Bolthole Index

Henry County, Missouri

Building permits, zoning and land rules in Henry County, Missouri

74Index Score / 100
#33 of 115 in Missouri

Henry County records indicate no countywide building-code or residential building-permit program, but the county's current permit requirement could not be independently confirmed; ask the County Commission and the applicable township before building12. Windsor, Bogard and White Oak townships each have their own planning-and-zoning contacts3. Septic systems not connected to an incorporated municipality's sewer require a Henry County Health Center permit45.

At a glance

Building permit
County records indicate none countywide; confirm with the County Commission and your township12
Township zoning
Windsor, Bogard and White Oak townships each publish a planning-and-zoning contact3
Septic permit
Required through the Henry County Health Center unless connected to an incorporated municipality's sewer45
Septic fees
$200 for a single-family system, $300 for a non-single-family system and $100 for a repair permit5
Minimum septic area
At least 10,000 square feet of suitable sewage-disposal land, as determined by the County Health Officer6
RV or tiny home
Countywide private-land rules could not be confirmed; ask the applicable township3
Floodplain development
A floodplain development permit is required for development in a Missouri floodplain7
Private well
Contractor work requires Missouri permits; a landowner may install their own well or pump without one8

Who to call

Septic permits

Henry County Health Center

Wastewater treatment system permits and inspections for Henry County

(660) 885-8193

111 North Third Street, Clinton, MO 64735

Online permits →

Floodplain permits

Henry County Floodplain Administrator

Floodplain questions and development permitting for Henry County

(660) 383-1061

100 W Franklin Street, Clinton, MO 64735

Contact details are copied from each office’s official page and were checked against it on September 28, 2026.

Do you need a building permit in Henry County, Missouri?

Available Henry County records say a residential building permit is not required and that the county has no countywide building-code or permit program1. The current county pages reviewed, however, do not expressly confirm whether Henry County has adopted a building code or currently requires a residential building permit. Missouri leaves fire and building-code adoption to local governments, and the state framework permits qualifying counties to adopt codes under specified procedures29. Before ordering plans or starting work, ask the Henry County Commission and the planning-and-zoning contact for the parcel's township for a current written answer. A building-permit answer does not settle the separate permits: onsite wastewater work requires the Health Center's approval, development in a floodplain requires a floodplain permit, and a driveway in MoDOT right-of-way requires a state permit5710.

Who handles Henry County building and land permits, and how do you reach them?

Henry County does not publish a single building-and-zoning office for every rural parcel. The county's official information page instead directs planning-and-zoning questions to separate contacts for Windsor, Bogard and White Oak townships3. Ask the Henry County Commission which township and incorporated jurisdiction covers the parcel, then obtain the applicable township contact before relying on a permit answer. For onsite wastewater, call the Henry County Health Center at (660) 885-8193 or visit 111 North Third Street, Clinton, MO 6473511. For land in a mapped flood hazard area, contact the Henry County Floodplain Administrator at (660) 383-1061 or 100 W Franklin Street, Clinton, MO 6473512. These offices cover different subjects: the Health Center handles wastewater systems, while the floodplain administrator handles floodplain questions and development permitting1112.

Does Henry County have zoning?

Available Henry County records say there is no countywide zoning ordinance, but the official materials reviewed do not expressly establish whether the county adopted countywide zoning through Missouri's referendum process1314. What is confirmed is that Windsor, Bogard and White Oak townships each have their own planning-and-zoning contact, while the county page does not publish their ordinance text, maps, boundaries, fees or substantive standards3151617. That makes parcel location decisive. Ask the relevant township about allowed uses, setbacks, dwelling size, building height, lot coverage, RVs, manufactured homes and subdivision review before buying. Missouri law also creates a township subdivision-review framework when a township planning commission has adopted and filed the required planning material, but the record here does not establish that every Henry County parcel is subject to that process18.

How do septic permits work in Henry County?

A person must obtain a Henry County Health Center permit before constructing, installing or modifying a wastewater treatment system, unless the system is connected to sewer operated by or for an incorporated municipality45. The local fees are $200 for a single-family system, $300 for a non-single-family system and $100 for a repair permit; the fees are non-refundable5. Henry County requires at least 10,000 square feet of suitable land for sewage disposal6. For new septic construction on property under 10 acres, the regulation calls for a state-registered engineer unless a soil scientist establishes acceptable soil conditions and permeability and the installer can design a system meeting setbacks6. Only 0.3% of county soils are rated without severe limitations for a conventional drain field, so make the site and soil evaluation an early purchase contingency19. The permittee must arrange inspection and approval before backfilling; missing the final inspection can bring a $250 charge and may require exposing the system again20.

