Bolthole Index

Madison County, Indiana

Building permits, zoning and land rules in Madison County, Indiana

49Index Score / 100
#74 of 92 in Indiana

Unincorporated Madison County, Indiana requires a county building permit for new construction and many other projects1. The Madison County Planning Commission administers building permits and zoning throughout the unincorporated county and also serves as the building commission for the Town of Orestes2. Septic permits and site evaluations go through the Madison County Health Department's Environmental Division3.

At a glance

Building permit
Required for new construction and many other projects in unincorporated Madison County1
Zoning
County zoning covers all unincorporated areas; confirm the adopted district rules for a specific parcel24
Septic permit
Madison County Health Department, Environmental Division35
Owner-builder exemption
Not confirmed on any official source; ask the Planning Commission directly6
Home permit fee
$650 plus $0.10 per square foot above 1,200 square feet, including inspections7
Septic soil suitability
Only about 2.4% of soils are free of severe limits for a conventional drain field8
State highway driveway permit
Required through the INDOT Electronic Permit System for state-route access9

Who to call

Building permits

Madison County Planning Commission

Building and zoning permits for unincorporated Madison County, and building-commission services for the Town of Orestes

765-641-9540

Madison County Government Center, 16 East 9th Street, Anderson, IN 46016

Zoning

Madison County Planning Commission

Zoning administration and the Board of Zoning Appeals for unincorporated Madison County

765-641-9540

Madison County Government Center, 16 East 9th Street, Anderson, IN 46016

Septic permits

Madison County Health Department, Environmental Division

Onsite sewage disposal (septic) system permits and site/soil evaluations for Madison County

(765) 641-9524

[email protected]

206 East 9th Street, St. #200, Anderson, IN 46016

Contact details are copied from each office’s official page and were checked against it on September 29, 2026.

Do you need a building permit in Madison County, Indiana?

Yes. Unincorporated Madison County requires building permits for new construction, additions, remodeling, pools, towers, demolition, signs, meter bases, driveway or curb cuts, and detached accessory structures larger than 121 square feet1. A new one- or two-family dwelling costs $650 plus $0.10 for each square foot above 1,200 square feet, and the published fee includes inspections7. Indiana's currently effective residential code adopts the 2018 International Residential Code for one- and two-family dwellings10. Agricultural buildings used only for farming where they stand and not used for retail are exempt from state Class 1 design-release classification, but local zoning and inspection may still apply11.

Who is the Madison County building department, and how do you reach them?

The Madison County Planning Commission handles building and zoning permits throughout unincorporated Madison County and serves as the building commission for the Town of Orestes2. Reach the planning office at 765-641-9540; it is open 8 to 4 on county working days12. The office is in the Madison County Government Center at 16 East 9th Street, Anderson, IN 4601612. Ask for the application, the parcel's zoning district, required plan documents, the inspection sequence and any engineering review before filing. Madison County publishes permit and inspection fees, but applicants must also reimburse direct engineering-review costs when the Planning Department requires that review7.

Does Madison County have zoning?

Yes. The Madison County Planning Commission administers zoning throughout unincorporated Madison County, and the Board of Zoning Appeals hears variance and special-use applications2. The county page links a proposed zoning map and a draft unified development ordinance, but those materials do not confirm the currently adopted district standards4. Ask the Planning Commission to identify the parcel's adopted district and verify its allowed uses, setbacks, minimum lot or dwelling size, height and lot coverage before designing a home. County subdivision review also applies in unincorporated Madison County, with separate published fees for major and minor plats, replats and plat amendments13. Incorporated cities and towns may use their own rules, so first confirm which jurisdiction contains the parcel2.

How do septic permits work in Madison County?

The Madison County Health Department's Environmental Division performs septic site evaluations and issues onsite sewage permits3. Indiana requires a compliant septic tank and soil absorption system where a dwelling is not connected to sewer; drywells and cesspools are not allowed14. Before subsurface work is covered, the permittee must request final inspection using the local procedure or, if none is published, give at least 48 hours or two working days' notice15. Only about 2.4% of Madison County soils are rated free of severe limits for a conventional drain field, making the site evaluation a key pre-purchase step8. Madison County uses a mix of onsite systems, municipal wastewater utilities and the Fall Creek Regional Waste District, so ask which service applies to the parcel16. Reach the Environmental Division at (765) 641-9524 or [email protected]5.

