Bolthole Index

Bates County, Missouri

Building permits, zoning and land rules in Homer Township, Missouri

For land in Homer Township, Bates County does not require a residential building permit and does not apply county zoning in unincorporated areas.12 Septic is different: the Bates County Health Center handles onsite sewage permits, and county rules require approval for many new systems and major repairs.34 Before buying, ask county offices about floodplain status and ask the township about road access because those rules depend on the parcel.5

At a glance

Building permit
Bates County does not require one for a home in its unincorporated area1
Zoning
No county zoning in unincorporated Homer Township2
Septic permit
Required for many new systems and major repairs; ask the county health center4
Private wells
Contractor work is permitted; a landowner may install the owner's own well or pump without a permit67
State-road driveway
MoDOT permit required for work in MoDOT right-of-way8

Who to call

Septic permits

Bates County Health Center - Environmental Health

Onsite sewage permits and inspections in Bates County through the Environmental Public Health Specialist

660-679-6108

P.O. Box 178, 501 N. Orange, Butler, MO 64730

Contact details are copied from each office’s official page and were checked against it on October 9, 2026.

Off-grid gear

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

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Do you need a building permit in Homer Township, Missouri?

Bates County does not require a residential building permit for a home in the county's unincorporated area, which is the county rule relevant to Homer Township.1 Missouri does not impose one uniform statewide building code; building and fire codes are adopted locally.9 We could not confirm a separate Homer Township building-permit ordinance, inspection program or certificate-of-occupancy rule. A buyer planning unusual work should ask the Bates County Clerk and the Homer Township board whether a township action or another specialized approval applies.

A lack of a county residential building permit does not remove the separate approvals that attach to a site or system. Development in a mapped Special Flood Hazard Area needs a floodplain development permit, onsite sewage work may need county health approval, and a driveway in MoDOT right-of-way needs a state permit.548

Who handles building and land permits in Homer Township?

We could not confirm a Homer Township building department or a Bates County office that issues residential building permits for the township. Bates County's unincorporated-area record instead indicates that a county residential building permit is not required.1

Permit authority is split by subject. The Bates County Health Center's Environmental Public Health Specialist handles sewage permits.10 The community floodplain administrator issues the required approval for construction or other development in a mapped Special Flood Hazard Area.5 MoDOT requires a permit to build or modify a driveway within state right-of-way.8 For an entrance on a township-maintained road, ask the Homer Township board because we could not confirm a published township driveway standard. This division matters: no county building permit does not mean no septic, floodplain or access approval.1

Does Homer Township have zoning, and what does that mean for land use?

Bates County does not apply county zoning in its unincorporated territory, so county zoning does not supply use districts, minimum home sizes, lot coverage limits or building setbacks for Homer Township land.2 We could not confirm a separate Homer Township zoning ordinance or map, however, so ask the township before treating a parcel as unrestricted. Private deed restrictions, easements and utility requirements are separate from government zoning and should be reviewed in the title work.

Missouri law allows qualifying counties to adopt zoning for unincorporated land only through the statutory local process; that authority does not itself prove that zoning was adopted in Homer Township.11 Farm exemptions are also narrow rather than blanket exemptions: Missouri protects qualifying farm buildings from certain county zoning or fire-prevention controls, but floodplain, septic and other rules can still apply.1213

How do septic permits work inside Homer Township?

The Bates County Health Center administers onsite sewage requirements inside Homer Township through its Environmental Public Health Specialist.3 A permit is required for a single-family home on a lot under 3 acres and for a new system or major modification in the other situations listed by the county; a qualifying single-family residence on more than 3 acres does not need a permit but must still meet county standards.4

Start with a site drawing and a percolation test or soil morphology prepared by a certified person, then wait for the green construction permit before beginning work.4 Before the system is covered, arrange for the Environmental Public Health Specialist to inspect and approve it.14 Owner installation is allowed, though the county recommends using a certified county installer.14 Site conditions deserve attention: across Bates County, 0% of mapped soils avoid a “very limited” rating for a conventional septic drain field.15

Can you live in an RV or tiny home in Homer Township?

We could not confirm a Homer Township rule that allows or prohibits living in an RV on private land, temporary camping, tiny-home occupancy, manufactured-home occupancy or accessory dwellings. We also could not confirm a township minimum dwelling size or residential setback schedule. Ask the Homer Township board for land-use rules tied to the parcel, and ask the Bates County Health Center how the proposed dwelling will satisfy sewage requirements.

A small or mobile dwelling does not bypass sanitation rules. Bates County requires permits for many new onsite systems and major repairs, subject to the county's lot and use exceptions.4 Wastewater cannot be discharged onto the ground or into a road ditch.16 A proposed mobile-home park or campground using onsite wastewater also needs Missouri Department of Natural Resources approval.17

Building a home in Homer Township: what are the steps?