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

We could not confirm a countywide Henry County rule allowing or prohibiting long-term RV living, temporary camping or tiny-home occupancy on private rural land. Ask the planning-and-zoning contact for the parcel's township and, if the parcel is inside a city, that city's planning office. Do not treat the absence of a published countywide rule as permission. The specific RV rule in the record applies only to a licensed RV park or campground in the City of Windsor: an RV must occupy an approved designated space, may stay no more than 180 days in any consecutive 12-month period and may not serve as a permanent residence21. Windsor also requires mobile homes to be placed in a mobile-home park, but that municipal rule does not answer what is allowed elsewhere in Henry County22. Any occupied off-grid structure still needs a lawful wastewater solution; Henry County requires the wastewater application, permit, registration and plan requirements for regulated onsite systems23.

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

  1. Confirm the parcel's township and whether it lies inside a municipality, then ask the applicable planning office for the current building-permit, zoning, setback and occupancy rules3.
  1. Check the flood map and contact the Henry County Floodplain Administrator before grading or building in a floodplain; Missouri requires a permit for all floodplain development127.
  1. Evaluate the septic site before finalizing the house location, because only 0.3% of county soils are rated without severe conventional-drain-field limits19.
  1. Apply to the Henry County Health Center before installing or modifying the wastewater system and arrange inspection before backfilling11520.
  1. If the driveway enters MoDOT right-of-way, obtain the state right-of-way permit before constructing or changing it10.
  1. Keep written approvals, plans and permit conditions with the project; the Health Center permit must be posted at the septic job site5.

What should you check before buying land in Henry County?

Make a septic site evaluation the first technical contingency: only 0.3% of Henry County soils are rated without severe limitations for a conventional drain field19. Terrain is generally easier, with 92.5% of the county at a slope of 15% or less24. Verify township and city boundaries, because Windsor, Bogard and White Oak townships publish separate planning-and-zoning contacts and city rules cannot be generalized to rural land3. Check the flood map and legal access, and identify whether a proposed entrance meets a county road or MoDOT right-of-way; MoDOT requires a permit for driveway construction or modification in its right-of-way10. For water, Missouri generally requires permits for contractor-installed wells and pumps, although a landowner may install their own well or pump without a permit while still following the remaining state rules8. The typical effective property-tax rate is about 0.8%, and the median annual property-tax bill is about $1,2302526.

Watch-outs

  • Available Henry County records say no county building permit is required, but current county adoption and permit requirements could not be independently confirmed; get a written answer from the County Commission and the applicable township before building12.
  • Only 0.3% of Henry County soils are rated without severe limits for a conventional drain field, so do not buy based only on acreage or an assumed septic location19.
  • The City of Windsor's 180-day RV-park limit is a city rule for licensed parks, not an answer for private rural land elsewhere in Henry County21.

Sources

  1. Henry County, Missouri - Information (Planning & Zoning) (2026 county census)
  2. RSMo Section 64.170 (Missouri statewide rule), quoted and re-checked
  3. Information | Henry County, Missouri, quoted and re-checked
  4. Henry County Wastewater Treatment Systems Regulation No. 89-1, quoted and re-checked
  5. Henry County Wastewater Treatment Systems Regulation No. 89-1, quoted and re-checked
  6. Henry County Health Center Regulation No. 89-1, Wastewater Treatment Systems Regulation, quoted and re-checked
  7. Floodplain Forms, quoted and re-checked
  8. Water Wells - PUB2945, quoted and re-checked
  9. RSMo § 64.170 — County commissions control construction and issue building permits (Missouri statewide rule), quoted and re-checked
  10. Permits | Missouri Department of Transportation, quoted and re-checked
  11. Henry County Health Center (henrycohealth.org)
  12. Henry County Floodplain Administrator (sema.dps.mo.gov)
  13. Henry County, Missouri - Information (Planning & Zoning) (2026 county census)
  14. RSMo § 64.090 — Planning and zoning powers of county commission (Missouri statewide rule), quoted and re-checked
  15. Information | Henry County, Missouri, quoted and re-checked
  16. Information | Henry County, Missouri, quoted and re-checked
  17. Information | Henry County, Missouri, quoted and re-checked
  18. RSMo Section 65.670 — Subdivision plats, quoted and re-checked
  19. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  20. Henry County Wastewater Treatment Systems Regulation No. 89-1, quoted and re-checked
  21. City of Windsor Ordinances, RV Parks and Campground Regulations, quoted and re-checked
  22. City of Windsor Ordinances 4 — Chapter 400 Zoning Regulations, quoted and re-checked
  23. Henry County Wastewater Treatment Systems Regulation No. 89-1, quoted and re-checked
  24. Share of land at 15% slope or less: Bolthole Index county data
  25. Effective property tax rate: Bolthole Index county data
  26. Median property tax bill: Bolthole Index county data