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

We could not confirm a Madison County rule allowing long-term RV living or tiny-home occupancy on a private parcel. Because unincorporated Madison County is zoned, ask the Planning Commission whether the parcel's adopted district permits the proposed use and what setbacks, dwelling standards or approvals apply24. Indiana's campground rule does not answer the private-lot question because it covers qualifying campgrounds and excludes individually deeded lots17. A tiny home used as a dwelling still needs an approved wastewater arrangement: Madison County has both sewer-service areas and parcels served by onsite septic systems16. Ask the Health Department about septic feasibility before treating an RV or tiny home as a bridge while building3.

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

  1. Confirm that the parcel is in unincorporated Madison County and ask the Planning Commission for its adopted zoning district and applicable standards24.
  2. Determine whether the parcel must connect to a wastewater utility or can use septic, then obtain the Health Department's site evaluation and permit if an onsite system is needed163.
  3. Submit the building-permit application and plans to the Planning Commission; budget for the published permit fee and any required engineering review17.
  4. Ask the Environmental Division whether a private-well permit is required, and use an Indiana-licensed well driller18.
  5. Obtain permission from the agency controlling the road; state-highway access applications go through INDOT's Electronic Permit System9.
  6. Arrange building inspections and request the septic final inspection before subsurface work is covered715.

What to check before you buy land in Madison County

Confirm the parcel's jurisdiction and adopted zoning district before relying on a listing's description of buildability24. Verify whether water and wastewater will come from private well and septic, a municipality, or the Fall Creek Regional Waste District; the available arrangement varies by location16. Check soils early because only about 2.4% of Madison County soils are rated free of severe limits for a conventional drain field8. If the parcel is in a floodway, Indiana's DNR Division of Water regulates most development activity there, while floodplain-fringe work has no state permit but may still need local approval1920. For access, confirm which government controls the road, since state-highway driveways require INDOT permission and the county fee schedule separately lists driveway or curb-cut permits91. If a purchase includes a land split, account for county subdivision review before closing13.

Watch-outs

  • We could not confirm an owner-builder exemption in Madison County; ask the Planning Commission before assuming one applies6.
  • The Madison County Planning Commission's jurisdiction covers unincorporated areas and the Town of Orestes; confirm the correct permit office for land inside another municipality2.
  • Well-permit requirements vary by local health department in Indiana and aren't published in one place; confirm directly with Madison County's Environmental Division whether a well or well-pump permit applies to your project18.

Sources

  1. Planning Commission, quoted and re-checked
  2. Planning Commission, quoted and re-checked
  3. Madison County, IN Health & Environment (2026 county census)
  4. Planning Commission, quoted and re-checked
  5. Madison County Health Department, Environmental Division (madcohealth.org)
  6. (2026 county census)
  7. Madison County Planning Department Fee Schedule, quoted and re-checked
  8. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  9. INDOT Driveway Permit Guide 2024 (Indiana statewide rule), quoted and re-checked
  10. Rules of the Indiana Fire Prevention and Building Safety Commission, quoted and re-checked
  11. Plan Review FAQs (Indiana statewide rule), quoted and re-checked
  12. Madison County Planning Commission (madisoncounty.in.gov)
  13. Planning Commission, quoted and re-checked
  14. 410 IAC 6-8.3 Residential On-Site Sewage Systems (Indiana statewide rule), quoted and re-checked
  15. Indiana Register: 410 IAC 6-8.3 amendments, quoted and re-checked
  16. Water/Wastewater Master Plan, quoted and re-checked
  17. Environmental Public Health: 410 IAC 6-71 Campgrounds (Indiana statewide rule), quoted and re-checked
  18. Recommended Standards For Private Water Wells (Indiana statewide rule), quoted and re-checked
  19. Water: Community Assistance & Information (Indiana statewide rule), quoted and re-checked
  20. Water: Community Assistance & Information (Indiana statewide rule), quoted and re-checked

Written September 29, 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

Madison County in Indiana

49
County map
Madison County highlighted among the Indiana counties · colored by Index score

How Madison County scores

Seclusion18100% ev.
Self-Sufficiency53100% ev.
Admin Boringness4190% ev.
Durability83100% ev.
Property Autonomy71100% ev.
Carry Cost77100% 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 →

$194kTypical home
0.8%Property tax
$7,322Land / acre
43"Annual rain
1.7% of yrsSevere drought
3.6 / yr (+3.5)Mid-century 100°F days
13 daysMid-century dry spell
1.79" (+8.7%)Mid-century 1-day rain
1.81×Wildfire change factor
100%Forward climate coverage
$1,340Home insurance / yr
0.9% / yrInsurance growth
1.02%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
138,292People within 30 min
4,649,976People within 2 hr
155,312Radius comparison (15 mi)
293.2People / sq mi
0%Federal land
98.6%Land at 15% slope or less
2.4%Septic soil without severe limits
6,771 acWorkable land screen
14%Wooded land
64.2 tonsBiomass / forest ac
51.9°FAvg temp

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Answers from the rulebook for Madison County

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

Madison County rules

  • Building permitRequired

    County-administered building permits for construction in unincorporated Madison County.

