Building permits, zoning and land rules in Emmet County, Michigan

Emmet County requires a building permit for most new construction, additions, decks, remodeling, structural alterations and changes of use within the county department's jurisdiction¹. Detached residential accessory buildings under 200 square feet are exempt¹. The agricultural-building exemption applies only to agricultural use: apply for a building permit first, then sign the agricultural-use affidavit¹. Emmet County uses the 2015 Michigan Residential Code for one- and two-family homes and residential accessory structures; a court order holds back the proposed 2021 residential-code and energy-code updates while litigation continues¹⁰. Other buildings use the 2021 Michigan Building Code¹⁰. Owners may work on their own property for their own use, but building permits, code compliance and inspections still apply^1,6.

Emmet County Construction Resources is the building department for areas the county permits directly, at 3434 Harbor-Petoskey Rd., Suite E, Harbor Springs, phone 231-348-1735¹. A complete application needs two sets of plans, including a site plan, and may also require Health Department, Zoning Department and Road Commission approvals¹. Issuance typically takes about two weeks and can take longer during the busy season¹. Fees vary with the building's use, type, size and completed value¹. During construction, the permit holder must notify Construction Resources when work is ready for inspection¹. After every trade receives final approval, the department issues the Certificate of Occupancy required before a new or altered building is occupied^1,11.

Emmet County administers zoning in unincorporated Bear Creek, Bliss, Carp Lake, Center, Cross Village, Friendship, Littlefield, Maple River, McKinley, Readmond, Springvale and Wawatam Townships; Little Traverse, Pleasantview, Resort and West Traverse Townships and incorporated places administer separate ordinances⁷. The Village of Alanson has its own zoning ordinance; septic and well permits remain with the Health Department of Northwest Michigan^4,5,12. On county-zoned land, minimum dwelling floor area is 560 square feet in R-1, RR, FF-1, FF-2 and FR, 720 square feet in SR, and not specified in R-2⁷. Municipal or community water or public sewer service may allow a 9,600-square-foot minimum lot⁷. County zoning approval is required before a valid building permit for covered uses². Emmet County lists a Land Split Application, but we could not confirm the detailed division standards or fees; ask Planning & Zoning which authority reviews the split².

Before installing or altering a septic system in Emmet County, the Health Department of Northwest Michigan evaluates the site and issues the required permit^3,4. A new building must connect wherever public sewer is available; otherwise, an approved private system may be possible if the site qualifies¹³. The system cannot be used before inspection and Health Officer approval¹³. Only about 0.3% of county soils lack severe limitations for a conventional drain field, so complete the site evaluation before fixing the house location or closing on a marginal parcel¹⁴. A new private well requires a Health Department construction permit before installation; approval depends on public-water availability, isolation distances, flooding or ponding risk, and wastewater arrangements⁵. Contact the Health Department's Emmet County office for both septic and well review⁴.

On unincorporated land under Emmet County zoning, RV principal or seasonal dwelling use is prohibited except through the ordinance's specified exceptions; recreation on the owner's land allows one recreational unit for no more than 90 days per calendar year⁸. A portable tiny home classified as a recreational unit follows the same occupancy limits⁸. During construction of a conventional home under a building permit, an RV may serve as a temporary dwelling for 12 months from permit issuance, renewable in periods of up to 12 months for administrator-approved good cause; the RV must remain in sound running condition with a current vehicle license⁸. In FF-1 and FF-2, a zoning permit may allow up to four noncommercial, non-rental units on at least 2 acres for 90 days per year, with sanitary waste disposal, setbacks, screening and a plot plan; units cannot remain stored on vacant land beyond that period⁸. Pleasantview separately allows 90-day occupancy in FFR-2 and FFR-3 with approved sanitation⁹. We could not confirm permanent tiny-home standards; ask the parcel's zoning authority^2,7.

1. Ask Planning & Zoning which authority and district govern the parcel, then confirm the proposed house and accessory uses fit².

1. Have the Health Department of Northwest Michigan evaluate the septic site and issue the required permit before installation^3,4.

1. Confirm the correct building-code enforcing agency, then submit the required plans and obtain any Health Department, zoning and driveway approvals¹.

1. Call for each required building inspection when the work is ready¹.

1. Obtain final approval for every trade and the Certificate of Occupancy before using the completed home^1,11.

Get a septic site evaluation from the Health Department of Northwest Michigan before closing because only about 0.3% of Emmet County soils lack severe limitations for a conventional drain field^4,14. Find out whether public sewer is available, because a new building must connect where it is¹³. Confirm the zoning authority, district, minimum lot size, dwelling floor area and maximum building coverage; all can affect whether the intended house and outbuildings fit⁷. The median annual property-tax bill is about $2,492¹⁴. Finally, ask Emmet County Construction Resources who issues the parcel's building permits because some areas issue only sub-trade permits rather than a full building permit¹.