Written September 28, 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

Henry County in Missouri

74
County map
Henry County highlighted among the Missouri counties · colored by Index score

How Henry County scores

Seclusion61100% ev.
Self-Sufficiency59100% ev.
Admin Boringness8790% ev.
Durability53100% ev.
Property Autonomy47100% ev.
Carry Cost80100% 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 →

$228kTypical home
0.8%Property tax
$4,028Land / acre
42.4"Annual rain
8.8% of yrsSevere drought
17 / yr (+13.8)Mid-century 100°F days
17.7 daysMid-century dry spell
2.25" (+7%)Mid-century 1-day rain
1.71×Wildfire change factor
100%Forward climate coverage
$2,073Home insurance / yr
4.3% / yrInsurance growth
2.25%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
13,434People within 30 min
3,201,874People within 2 hr
20,876Radius comparison (15 mi)
32.3People / sq mi
8.4%Federal land
92.5%Land at 15% slope or less
0.3%Septic soil without severe limits
1,338 acWorkable land screen
28.3%Wooded land
42.7 tonsBiomass / forest ac
55.8°FAvg temp

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Answers from the rulebook for Henry County

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

Henry County rules

  • Local zoningVaries (with conditions)

    Local zoning in Henry County, including unincorporated areas administered by townships that have adopted township planning and zoning.

    • This is a countywide aggregate conclusion; the actual rule-maker is the applicable township, not Henry County as a countywide zoning administrator.
    • Henry County's official planning and zoning page identifies Windsor Township, Bogard Township, and White Oak Township as having township planning and zoning contacts.
    • The Attorney General opinion states that certain townships within Henry County have adopted township zoning and that township zoning applies where adopted.
    • The specific zoning ordinance, district boundaries, and applicability for a particular parcel must be confirmed with the applicable township; this record does not establish that every Henry County township has zoning.
    • Municipal zoning may apply within incorporated municipalities and is not resolved by this county aggregate claim.
    “For information regarding Windsor Township Planning and Zoning please contact: [...] For information regarding Bogard Township Planning and Zoning please contact: [...] For information regarding White Oak Township Planning and Zoning please contact:”
    One more reviewed finding on this topic
    • Varies (with conditions) — Aggregate local-zoning administration across Henry County, including Windsor Township, Bogard Township, and White Oak Township.
      “PLANNING AND ZONING INFORMATION [...] WINDSOR TOWNSHIP [...] BOGARD TOWNSHIP [...] WHITE OAK TOWNSHIP”
  • Minimum lot sizeSpecified

    Tracts in Henry County seeking construction, installation, or modification of a wastewater treatment system; this is a wastewater-permit land-area requirement, not a general residential zoning lot-size rule.

    • At least 10,000 square feet of suitable land for sewage disposal is required, as determined by the County Health Officer.
    • Properties under 10 acres on new septic construction must be engineered by a State Registered Engineer, unless acceptable soil conditions, property, and permeability are established by a soil profile performed by a Soil Scientist and the Installer can draw up the system as long as setbacks can be met.

    minimum suitable land for sewage disposal: >= 10000 square feet · engineering threshold for new septic construction: < 10 acres (The stated engineering requirement applies to properties under 10 acres, subject to the Soil Scientist alternative described in the regulation.)

    “minimum of 10,000 sq. ft. [...] Properties under 10 acres on new septic construction must be engineered by a State Registered Engineer or if soil conditions”
  • SetbacksSpecified

    A non-discharging lagoon used as part of a wastewater treatment system in Henry County.

    • The lagoon must be part of the wastewater treatment system.
    • The lagoon must be 100 feet from all property lines and the house it serves.
    • The lagoon must be 200 feet from all neighboring residences.
    • The general regulation also requires at least 10,000 square feet of suitable land for sewage disposal, as determined by the County Health Officer.
    • The document displays “Revised 10/2010”; this is treated as a revision stamp, not as an effective date.

    minimum distance from all property lines: >= 100 feet · minimum distance from house served: >= 100 feet · minimum distance from neighboring residences: >= 200 feet

    “When a non-discharging Lagoon is used as part of the Wastewater treatment system, the Lagoon must be 100 ft. from all property lines and the house it serves and 200 ft. from all neighboring residences.”
  • Who permits septicCounty

    Wastewater treatment systems in Henry County that are not connected to a sewage system operated by or on behalf of an incorporated municipality.