    • The fee schedule lists new construction, additions, remodeling, accessory structures over 121 square feet, pools, towers, demolition, driveway/curb cuts, signs, and meter bases.
    • Requirements may differ in incorporated municipalities.

    new one- or two-family dwelling base fee: 650 USD (plus $0.10 per square foot in excess of 1,200 square feet) · accessory structure threshold: > 121 square feet (detached accessory structures over 121 square feet are listed) · driveway/curb cut permit fee: 125 USD

    “Building Permit 1. New Construction (includes inspections) a. One or Two Family Dwelling $650 + $0.10 per sq. ft. in excess of 1,200”
  • County-wide zoningPresent (with conditions)

    County zoning and zoning appeals administration in unincorporated Madison County.

    • The county planning commission has jurisdiction over all unincorporated areas.
    • The Board of Zoning Appeals hears variance and special-use applications.
    • The county page states that the commission also serves as Building Commission for the Town of Orestes.
    “The Planning Commission’s jurisdiction includes all unincorporated areas of Madison County and serves as the Building Commission for the Town of Orestes.”
  • Zoning districtsPartial

    Madison County zoning-district materials for unincorporated areas.

    • The county page links a proposed zoning map and a draft UDO.
    • The reviewed source did not establish that the linked map and draft UDO are current adopted district regulations.
    “Madison Co UDO Draft D Proposed Zoning Map”
  • Mandatory utility hookupConditional

    Water and wastewater service availability in Madison County.

    • The county describes a combination of septic systems, municipal wastewater utilities, and the Fall Creek Regional Waste District.
    • The county describes a combination of private wells and municipal water utilities.
    • Specific parcel connection obligations were not established from the source.
    “Wastewater service in Madison County is currently provided through a combination of on-site disposal systems (i.e. septic systems), municipal wastewater utilities, and the Fall Creek Regional Waste District, located in the southern portion of the County.”
  • Subdividing landRegulated (with conditions)

    County planning-department subdivision review in unincorporated Madison County.

    • The fee schedule distinguishes major and minor subdivisions and preliminary, secondary/final, replat, and plat-amendment actions.
    • The fee schedule was approved November 1, 2022 and states the schedule is effective upon adoption.

    major preliminary or secondary plat fee: 400 USD (plus $20 per lot) · minor preliminary or secondary plat fee: 350 USD (plus $20 per lot) · plat amendment fee: 350 USD (major or minor subdivision)

    “Major Subdivision a. Preliminary (Primary) Plat (or Replat) $400 + $20 per lot b. Secondary (Final) Plat (or Replat) $400 + $20 per lot c. Plat Amendment $350”
  • Permit feesPublished

    Madison County Planning Department permit and inspection fees.

    • The fee schedule includes inspections unless otherwise noted.
    • The applicant must reimburse direct engineering costs associated with review when required by the Planning Department.
    • The schedule states it is effective upon adoption, is reviewed every five years, and can be updated administratively up to the change in CPI.

    new one- or two-family dwelling: $650 + $0.10 per square foot in excess of 1,200 square feet USD (includes inspections) · driveway/curb cut permit: 125 USD · building inspector inspection: 55 USD · reinspection: 55 USD (fees for non-compliance)

    “Madison County Planning Department Fee Schedule - APPROVED 11/1/22”

Indiana rules that apply here

  • Building code adoptedAdopted (with conditions)

    Statewide Indiana construction subject to the Indiana Fire Prevention and Building Safety Commission's adopted building codes, including the Indiana Building Code and Indiana Residential Code.

    • The adopted codes consist of model codes amended for Indiana.
    • The 2014 Indiana Building Code under 675 IAC 13-2.6 is currently in effect and became effective December 1, 2014.
    • The 2020 Indiana Residential Code under 675 IAC 14-4.4 is currently in effect and became effective December 26, 2019.
    • Specific applicability depends on the structure and code category.

