plan review fees are added to all permits.”
  • Permit processPublished (with conditions)

    Valley County building permit application and inspection process.

    • Applications require owner signature, plans, structural calculations, and site plans.
    • Applications are mailed or delivered to the Cascade office; email applications are not currently accepted.
    • The county states processing may take approximately 2 to 8 weeks for building permit applications and up to approximately 20 working days in the application instructions.
    • Fees are due when the permit is issued.
    • Inspection requests require 24 hours' notice.

    plan size: 18x24 to 24x36 inches · processing time: 2-8 weeks (Building Permit FAQ estimate) · inspection notice: >= 24 hours

    “It takes approximately 2-8 weeks to process your building permit application, depending on how busy we are.”

Idaho rules that apply here

  • Accessory dwellingsLimited

    Accessory dwelling units for Idaho DEQ wastewater-flow and septic-system sizing purposes; this claim does not establish statewide zoning permission.

    • An ADU is sized as a single-family dwelling for the cited wastewater-flow guidance.
    • An ADU may combine flows with another structure into one system.
    • Any common septic tank must be large enough to hold the required capacity from both structures.
    • Local land-use, building, and septic authorities may impose additional requirements.

    wastewater flow basis: single-family dwelling

    “Size as a single family dwelling. Can combine with another structure's flows into one system”
  • Who permits septicMixed

    Statewide regulation and administration of individual, subsurface, large soil absorption, and alternative septic systems in Idaho.

    • DEQ establishes the statewide Individual/Subsurface Sewage Disposal Rules.
    • Idaho’s seven public health districts administer those rules under an MOU with DEQ.
    • The applicable public health district is the district serving the county where the property is located.
    “Idaho’s seven public health districts administer these rules under a memorandum of understanding (MOU) with DEQ.”
  • Septic inspectionRequired

    Individual and subsurface sewage disposal systems constructed or installed under Idaho’s onsite wastewater rules.

    • The Director requires one or more inspections necessary to determine compliance.
    • The permittee must uncover or make available for inspection any portion covered or concealed in violation of the rules.
    • If preparation is required, the applicant or permittee must provide at least 48 hours’ advance notice, excluding weekends and holidays.
    • For individual systems, the public health district inspects the installation.
    • Large soil absorption systems are inspected by the public health district and DEQ.

    advance inspection notice: >= 48 hours (Excludes weekends and holidays.)

    “No system may receive wastewater until the Director conducts a final installation inspection”
  • Well permitRequired

    Construction or drilling of wells in Idaho, including domestic wells.

    • Before drilling, the well owner or driller must obtain a drilling permit from IDWR.
    • All wells must be constructed by a well driller with a valid IDWR license.
    • The separate water-right permit exemption for domestic purposes does not eliminate the drilling-permit requirement.
    • For new diversions in qualifying subdivisions filed on or after July 1, 2025, a water-right permit is required in a moratorium area, critical groundwater area, or groundwater management area, except for in-home uses and watering livestock.
    • Well construction rules apply to wells and other artificial openings more than 18 vertical feet below land surface.

    well depth threshold: > 18 vertical feet below land surface (The cited well-construction rules describe covered wells and artificial openings.) · subdivision application date: >= 2025-07-01 (Applies to qualifying new diversions described in Idaho Code § 42-227(4).)

    “Prior to drilling a well, the well owner or well driller must first obtain a drilling permit from IDWR.”
  • Mandatory utility hookupConditional

    Proposed individual or subsurface sewage disposal systems where public or central wastewater treatment facilities may be available.

    • The Director may deny a septic permit when public or central wastewater treatment facilities are reasonably accessible.
    • The cited rule does not establish a universal statewide requirement to connect every property to public sewer.
    • Subsurface septic discharge remains an identified onsite disposal method.
    “Public or central wastewater treatment facilities are reasonably accessible.”

Still unanswered

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

  • Owner-builder exemption — General owner-builder exemption from Valley County building-permit requirements.
  • Minimum dwelling size — Minimum dwelling size in the county-administered Valley County jurisdiction.
  • Off-grid sanitation — Off-grid sanitation systems on private property in Valley County.
  • Agricultural exemption — Agricultural exemption from building, zoning, or land-use permitting requirements.

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.

Living off-grid in Valley County, Idaho

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

Valley County scores 61/100 on the Bolthole Index, a solid county profile. Its strengths: a stronger property-autonomy legal backdrop and sparse surroundings — about 4,304 people within 15 miles. Watch-outs: elevated current hazard exposure and more administrative friction around building and land use.

Do you need a building permit in Valley County, Idaho?

Valley County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Central District Health (Idaho public health district; Valley County office in McCall). 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 Valley County, Idaho?

Land in Valley County runs about $3,900 per acre, based on the latest county data.

What is the water situation in Valley County?

Valley County gets about 35" of rain a year, with severe drought in roughly 8.6% of years.

How remote is Valley County?

A typical private-land location has about 4,304 people within 15 miles and 534,132 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Off-grid gear

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

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How Valley compares in Idaho

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