    • The regulation expressly excludes wastewater treatment systems connected to an incorporated municipality's sewage system.
    • The County Health Officer is the Administrator of the Henry County Health Center and/or the Environmental Public Health Specialist.
    • The regulation states it is enacted under Section 192.300, RSMo, and may not conflict with DHSS rules.
    “These regulations apply to all Wastewater treatment systems except for Wastewater treatment systems connected to the sewage system operated by or on behalf of an incorporated municipality within the county.”
  • Septic permitRequired

    Construction, installation, or modification of wastewater treatment systems in Henry County outside the regulation's incorporated-municipal-sewer exception.

    • A valid permit must be obtained first from the County Health Officer.
    • A written application, design data, plans, specifications, and other pertinent information must be submitted; the permit must be visibly posted at the septic job site.
    • Emergency conditions must be reported immediately and no later than the next business day, with a permit application submitted within five days after reporting.
    • The permit duration is variable but may not exceed one year from issuance; an extension request must be received at least five days before expiration.
    • The regulation excludes systems connected to an incorporated municipality's sewage system.
    • The current county regulation page identifies the document as Henry County Wastewater Regulation; the PDF itself is marked Revised 10/2010.

    single-family dwelling wastewater permit fee: 200 USD (non-refundable) · non-single-family wastewater permit fee: 300 USD (non-refundable) · repair permit fee: 100 USD (tank replacement, lateral field repair, lagoon repair, etc.)

    “Any Person desiring to construct, install or modify a Wastewater treatment system must first obtain a valid Permit issued by the County Health Officer.”
  • Septic inspectionRequired

    County-regulated wastewater treatment systems during construction, installation, or modification in Henry County.

    • The permittee must notify the County Health Officer or Environmental Public Health Specialist to arrange inspection and approval before backfilling.
    • Backfilling may be allowed at the discretion of the County Health Officer or Environmental Public Health Specialist.
    • If no final inspection is requested or performed, the owner or permit holder may be required at their own expense to dig up the system for inspection.
    • There is a $250 charge for no final inspection.
    • The regulation excludes wastewater systems connected to an incorporated municipality's sewage system.

    charge for no final inspection: 250 USD

    “The permittee shall notify the County Health Officer or EPHS to arrange for a date and specified time to allow the County Health Officer or EPHS to inspect and approve the Wastewater treatment system prior to backfilling.”
    One more reviewed finding on this topic
    • Limited — Complaint investigations involving wastewater treatment systems in Henry County outside the incorporated-municipal-sewer exception.
      “Upon receipt of any complaint regarding a Wastewater treatment system, the County Health Officer or EPHS shall: [...] Investigate the Wastewater treatment system and prepare a written report;”
  • Off-grid sanitationLimited

    Off-grid or onsite sanitation systems in Henry County that are not connected to an incorporated municipality's sewage system.

    • Construction, installation, or modification requires the county permit, application, county registration, and plan requirements.
    • The county regulation requires compliance with Chapter 701, RSMo, DHSS rules 19 CSR 20-3.060, and local regulations adopted by the Board.
    • Wastewater treatment systems may not be operated in violation of the regulation or applicable state law.
    • The incorporated-municipal-sewer exception applies.
    • Missouri DHSS states wastewater may not be discharged into a road ditch or onto the ground.

    minimum suitable land for sewage disposal: >= 10000 sq ft (as determined by the County Health Officer) · minimum separation from potable water source: >= 100 ft (rural water district supply uses 10 ft from rural water district lines) · non-discharging lagoon separation from property lines and serving house: >= 100 ft · non-discharging lagoon separation from neighboring residences: >= 200 ft

    “No Person shall construct, install or modify any Wastewater treatment system, without complying with all of the following requirements as set forth in this regulation: • Application; • Permit(s); • County Registration; and • Plan”
  • Building permitNot required

    Henry County has no countywide building code or permit program; planning/zoning (and any permitting) is handled independently at the township level (e.g., Windsor and Bogard townships), consistent with Missouri's lack of a statewide residential code. Corroborated by the state County Building Codes dataset (data.mo.gov iq7s-izvt, 2021): no county residential building code adopted.

