Bolthole Index

Franklin County, Missouri

Building permits, zoning and septic rules in Gerald, Missouri

Gerald, Missouri requires a city building permit for construction, enlargement or alteration, subject to specified minor-work exemptions.1 Gerald administers its own zoning inside city limits in Franklin County.2 Where public sewer is unavailable, a private sewage system requires a city permit; additional state or county health requirements may also apply.3

At a glance

Building permit
Required for construction, enlargement or alteration; minor-work exemptions apply1
Zoning
City zoning applies inside Gerald city limits2
Residential code
2009 International Residential Code, with city modifications4
Private sewage permit
City Inspector approval before construction; additional health requirements may apply35
Septic lot size
At least 1 acre for subsurface soil absorption; private systems only where public sewer is unavailable6
Rental occupancy
City building inspection must approve a certificate of occupancy before rental premises are occupied7

Who to call

Building permits

Gerald City Building Inspector

City building permit applications, building inspections and zoning enforcement; contact for the City Inspector private-sewage application.

573-764-3340

106 E Fitzgerald Ave

Zoning

Gerald Planning and Zoning Commission

City zoning changes, subdivision procedures and recommendations to the city council.

(573) 764-3340

106 E Fitzgerald Ave

Septic permits

Franklin County Building Department

County on-site sewage information; ask whether additional county requirements apply to a Gerald private system.

636-583-6384

400 E Locust Room 006 Union MO 63084

Contact details are copied from each office’s official page and were checked against it on October 12, 2026.

Off-grid gear

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

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Do you need a building permit in Gerald, MO?

Gerald requires plans and a building permit before a wall, structure, building or part of a building is built, enlarged or altered, unless a specified exemption applies.1 Submit plans in writing in duplicate, together with a statement of materials, to the City Building Inspector.8

Gerald exempts ordinary repairs and qualifying minor alterations that do not change major structural parts; portable buildings under 200 square feet also have an exemption when not anchored to concrete.1 Ask the City Building Inspector to confirm your exact project qualifies before relying on an exemption. Gerald adopted the 2009 International Residential Code for one- and two-family dwellings, with conflicting city ordinances taking precedence.4

Who issues building permits in Gerald, and how do you apply?

Building permit applications in Gerald go to the City Building Inspector, who reviews applications under the applicable ordinance or law.8 Contact the inspector at 573-764-3340 or 106 E Fitzgerald Ave.9 The city department also enforces zoning regulations and schedules building inspections.9

Gerald requires fees or charges due to the city to be deposited with administrative staff when the application is filed.8 City inspection fees are set out in the building code appendix, and separate sewer fees appear in the sewer code.10 Request a project-specific building fee calculation from the inspector rather than using Franklin County’s construction fee schedule for an address inside Gerald.

Does Gerald have zoning, and what about RVs or tiny homes?

Gerald has its own zoning code for land inside city limits, administered through the city planning and zoning system.2 Gerald’s Planning and Zoning Commission reviews building permit applications and residential inspection applications, and makes recommendations to the city council.11

We could not confirm Gerald’s rules for residential RV occupancy, temporary camping, tiny homes, manufactured homes or accessory dwellings. Before buying for any of those uses, ask the city’s Planning and Zoning Commission to identify the parcel’s district and confirm the proposed dwelling or occupancy in writing. We also could not confirm district-specific minimum dwelling sizes, lot sizes, setbacks, lot coverage or height limits; request those requirements for the actual lot before choosing a house plan.

How do septic permits work inside Gerald?

In Gerald, private sewage disposal is allowed where public sanitary or combined sewer is unavailable, and subsurface soil absorption systems cannot be permitted on lots smaller than 1 acre.6 Before constructing a private system, obtain a written permit signed by the City Inspector using the city application form and any required plans or specifications.3 Gerald’s code lists a $25 permit and inspection fee payable when the application is filed.3

Notify the City Inspector for final inspection before covering underground portions; installation must satisfy the inspector.12 Gerald preserves additional state or county Health Officer requirements, so ask the inspector and Franklin County Building Department which additional approvals apply to the address.5 The statewide DHSS application-fee suspension effective August 28, 2026 concerns that program; local processes may vary, so confirm the current city charge.13

Building a home in Gerald: what are the steps, in order?