  1. Ask the Homer Township board to confirm that no township-specific building, occupancy, setback or road-access rule affects the parcel; county zoning does not apply in unincorporated Bates County.2
  2. Check the flood map before choosing a house site because construction in a mapped Special Flood Hazard Area needs a floodplain development permit.5
  3. Contact the Bates County Health Center about the septic design, lot-size rule and application before excavation.104
  4. Obtain the green septic construction permit when required, build the system, and have it approved before covering it.414
  5. If access crosses MoDOT right-of-way, obtain the state driveway permit before construction or modification.8
  6. For a contractor-installed well or pump, use the applicable Missouri well permits; a landowner installing the owner's own well or pump has a permit exception but must still follow state well rules.67

What should you check before buying land in Homer Township?

Make the septic site the first physical due-diligence question. Across Bates County, 0% of mapped soils avoid a severe limitation rating for a conventional drain field, so a soil evaluation can materially affect the usable homesite and system design.15 The county's land is mostly gentle, with 98.5% at a slope of 15% or less, but gentle terrain does not erase wetness, soil or flood constraints.18

Confirm whether the entrance meets a township road or a state route; MoDOT approval applies only to work within MoDOT right-of-way.8 Check the deed, survey, easements, utility availability and mapped flood zone before closing. Bates County's effective property-tax rate is about 0.6%, and the median annual property-tax bill is about $962.1920 Those county-level figures are context rather than a parcel tax quote, so request the actual tax record for the tract.

Watch-outs

  • Do not begin septic construction until the Bates County Health Center has issued a permit or confirmed that the parcel qualifies for an exception.4
  • A home site in a mapped Special Flood Hazard Area needs floodplain approval even though Bates County does not require a general residential building permit.51
  • We could not confirm Homer Township rules for RV occupancy, tiny homes, setbacks or entrances on township roads; ask the township board before relying on the absence of county zoning.2

Sources

  1. Bates County Courthouse - Official County Website (department directory) (2026 county census)
  2. Bates County Courthouse - Official County Website (department directory) (2026 county census)
  3. Environmental Health, quoted and re-checked
  4. BATES COUNTY ON-SITE SEWAGE RULES AND REGULATIONS, quoted and re-checked
  5. Bates County Surveyor’s Office – Bates County Courthouse, quoted and re-checked
  6. Water Wells - PUB2945, quoted and re-checked
  7. Water Wells - PUB2945, quoted and re-checked
  8. Permits (Homer Township), quoted and re-checked
  9. RSMo Section 64.170 (Missouri statewide rule), quoted and re-checked
  10. Bates County Health Center - Environmental Health (batescountyhealthcenter.org)
  11. RSMo § 64.850 — County commission may prescribe zoning regulations (Missouri statewide rule), quoted and re-checked
  12. RSMo § 64.620 — Building restrictions — limitations on regulations, quoted and re-checked
  13. RSMo Section 64.003 — Farm buildings and farm structures (Missouri statewide rule), quoted and re-checked
  14. Bates County On-Site Sewage Rules and Regulations, quoted and re-checked
  15. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  16. health.mo.gov (Missouri statewide rule), quoted and re-checked
  17. OWTS Construction Permit Process (Homer Township), quoted and re-checked
  18. Share of land at 15% slope or less: Bolthole Index county data
  19. Effective property tax rate: Bolthole Index county data
  20. Median property tax bill: Bolthole Index county data

Written October 9, 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 Homer Township

Rules another office applies inside Homer Township

Homer Township does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Owner-builder exemptionConditional

    Owner installation of onsite wastewater systems inside Homer township where the Bates County permitting authority and applicable Missouri requirements allow it.

    • The Missouri Department of Health and Senior Services states that homeowners may install their own system in some instances.
    • The homeowner must check with the local permitting authority, and a construction permit may still be required.
    “In some instances, homeowners may install their own system. However, you must check with the local permitting authority. Additionally, a construction permit may be required.”
  • Who permits septicMixed (with conditions)

    Onsite sewage permitting and environmental-health administration for land inside Homer township.

    • Bates County Health Center states that sewage permits are handled by its Environmental Public Health Specialist.
    • The Health Center states that its environmental-health work operates through agreements with the Missouri Department of Health and Senior Services.
    “Agency: Bates County Health Center Authority Type: Ordinance”
    One more reviewed finding on this topic
    • County — Onsite sewage permitting inside Homer township is handled by the Bates County Health Center as the county local authority.
      “Agency: Bates County Health Center [...] Authority Type: Ordinance [...] County: Bates”
  • Septic permitRequired

    Installing or repairing most onsite wastewater treatment systems inside Homer township, subject to the applicable permitting authority.