    Henry County, Missouri - Information (Planning & Zoning) ↗Scouted from the county site, not yet independently re-checked

  • County-wide zoningAbsent

    The county has no countywide zoning ordinance; zoning is administered independently by individual townships (Windsor Township and Bogard Township are listed as having their own planning and zoning contacts).

    Henry County, Missouri - Information (Planning & Zoning) ↗Scouted from the county site, not yet independently re-checked

Missouri rules that apply here

  • Building code adoptedPartial

    Missouri statewide legal framework for building-code adoption by counties and other communities; the statutes authorize local adoption rather than establishing one uniformly adopted statewide building code.

    • County authority under RSMo 64.170 applies to counties of the first and second classification.
    • A county that had not adopted a building code before August 28, 2001 must obtain voter approval before adopting under RSMo 64.170 to 64.200.
    • The adoption vote is limited to voters in the affected area; a code affecting a county is not voted on by citizens of incorporated territory.
    • A county adopting under RSMo 64.180 must use a current nationally recognized building code edition from calendar year 1999 or later, as amended.
    • A county building ordinance may not conflict with liquefied petroleum gas installation requirements governed by RSMo 323.020.
    • A community may incorporate a code by reference only if it otherwise has legal power to adopt the ordinance.
    • A code incorporated by reference must be filed with the community clerk and available for public inspection for 90 days before adoption.
    • An ordinance adopting a code by reference must state the penalty separately rather than incorporate the penalty by reference.
    • RSMo 67.280 defines community to include any county, fire protection district, or municipality, and municipality to include an incorporated city, town, or village.
    “Because fire and building codes are adopted at the local level in Missouri”
  • Well permitLimited

    Water wells in Henry County under Missouri statewide well-construction rules, including private, contractor-installed, and public water-system wells.

    • 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 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 a person who contracts these activities or directs the installation.
    • Landowners may install their own well or pump without a permit, but must comply with the remaining laws and rules.
    • Public water systems must receive written approval from the Public Drinking Water Branch before constructing or altering a public well, subject to the charitable and benevolent organization exemptions in Section 640.116, RSMo.
    • A public water system generally has at least 15 service connections or regularly serves an average of at least 25 individuals daily at least 60 days per calendar year.

    public water system service connections threshold: >= 15 connections · public water system service population threshold: >= 25 persons daily (regularly served at least 60 days per calendar year)

    “A non-restricted water well installation permit is required to construct or repair a water well in Missouri. [...] Landowners may install their own well or pump without a permit pursuant to the above mentioned law and rules.”
  • Agricultural exemptionAvailable (with conditions)

    Agricultural activities and qualifying farm buildings or farm structures in unincorporated portions of Missouri second- or third-class counties, including Henry County to the extent the statute applies.

    • The statutory building-regulation authority applies to unincorporated portions of qualifying second- or third-class counties and requires voter approval under Section 64.530.
    • The exemption does not apply to incorporated portions of counties.
    • The exemption covers raising crops, livestock, orchards, or forestry, and seasonal or temporary impoundments used for rice farming or flood irrigation.
    • Farm buildings or farm structures are exempt only when used for those agricultural purposes and located outside the area shown on the flood hazard area map.
    • The statute states an effective date of March 4, 1991.

    maximum rice-farming or flood-irrigation berm height: <= 18 inches

    “The provisions of this section shall not apply to the incorporated portions of the counties, or to the raising of crops, livestock, orchards, or forestry”
    3 more reviewed findings on this topic
    • Available (with conditions) — Farm buildings or farm structures used for agricultural purposes in areas outside incorporated portions of counties and outside areas shown on the flood hazard area map, under the county planning and zoning provisions referenced by RSMo 64.890.
      “farm buildings or farm structures used for such purposes in an area not within the area shown on the flood hazard area map.”
    • Available (with conditions) — Erection, maintenance, repair, alteration, or extension of farm buildings or farm structures in Missouri, including Henry County, as against county fire-protection or fire-prevention ordinances.
      “Effective - 28 Aug 2025 64.003. Farm buildings and farm structures, limitation on certain fire protection or fire prevention ordinances. — Notwithstanding any provision of law to the contrary, no fire protection or fire prevention ordinance adopted by any county in this state shall be exercised so as to impose regulations or to require permits with respect to the erection, maintenance, repair, alteration, or extension of farm buildings or farm structures.”
    • Available (with conditions) — Erection, maintenance, repair, alteration, or extension of farm buildings or farm structures as against county fire-protection or fire-prevention ordinances.
      “Notwithstanding any provision of law to the contrary, no fire protection or fire prevention ordinance adopted by any county in this state shall be exercised so as to impose regulations or to require permits with respect to the erection, maintenance, repair, alteration, or extension of farm buildings or farm structures.”
  • Subdividing landRegulated (with conditions)

    Subdivision plats in unincorporated areas of Missouri counties governed by the township-planning provisions, including Henry County where the statutory conditions apply.