    Indiana Building Code effective date: 2014-12-01 · Indiana Residential Code effective date: 2019-12-26

    “The Fire Prevention and Building Safety Commission creates Indiana codes by adopting model codes and amending them to apply in Indiana.”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Indiana Residential Code applicable statewide, including Madison County where the code applies.
      “675 IAC 14-4.4 | 2020 Indiana Residential Code | 2018 International Residential Code for One- and Two-Family Dwellings, First Printing | Currently in Effect Effective: 12/26/2019”
  • InspectionsLimited

    Construction inspections in Indiana, including Class I structures in jurisdictions without an approved building department and construction subject to a Construction Design Release.

    • In jurisdictions without an approved building department, IDHS Code Enforcement inspects Class I structures for construction compliance.
    • When a Construction Design Release is applied for through the Building Plan Review Section, IDHS Code Enforcement conducts construction-process and final inspections.
    • Agricultural buildings and one- and two-family residential structures fall under the local government entity; if no local government entity exists, the county government may provide inspections, and IDHS states that if there is no local government entity the residential issue becomes a private civil matter.
    “In jurisdictions where there is not an approved building department, Code Enforcement inspects Class I structures for construction compliance. When a Construction Design Release is applied for through the Building Plan Review Section, Code Enforcement will conduct inspections during the construction process and provide a final inspection. Agricultural buildings and residential structures (one- and two-family dwellings) fall under the jurisdiction of the local government entity.”
  • Who permits septicMixed

    Indiana residential on-site sewage systems statewide; the Indiana Department of Health establishes and reviews the statewide rule while local boards of health administer it and local health departments issue permits.

    • The rule is administered by local boards of health through their health officers and authorized representatives.
    • Each local health department residential on-site sewage system permit program is subject to review by the Indiana Department of Health.
    “administered by the local boards of health [...] subject to review by the department.”
  • Septic inspectionRequired

    Residential onsite sewage systems in Madison County under Indiana onsite-sewage rules.

    • The permittee must notify the health officer or designee when work is ready for final inspection.
    • Notice must be given at least 48 hours or two working days before subsurface portions are covered if the local health board has not published inspection procedures.
    • Permit requirements are not fulfilled until installation is completed to the satisfaction of the health officer or authorized representative.

    minimum notice before covering subsurface work: >= 48 hours (or two working days)

    “The permittee shall notify the health officer or his or her the health officer's designee when the work is ready for final inspection: (1) using the procedure published by the local board of health; or (2) at least forty-eight (48) hours or two (2) working days before any subsurface portions are to be covered if the local health board has not published inspection procedures.”
  • Off-grid sanitationLimited

    Residential sanitation in Indiana where a dwelling is not connected, or cannot be connected, to a sanitary sewerage system.

    • The dwelling must be provided with a compliant residential on-site sewage system including a septic tank and a soil absorption system that has not failed.
    • A temporary sewage holding tank is subject to written Indiana Department of Health approval, with specified exceptions for failed systems, soil conditions after a construction permit, and certain district, utility, or municipal sewage plans.
    • A holding tank operated as a primary residential disposal method for a sewer connection plan is limited to not more than one year unless the period is extended upon documentation of satisfactory operation.
    • Drywells and cesspools are not allowed for construction or use as on-site sewage treatment in Indiana.

    holding-tank sewer-connection period: <= 1 year (may be extended upon documentation of satisfactory operation)

    “septic tank and a soil absorption system”
  • Well permitLimited

    Construction of residential water-supply wells and installation of well pumps in Indiana.

    • Indiana Department of Health standards state that several local health departments require a permit before residential water-supply well construction or well-pump installation.
    • The cited statewide source does not identify which local health departments require permits; local requirements must therefore be checked for the specific property.
    • Water-well drillers must be licensed by the Indiana Department of Natural Resources.
    “Several local health departments now require that a permit be obtained before construction of a residential water supply well or installation of a well pump.”
  • Agricultural exemptionAvailable (with conditions)

    Buildings used only for an agricultural purpose on the land where they are located and not used for retail trade, for purposes of Indiana state Class 1 construction-design-release requirements.

    • The building must be used only for an agricultural purpose.
    • The building must be located on the land where the agricultural purpose occurs.
    • The building must not be used for retail trade.
    • This is an exemption from Class 1/state design-release classification; it does not establish exemption from every local inspection, zoning, building, fire, or other applicable requirement.
    • Indiana's official Code Enforcement FAQ states that local units of government inspect agricultural buildings if they have an ordinance requiring inspection.

    state design-release classification: not Class 1 (Does not resolve local inspection or zoning requirements)

    “Buildings used only for an agricultural purpose on the land where they are located and not used for retail trade are not Class 1 structures.”
  • Driveway accessRequired

    Driveway connections and construction inside the right-of-way of Indiana state highways.