    • Some single-family residential lots may be exempt from permitting.
    • The first step is to determine the agency with permitting authority where the work is being done.
    • Work should not begin until a permit has been issued or an exemption to permitting has been confirmed by the appropriate permitting authority.
    • Application fees associated with onsite sewage disposal system construction, modifications, and repairs are temporarily suspended effective August 28, 2026, according to the cited page.
    • Lagoons serving anything other than a single-family residence fall under the Department of Natural Resources.
    • The Department of Natural Resources regulates systems treating more than 3,000 gallons per day, systems discharging to surface waters, and industrial wastewater systems.
    “A construction permit is required before installing or repairing most onsite wastewater treatment systems (OWTS). Some single family residential lots may be exempt from permitting. The first step of the permitting process is to determine the agency that has permitting authority where the work is being done.”
    One more reviewed finding on this topic
    • Required — Installing or repairing most onsite wastewater treatment systems on land inside Homer township.
      “A construction permit is required before installing or repairing most onsite wastewater treatment systems (OWTS). Some single family residential lots may be exempt from permitting.”
  • Off-grid sanitationAllowed (with conditions)

    Onsite sanitation for property inside Homer township where central sewer is unavailable.

    • Missouri DHSS describes OWTS as used where central sewer service is not available.
    • The Bates County Health Center's onsite sewage rules and permit thresholds apply.
    • Discharge to a road ditch or onto the ground is not allowed.
    “A construction permit is required before installing or repairing most onsite wastewater treatment systems (OWTS). Some single family residential lots may be exempt from permitting.”
  • Well permitRequired

    Water-well construction or repair inside Homer township.

    • A non-restricted pump installation permit is also required to install or replace a pump and for plumbing and electrical lines from the well to the point of entry.
    • A restricted water-well or pump-installation permit is required for someone who contracts these activities or directs the installation.
    • Landowners may install their own well or pump without a permit under the cited law and rules.
    • Public water-system wells require construction authorization before drilling.
    “A non-restricted water well installation permit is required to construct or repair a water well in Missouri. A non-restricted pump installation permit is required to install or replace a pump in a water well. A non-restricted pump installation permit is also needed to install or repair the plumbing and electrical lines from the well to the point of entry in the structure. A restricted water well or pump installation permit is required for someone to contract these activities or to direct the installation. Landowners may install their own well or pump without a permit pursuant to the above mentioned law and rules.”
    2 more reviewed findings on this topic
    • Limited — Water wells inside Homer township.
      “A non-restricted water well installation permit is required to construct or repair a water well in Missouri. A non-restricted pump installation permit is required to install or replace a pump in a water well. A non-restricted pump installation permit is also needed to install or repair the plumbing and electrical lines from the well to the point of entry in the structure. A restricted water well or pump installation permit is required for someone to contract these activities or to direct the installation. Landowners may install their own well or pump without a permit pursuant to the above mentioned law and rules.”
    • Not required (with conditions) — Private domestic water wells serving land inside Homer township.
      “Private domestic waters, multi-family wells, heat pump wells, monitoring wells and mineral exploration bores do not need a permit, but must be installed in accordance with the Missouri Well Construction Rules and reported on a certification form to the Department’s Public Drinking Water Branch - Wellhead Protection Section in Rolla within 60 days of installation.”
  • Subdividing landLimited

    Subdivisions inside Homer township that plan to use onsite wastewater treatment systems.

    • Missouri DHSS states that DNR must approve subdivisions, mobile-home parks, and campgrounds if onsite wastewater use is planned.
    • This claim does not establish a general Bates County subdivision ordinance.
    “DNR must approve subdivisions, mobile home parks and campgrounds if the use of OWTS is planned. Developers as well as property owners in unapproved developments should contact DNR regarding their residential housing unit requirements.”
  • Driveway accessLimited

    Driveway construction or modification within MoDOT right-of-way on a state-maintained route inside Homer township; this does not establish a permit requirement for township-maintained roads.

    • A permit is required for construction of driveways and modifications to existing driveways in MoDOT right-of-way.
    • Depending on scope, type, or complexity, engineered drawings or plans may be required.
    • Traffic studies, hydraulic analyses, traffic-control plans, surety deposits, or performance bonds may be required depending on the work.
    • After issuance, the applicant must request a Missouri One Call locate, submit a Notice of Intent, keep the permit and approved plans onsite, and contact the local Traffic Specialist before work begins and when complete.
    • Bates County states that each township is responsible for grading, applying gravel, and maintaining its township roads; no official township-road driveway permit rule was located.
    “We require you to obtain a permit to work on MoDOT's Right of Way for: Construction of driveways; Modifications to existing driveways (e.g. proposed changes in width, grade, location, surface type, etc.)”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Homer Township or Bates County directly.

  • Building permit — Building permits for construction inside Homer township.
  • Building code adopted — Building-code adoption applicable inside Homer township.
  • Inspections — Building inspections inside Homer township.
  • Certificate of occupancy — Certificates of occupancy for buildings inside Homer township.
  • Local zoning — Land inside Homer township, Bates County, Missouri.
18 more unanswered
  • Zoning districts
  • Minimum dwelling size
  • Minimum lot size
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Septic inspection
  • Mandatory utility hookup
  • Agricultural exemption
  • Building in a floodplain
  • Short-term rentals
  • Permit fees
  • Permit process

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 Homer Township publishes no rule on the point, not that none exists. Bates County’s page lists the county offices to call.

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