    • If a township planning commission has adopted, recorded, and filed a master plan provision relating to major highways or subdivision regulations, a subdivision plat in the affected unincorporated area must first be approved by that township planning commission.
    • If the township planning commission does not report on the plat within thirty days, the plat may be deemed approved and the commission must certify that fact on the plat.
    • A municipality may by ordinance require subdivision plats within its corporate limits to be submitted to the township planning commission before municipal approval and recording.
    • The statute is effective August 28, 1989.

    township planning commission response period: 30 days (If no report is made, the plat may be deemed approved.)

    “no plat of a subdivision of land within the unincorporated area of such township [...] shall be recorded until such plat shall first have been approved”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision plats in the unincorporated area of a Missouri township when that township's planning commission has adopted, recorded, and filed certified master-plan material relating to major highways or subdivision regulations; Henry County's official page identifies Windsor, Bogard, and White Oak Township planning and zoning contacts.
      “no plat of a subdivision of land within the unincorporated area of such township [...] shall be recorded until such plat shall first have been approved”
  • Driveway accessRequired

    Driveway construction or modification within MoDOT right-of-way in Henry County, Missouri.

    • The requirement applies to MoDOT right-of-way.
    • Modifications include changes in width, grade, location, or surface type.
    • An initial online request must be submitted for each planned activity.
    • Engineered plans, traffic studies, hydraulic analysis, traffic-control plans, a surety deposit, or a performance bond may be required depending on the work.
    “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.)”
    One more reviewed finding on this topic
    • Required — Construction or modification of driveways within MoDOT right-of-way statewide.
      “We require you to obtain a permit to work on MoDOT's Right of Way for: Construction of driveways”
  • Building in a floodplainLimited

    Projects including mining, dredging, building construction, and other dirt-moving activities in designated flood hazard areas within participating Missouri jurisdictions.

    • The source describes local county or city flood damage reduction ordinances rather than one uniform statewide ordinance.
    • The project must be within a participating jurisdiction.
    • The project must be within a designated flood hazard area.
    • The cited rule does not apply if either condition is absent.
    • Covered projects must not raise flood heights.
    “Some jurisdictions (for example, county, city) require any projects in certain floodplains do not raise flood heights.”
    One more reviewed finding on this topic
    • Required — All development in the floodplain in Missouri, including development subject to local community floodplain administration in Henry County.
      “This sample Floodplain Development Permit was developed by the State and can be used “as is” or modified to fit the community’s permit process. Regardless, some type of permit MUST be issued for ALL development in the floodplain.”
  • Permit feesPublished (with conditions)

    Missouri Department of Natural Resources air construction permits statewide.

    • Fees apply to air construction permits, not to every Missouri building or land-use permit.
    • Construction permit fees include a filing fee and an hourly processing fee.
    • The filing fee depends on the type of construction permit.
    • The listed fees are effective January 1, 2026.
    • Fees applicable until December 31, 2025 are available on the Air Construction Permit Fees white sheet.
    • A convenience fee is charged for electronic payment.

    portable source relocation filing fee: 300 USD · minor permit filing fee: 300 USD · minor permit processing fee: per 100 USD (hour) · general permit filing fee: 700 USD · new source review filing fee: 6000 USD (plus $100 per hour processing fee) · prevention of significant deterioration filing fee: 6000 USD (plus $100 per hour processing fee) · hazardous air pollutant filing fee: 6000 USD (plus $100 per hour processing fee) · temporary or pilot filing fee: 250 USD (plus $100 per hour processing fee)

    “Construction permit fees include a filing fee and an hourly processing fee. The filing fee is dependent on the type of construction permit.”
  • Permit processPublished (with conditions)

    Permit applications for work on Missouri Department of Transportation right-of-way statewide.