    • The governmental unit having jurisdiction over the street or highway must grant permission.
    • INDOT jurisdiction is limited to the Indiana state highway system; other governmental units may use the guide as a guideline.
    • Applications must be made through the INDOT Electronic Permit System.
    “State law requires the public to obtain permission from the governmental unit having jurisdiction over a street or highway”
  • Building in a floodplainLimited

    Development activities within the fringe portion of Indiana floodplains.

    • There is no state review or state permit for fringe development.
    • When a community adopts floodplain regulations, the regulations must be approved by the Department and may not be less restrictive than 312 IAC 10.
    • Most Indiana communities participate in the NFIP, which requires certain federal regulations to be adopted and enforced for the entire floodplain.
    • Local permits may still be required.
    “There is no State review of or permit issued for development activities within the fringe portion of the floodplain.”
    One more reviewed finding on this topic
    • Required — Most development activities in Indiana floodways, including fills, excavations, bridges, utilities, and non-residential structures.
      “The DNR Division of Water has jurisdiction in Indiana's floodways for most development activities.”
  • Permit processPublished (with conditions)

    Indiana state construction design-release review for Class 1 structures; local permits may also be required.

    • The process applies to projects required to file with IDHS for a construction design release.
    • All work, including work exempted from state filing, may require local permits.
    • If additional documents are uploaded before the initial response, the 10-business-day period restarts.
    • A selected plan review may result in corrections before release.

    initial completeness or review determination: 10 business days (The period restarts if additional documents are uploaded before the response.) · selected-plan review response: 20 business days (Measured from delivery of the notice of plan review.) · response after corrected plans: 10 business days (Applies following receipt of corrections and continues until release.)

    “If your project is selected for a review, you will either receive a release or request for corrections to your plans within 20 business days”
  • Campground & park staysLimited

    Recreational vehicle occupancy at a regulated Indiana campground campsite, rather than residential occupancy on an individually deeded lot or other land outside the rule's campground definition.

    • A campground is an area where campsites are leased or rented and provisions are made for ten or more tents, recreational vehicles, park models, or vacation mobile homes.
    • The campground must be established, operated, and maintained for recreational, health, education, sectarian, business, or tourist activities away from established residences.
    • The rule excludes primitive campgrounds, youth camps, and tracts of land divided into individually deeded lots.
    • No more than one recreational vehicle or one vacation mobile home may be allowed on a designated campsite at the same time.
    • Campground construction, additions, or significant construction changes require plans submitted at least ninety days before construction for department review and approval; the plans must be certified by a registered engineer or architect licensed in Indiana.
    • The rule does not establish a general statewide authorization for long-term residential RV occupancy outside regulated campgrounds.

    minimum campground provisions: >= 10 tents, recreational vehicles, park models, or vacation mobile homes · maximum recreational vehicles per designated campsite: 1 vehicle (one vacation mobile home may be used instead) · advance plan-submission period: >= 90 days (the department may waive plan review for a minor alteration)

    “No more than one (1) recreational vehicle or one (1) vacation mobile home”
    One more reviewed finding on this topic

Still unanswered

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

  • Owner-builder exemption — Owner-builder exemptions from county building-permit or inspection requirements.
  • Certificate of occupancy — Certificate-of-occupancy requirements in unincorporated Madison County.
  • Minimum dwelling size — Minimum dwelling-size requirements in Madison County.
  • Minimum lot size — Minimum lot-size requirements in Madison County.
  • Setbacks — Setback requirements in Madison County.
8 more unanswered
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • 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.

Living off-grid in Madison County, Indiana

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

Madison County scores 49/100 on the Bolthole Index, a solid county profile. Its strengths: mixed durability signals and manageable long-term carry cost. Watch-outs: about 138,292 people within a 30-minute drive and more administrative friction around building and land use.

Do you need a building permit in Madison County, Indiana?

Madison County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Madison County Health Department, Environmental Division. 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 Madison County, Indiana?

Land in Madison County runs about $7,322 per acre, based on the latest county data.

What is the water situation in Madison County?

Madison County gets about 43" of rain a year, with severe drought in roughly 1.7% of years.

How remote is Madison County?

A representative private-land location has about 138,292 people within a 30-minute drive and 4,649,976 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.

Off-grid gear

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

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How Madison compares in Indiana

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