  1. Ask Gerald’s Planning and Zoning Commission to confirm the proposed use and the parcel’s district requirements; the city administers its own zoning.2
  2. Establish sewer availability with the City Inspector before designing a private system, because Gerald allows private disposal only where public sewer is unavailable.6
  3. Submit duplicate written construction plans and a materials statement to the City Building Inspector, and pay applicable city charges when filing.8
  4. Obtain the building permit before starting work that requires approval, and coordinate building inspections with the city department.19
  5. For a private sewage system, obtain the city permit before construction and arrange final inspection before covering underground work.312

For rental premises in Gerald, city building inspection must approve a certificate of occupancy before occupancy.7

What should you check before buying land in Gerald?

Confirm that the parcel is inside Gerald city limits before choosing the building and zoning authority: city rules apply inside Gerald, while county building requirements apply to unincorporated land described in the Franklin County guide.2114 We could not confirm a city owner-builder exemption or agricultural construction exemption; ask Gerald’s City Building Inspector before treating either as a reason to skip a building permit.

Gerald regulates subdivisions under its city subdivision chapter, with specified exceptions, so ask the Planning and Zoning Commission about any proposed lot split.15 Missouri requires a permit for development in a floodplain; ask Gerald City Hall to identify the applicable community floodplain administrator for the parcel.16 We could not confirm Gerald-specific private-well or driveway-approval requirements; ask City Hall about water service and the street authority before committing to a site layout.

Watch-outs

  • Gerald’s minimum 1-acre lot requirement applies to private septic systems using subsurface soil absorption; private disposal also depends on public sewer being unavailable.6
  • Gerald administers city zoning; we could not confirm permission to live in an RV or tiny home, so ask the city Planning and Zoning Commission before buying for that use.2
  • Gerald rental premises need an approved certificate of occupancy before occupancy.7

Sources

  1. Article VIII: Additional Building Codes And Regulations (Gerald), quoted and re-checked
  2. Table of Contents - City of Gerald, MO (Gerald), quoted and re-checked
  3. Chapter 710: Sewer System (Gerald), quoted and re-checked
  4. Article VIII: Additional Building Codes And Regulations (Gerald), quoted and re-checked
  5. Chapter 710: Sewer System (Gerald), quoted and re-checked
  6. Chapter 710: Sewer System (Gerald), quoted and re-checked
  7. geraldmo.com (Gerald), quoted and re-checked
  8. Article VIII: Additional Building Codes And Regulations (Gerald), quoted and re-checked
  9. Gerald City Building Inspector (geraldmo.com)
  10. Article VIII: Additional Building Codes And Regulations (Gerald), quoted and re-checked
  11. Gerald Planning and Zoning Commission (geraldmo.com)
  12. Chapter 710: Sewer System (Gerald), quoted and re-checked
  13. OWTS Construction Permit Process (Missouri statewide rule), quoted and re-checked
  14. Building | Franklin County, MO, quoted and re-checked
  15. Chapter 410: Subdivision Regulations (Gerald), quoted and re-checked
  16. Floodplain Forms (Missouri statewide rule), quoted and re-checked

Written October 12, 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 Gerald

Gerald’s own rules

  • Building permitRequired

    Walls, structures, buildings, and parts thereof built, enlarged, or altered inside Gerald city limits.