    • The process applies to MoDOT right-of-way work.
    • Applicants may apply online, contact the area Traffic Specialist, or submit a hard-copy application by mail.
    • Additional documentation may be required depending on the work, including site plans, performance bond, certificate of liability, traffic studies, or a meeting with MoDOT personnel.
    • After issuance, Missouri One Call, a Notice of Intent, permit and approved-plan retention, and Traffic Specialist contact requirements apply.
    • Lane closures require a request at least two working days in advance and authorization before closing lanes.
    • The Traffic Specialist must be contacted at least 48 hours before beginning work and for necessary inspections.

    lane-closure advance request: >= 2 working days (authorization from MoDOT is also required) · Traffic Specialist pre-work contact: >= 48 hours (before beginning work)

    “Contact the Traffic Specialist a minimum of 48 hours prior to beginning work and for all necessary inspections.”
    One more reviewed finding on this topic
    • Published (with conditions) — Construction or modification of a driveway and other listed work within MoDOT right-of-way in Henry County, Missouri.
      “As a part of our commitment to provide a personal, fast, courteous, and understandable response to our customers there are three ways to submit a permit application for processing.”
  • county zoning authorityGeneral

    Missouri counties adopting zoning regulations for unincorporated territory.

    • First-class charter counties are empowered under RSMo § 64.090; that section excludes first-class counties without a charter form of government.
    • A first-class noncharter county or a county of the second, third, or fourth class may establish county zoning under RSMo §§ 64.845 to 64.880 only after the zoning question is submitted to county voters and a majority of votes cast favors county zoning.
    • The authority applies to unincorporated portions or territory and does not apply to incorporated portions under § 64.090.
    • Section 64.090 excludes specified agricultural activities and certain farm structures, underground mining, and protects existing lawful uses subject to gradual elimination of nonconforming uses.
    “If a majority of the votes cast is in favor of county zoning, the county commission shall proceed with a program of county zoning”
  • county building authorityLimited

    County regulation of construction and issuance of building permits for buildings, including residential construction, in Missouri counties, with the practical focus on county-controlled areas outside incorporated territory.

    • RSMo § 64.170 grants the authority to counties of the first and second classification only.
    • The authority is subject to subsections 2 and 3.
    • A county that had not adopted a building code before August 28, 2001, under §§ 64.170 to 64.200, lacks authority to adopt one under those sections unless voters approve it.
    • The building-code authority vote is limited to voters in the affected area; a code affecting a county may not be voted on by citizens of incorporated territory.
    • The statute authorizes building regulations, building permits, inspections, licensing rules, and permit, license, and inspection fees.
    “the county commission in all counties of the first and second classification [...] is for this purpose empowered [...] to adopt [...] regulations to control the construction”

Inside cities and towns in Henry County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Local zoningPresent (with conditions)

    Planning and zoning inquiries for Bogard Township in Henry County, Missouri; the county page does not state the ordinance text, geographic coverage, or substantive development standards.

    • The official county page directs persons seeking Bogard Township planning and zoning information to a township contact.
    • The specific ordinance, map, boundaries, standards, fees, and exceptions were not published on the county page.
    “For information regarding Bogard Township Planning and Zoning please contact: Terra Salmon 816-678-1810”
    2 more reviewed findings on this topic
    • Present (with conditions) — Planning and zoning inquiries for Windsor Township in Henry County, Missouri; the county page does not state the ordinance text, geographic coverage, or substantive development standards.
      “For information regarding Windsor Township Planning and Zoning please contact: Troy Ebeling 660-525-1893 Nancy Rhoads 660-890-5464”
    • Present (with conditions) — Planning and zoning inquiries for White Oak Township in Henry County, Missouri; the county page does not state the ordinance text, geographic coverage, or substantive development standards.
      “For information regarding White Oak Township Planning and Zoning please contact: Darwin Doll 816-590-8663”
  • Camping on your landLimited

    Temporary camping and RV occupancy in a City of Windsor RV park or campground.

    • An RV park or campground requires a city inspection and occupancy permit before opening.
    • RV parks and campground development applications are processed in the same manner as conditional-use permits.
    • The RV must be in a designated space in a city-licensed RV park, on a numbered lot approved for that specific type of RV.
    • Occupancy is for recreational purposes and not as a permanent residence.
    • The RV must be self-contained and have at least 120 square feet of floor space.
    • The maximum stay is 180 days within any consecutive 12-month period.
    • In flood zones, additional SEMA-related conditions apply, including licensing and titling as an RV or park trailer, single-chassis construction, maximum 400 square feet, inflated tires, no attached deck, porch, shed, or utilities, temporary recreational/camping/travel/seasonal use of no more than 180 consecutive days, and quick-disconnect utility connectors.

    maximum RV-park stay: <= 180 days within any consecutive 12-month period · minimum RV floor space: >= 120 square feet · flood-zone RV maximum size: <= 400 square feet (measured at largest horizontal projection)

    “Recreational vehicles may be parked within a designated space in an RV park for a period of time not to exceed 180 days within any consecutive 12-month period, and may be used for recreational purposes and not as a permanent residence during the time that it is so placed in the park”
  • Manufactured homesLimited

    Manufactured-home occupancy and placement within the City of Windsor, Henry County, Missouri. The ordinance also uses the term Mobile Home for the regulated dwelling type.

    • All mobile homes must be placed in a Mobile Home Park; they may not be temporarily or permanently parked or located on a public street or alley within city limits.
    • For a mobile home first located in the City on or after August 13, 2020, or relocated from or within the corporate city limits on or after August 13, 2020, the owner and occupier must file an application and obtain a City permit before occupancy and/or relocation.
    • The application must substantially include owner and occupier names and addresses, telephone numbers, year/make/model, City location address, and satisfactory evidence of the Missouri-required Chapter 700 seal, subject to City waiver where not applicable.
    • The mobile home must be inspected by the Building Inspector or authorized City personnel; a $30 inspection fee is due with the application, and the application is incomplete until the fee is paid.
    • A mobile home in a district other than a Mobile Home Park district is treated as a non-conforming use, subject to the stated exception for placement by the owner of a newer or improved model less than five years old meeting Section 400.180.C.1-4 requirements.
    • Mobile Home Parks are permitted upon review in R-2 through R-3 districts. A mobile home may be permitted elsewhere by the Board of Aldermen for temporary disaster housing if removed within six months of original placement; mobile homes may also be temporary offices or other non-residential structures at construction sites if removed when the project is complete.
    • For Mobile Home Parks, newly permitted homes must be no more than five years old initially, free of chipping/peeling paint and rust/rust stains; the park must be at least two acres and density may not exceed five units per gross acre.
    • Mobile Home Parks must provide sanitary sewers, storm sewers, water supply, approved sewage disposal, utility hookups, five-foot boundary landscaping/screening, two off-street parking spaces per mobile-home lot, and common parking at one space per four sites; each parking space must be at least nine by twenty feet.
    • Mobile homes within the City must be anchored and tied down under Missouri law; skirting, inspected concrete or cement-block foundation, concealed or removed trailer tongue, open-space, corner-lot, accessory-storage, and single-family-use requirements also apply.

    mobile-home permit timing: before occupancy and/or relocation (applies to homes first located or relocated on or after August 13, 2020) · inspection fee: 30 USD (application incomplete until fee is paid) · mobile-home park minimum area: >= 2 acres · mobile-home park maximum density: <= 5 units per gross acre · newly permitted mobile-home maximum age: <= 5 years (when initially located in a Mobile Home Park) · boundary landscaping/screening: >= 5 feet (adjacent to all property lines forming the park boundary) · parking per mobile-home lot: >= 2 spaces (off-street spaces) · common parking ratio: per 1 space per 4 mobile-home sites (for boats, trailers, and similar parking) · minimum parking-space dimensions: 9 x 20 feet · disaster temporary placement: <= 6 months (Board of Aldermen authorization required; disaster housing only)

    “All Mobile Homes must be placed in a “Mobile Home Park”.”

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 building permits or building inspections in Henry County, Missouri, including unincorporated areas.
  • Inspections — Building inspections for construction in Henry County, Missouri, including unincorporated areas.
  • Certificate of occupancy — Certificates of occupancy for buildings in Henry County, Missouri, including unincorporated areas.
  • Zoning districts — Countywide zoning-district publication for Henry County, Missouri.
  • Minimum dwelling size — Minimum dwelling size requirements in Henry County, including unincorporated areas and local jurisdictions.
7 more unanswered
  • Lot coverage
  • Building height
  • Living in an RV
  • Tiny homes
  • Accessory dwellings
  • Mandatory utility hookup
  • 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 Henry County, Missouri

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

Henry County scores 74/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost.

Do you need a building permit in Henry County, Missouri?

Henry County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Henry County Health Center. 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 Henry County, Missouri?

Land in Henry County runs about $4,028 per acre, based on the latest county data.

What is the water situation in Henry County?

Henry County gets about 42.4" of rain a year, with severe drought in roughly 8.8% of years.

How remote is Henry County?

A representative private-land location has about 13,434 people within a 30-minute drive and 3,201,874 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 Henry County means bringing your own water and power. The kit we’d start with:

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How Henry compares in Missouri

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