    • A written duplicate plan and statement of materials must be submitted to the City Building Inspector.
    • Ordinary repairs and minor alterations not involving major structural parts, qualifying low-cost detached outbuildings outside fire limits, and minor electrical repairs are exempt.
    • The code separately lists exemptions for fences under six feet, roofing, siding, window installation, retaining walls five feet and under, certain decks, detached outbuildings, and portable buildings under 200 square feet.

    minor structural repair cost threshold: <= 1000 USD (must not involve change in major structural parts) · detached outbuilding cost threshold: <= 500 USD (outside fire limits) · portable building size threshold: < 200 square feet (not anchored to concrete)

    “No wall, structure, building or part thereof shall hereafter be built, enlarged, or altered within the City of Gerald, Missouri, until a plan of the proposed work, together with a statement of materials to be used, shall have been submitted in writing in duplicate to the City Building Inspector who shall, if such proposed work is in accordance with the provisions herein contained, issue a permit for the proposed construction.”
  • Building code adoptedAdopted

    Construction and use of one- and two-family dwellings inside Gerald city limits.

    • The adopted residential code is the ICC International Residential Code, 2009 Edition.
    • The residential code governs and controls one- and two-family dwellings except where conflicting city ordinances prevail.
    • The city may amend the adopted code through Board approval on recommendation of the City Building Inspector.

    code edition: 2009 (ICC International Residential Code)

    “For the purpose of the protection of the public health, safety and welfare with respect to establishing minimum standards for buildings used for dwelling purposes, there is hereby adopted the ICC International Residential Code, 2009 Edition.”
  • Certificate of occupancyLimited

    Rental premises inside Gerald city limits.

    • The city webpage specifically states the requirement for rental premises; no broader universal certificate-of-occupancy rule was established from the opened official sources.
    “RENTAL PREMISES SHALL NOT BE OCCUPIED UNTIL A CERTIFICATE OF OCCUPANCY HAS BEEN APPROVED BY THE CITY OF GERALD BUILDING INSPECTION.”
  • Local zoningPresent

    Land inside Gerald city limits; Gerald has its own Chapter 405 Zoning Code administered through the city planning and zoning system.

    • The city code index identifies Chapter 405 as the Zoning Code.
    • The city Planning and Zoning Commission is responsible for zoning changes and proper enforcement.
    “Chapter 405 Zoning Code (Section 405.010 – Section 405.460)”
  • Who permits septicMixed (with conditions)

    Private sewage disposal systems inside Gerald city limits.

    • Gerald requires a written permit signed by the City Inspector.
    • The code requires private-system design to comply with Missouri Department of Natural Resources recommendations.
    • The code preserves additional requirements imposed by the state or county Health Officer.
    “Before commencement of construction of a private sewage disposal system, the owner shall first obtain a written permit signed by the Inspector. [...] No statement contained in this Chapter shall be construed to interfere with any additional requirements that may be imposed by the Health Officer of the State or County.”
  • Septic permitRequired

    Construction of a private sewage disposal system inside Gerald city limits when public sanitary or combined sewer is unavailable.

    • The permit must be obtained before construction begins.
    • The application is on a City of Gerald form and may require plans, specifications, and other information.
    • A $25 permit and inspection fee is due when filed.
    • Additional state or county Health Officer requirements may apply.

    permit and inspection fee: 25 USD (paid when application is filed)

    “Before commencement of construction of a private sewage disposal system, the owner shall first obtain a written permit signed by the Inspector. The application for such permit shall be made on a form furnished by the City of Gerald, which the applicant shall supplement by any plans, specifications and other information as are deemed necessary by the Inspector. A permit and inspection fee of twenty-five dollars ($25.00) shall be paid to the City of Gerald at the time the application is filed.”
  • Septic inspectionRequired

    Private sewage disposal systems inside Gerald city limits.

    • The permit is not effective until installation is completed to the Inspector's satisfaction.
    • The Inspector may inspect at any stage.
    • The applicant must notify the Inspector for final inspection before underground portions are covered.
    • Inspection timing is within four hours for a forenoon notice and within eighteen hours for an afternoon notice.

    forenoon-notice inspection deadline: <= 4 hours · afternoon-notice inspection deadline: <= 18 hours

    “A permit for a private sewage disposal system shall not become effective until the installation is completed to the satisfaction of the Inspector. He/she shall be allowed to inspect the work at any stage of constriction and, in any event, the applicant for the permit shall notify the Inspector when the work is ready for final inspection and before any underground portions are covered.”
  • Off-grid sanitationLimited

    Private sewage disposal inside Gerald city limits.

    • Private sewage disposal is available only where public sanitary or combined sewer is unavailable under Section 710.020(D).
    • The private system requires a city permit and inspection.
    • No private septic system employing subsurface soil absorption may be permitted on a lot smaller than one acre.
    • Additional state or county Health Officer requirements may apply.

    minimum lot size for subsurface soil absorption: >= 1 acre

    “Where public sanitary or combined sewer is not available under the provisions of Section 710.020(D), the building sewer shall be connected to a private sewage disposal system complying with the provisions of this Section.”
  • Subdividing landRegulated (with conditions)

    All subdivisions of land inside Gerald city limits.

    • No land within city limits may be subdivided after adoption of the regulations without complying with Chapter 410.
    • Combining existing lots, certain divisions of ten acres or more without a new street or access easement, and certain divisions of one acre or less without new streets, access easements, or improvements are exempt or separately treated.
    • A preliminary-plat fee of $200 is required.
    • Final plat approval must be recorded within 90 days after the ordinance approving it or approval becomes null and void.

    preliminary plat fee: 200 USD (paid at submission) · final plat recording deadline: 90 days (after passage of approval ordinance) · large-parcel exemption threshold: >= 10 acres (no new street or access easement) · small-parcel exemption threshold: <= 1 acre (no new street, access easement, or improvement)

    “No land within the limits of the City of Gerald shall be subdivided after the adoption of these regulations without complying with the provisions of this Chapter.”
  • Permit feesPublished (with conditions)

    City building, electrical, plumbing, mechanical, inspection, and private-sewage permits inside Gerald city limits.

    • Permit fees for inspections are set forth in Appendix A to Chapter 500.
    • Commercial or residential remodeling and commercial new-construction electrical, plumbing, or mechanical fees use the stated formula.
    • The multiplier is set at 0.0064.
    • Private sewage disposal and building sewer permits have separate $25 fees under Chapter 710.

    permit multiplier: 0.0064 (applied to 80% of project cost) · private sewage disposal permit and inspection fee: 25 USD (paid when application is filed) · residential or commercial building sewer permit fee: 25 USD (paid when application is filed)

    “Any commercial or residential remodeling or commercial new construction, electrical, plumbing and/or mechanical permit fees shall be calculated using a formula as set forth below. The multiplier used within the formula shall be set by ordinance passed from time to time by the Gerald Board of Aldermen. The multiplier shall be set at .0064.”
  • Permit processPublished (with conditions)

    Building and related permit applications inside Gerald city limits.

    • Applications for excavation, construction, demolition, improvements, or changes in building use or occupancy must be filed with the City Building Inspector when required by ordinance or law.
    • The Inspector reviews and decides applications under applicable standards.
    • Fees or charges due to the city are deposited with administrative staff when the application is filed.
    • Building permit plans must be submitted in writing in duplicate with a statement of materials.
    “All applications for permits or other necessary consents for the excavation for, construction or demolition of, improvements to, or changes in the use or occupancy of buildings or structures of any type within the City of Gerald, Missouri, now or hereafter required by ordinance or law as a condition to the lawful performance of such work, shall be filed with the Building Inspector of the City of Gerald, who shall review and pass on such applications in the manner and according to the standards provided by the applicable ordinance or law.”

Still unanswered

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

  • Owner-builder exemption — Owner-builders performing construction inside Gerald city limits.
  • Minimum dwelling size — Minimum dwelling size inside Gerald city limits, including R-1 and A-1 districts.
  • Minimum lot size — Minimum lot size inside Gerald city limits, including R-1 and A-1 districts.
  • Setbacks — Required setbacks inside Gerald city limits, including R-1 and A-1 districts.
  • Lot coverage — Maximum lot coverage inside Gerald city limits, including R-1 and A-1 districts.
11 more unanswered
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Well permit
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain
  • 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 Gerald publishes no rule on the point, not that none exists. Franklin County’s page lists the county offices to call.

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