Bolthole Index

Lincoln County, Missouri

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

67Index Score / 100
#76 of 115 in Missouri

Unincorporated Lincoln County, Missouri does not require a county building permit or occupancy certificate, but floodplain development needs a separate permit1. Lincoln County has no unincorporated-area zoning; municipal zoning applies inside city limits1. The Lincoln County Health Department handles covered septic installations and major repairs; Winfield and Hawk Point also require city private-sewage permits1,2,3.

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

Unincorporated Lincoln County does not require a county building permit or county occupancy certificate.

Unincorporated Lincoln County does not require a county building permit or county occupancy certificate1. Improvements, construction and development in the Lincoln County Floodplain require a separate floodplain development permit1. Floodplain work may be inspected during construction and is inspected at completion7. The county directs occupancy-permit and electric-code questions to the applicable fire district1. Inside Hawk Point, covered construction requires a city building permit; city private-sewage permits and applicable county health requirements remain separate1,3,8.

Who issues building permits in Lincoln County, Missouri?

Lincoln County does not require general county building permits for unincorporated construction; the Floodplain Office handles flood-zone questions and floodplain development permits.

Lincoln County does not require general county building permits for unincorporated construction; the Floodplain Office handles flood-zone questions and floodplain development permits1,9. Published floodplain fees include $200 for new construction, $25 for reconstruction and $150 per subdivision lot located in or removed from the special flood-hazard area7. New or substantial improvements require elevation certification before and after construction; floodway projects require a No Rise Certificate1. Ask the Floodplain Office which application category applies before budgeting improvements to an existing structure7,9.

Does Lincoln County, Missouri have zoning?

Lincoln County has no planning and zoning in unincorporated areas and publishes no county zoning districts there.

Lincoln County has no planning and zoning in unincorporated areas and publishes no county zoning districts there1. Unincorporated land has no county zoning-based minimum dwelling size, minimum lot size, setback, lot-coverage limit or building-height limit1. Troy, Moscow Mills and Winfield administer their own zoning inside city limits10,11,12. Covered septic work remains subject to Lincoln County Health Department requirements, and Winfield also requires a city private-sewage permit1,2. Floodplain subdivisions receive separate flood-safety review7.

How do septic permits work in Lincoln County?

The Lincoln County Health Department permits and inspects covered new onsite wastewater installations and major repairs.

The Lincoln County Health Department permits and inspects covered new onsite wastewater installations and major repairs4. Lincoln County's ordinance generally covers parcels smaller than 40 acres13. A single-family parcel of at least 40 acres qualifies for the local exemption only if every system point is more than 10 feet from adjoining property lines and the other no-discharge, no-contamination and no-nuisance conditions are met; specified lake-adjacent lots do not qualify13. Only 4% of Lincoln County soils lack severe limits for a conventional drain field, so arrange the required soil evaluation early6,13. Winfield requires a private-sewage permit signed by its inspector, and Hawk Point requires one signed by the city; those requirements do not replace applicable county health requirements2,3.

Can you camp or live in an RV or tiny home in Lincoln County?

In unincorporated Lincoln County, temporary camping, RV occupancy and tiny-home occupancy are not restricted by county land-use zoning.

In unincorporated Lincoln County, temporary camping, RV occupancy and tiny-home occupancy are not restricted by county land-use zoning1. Septic requirements, fire-district occupancy or electric-code requirements, and floodplain rules can still apply1. Inside designated floodplain zones, an RV needs a Temporary Use Permit before placement or occupancy, must remain licensed and highway-ready, and may stay fewer than 180 consecutive days before renewal is required14. Manufactured homes and accessory dwellings likewise face no county land-use zoning restriction in unincorporated areas, subject to septic, fire-district and floodplain limits1.

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

Confirm whether the parcel is inside city limits, because municipal planning and zoning processes apply there.

  1. Confirm whether the parcel is inside city limits, because municipal planning and zoning processes apply there1.
  1. Ask the Lincoln County Floodplain Office whether the building site is mapped in the floodplain; mapped development needs a floodplain development permit before work begins1,9.
  1. Arrange the septic soil evaluation and obtain the Lincoln County Health Department septic permit before covered installation or repair work, and confirm any city private-sewage permit in Winfield or Hawk Point1,2,3,4.
  1. For unincorporated land, ask the applicable fire district about occupancy and electric codes1.
  1. For a private well, use a properly permitted contractor or follow the landowner self-installation rules5.
  1. Get county approval before disturbing or excavating within a Lincoln County road or easement; work in MoDOT right-of-way instead requires a state driveway permit15,16.

What should you check before buying land in Lincoln County?

Start with the parcel boundary and jurisdiction because municipal planning and zoning processes apply inside city limits, while applicable county septic and floodplain requirements remain separate.

Start with the parcel boundary and jurisdiction because municipal planning and zoning processes apply inside city limits, while applicable county septic and floodplain requirements remain separate1. Check the flood map before choosing a building pad because mapped development needs a county floodplain development permit, floodplain RV use has separate limits, and floodplain subdivisions receive additional review1,14. Test septic feasibility before closing because only 4% of county soils lack severe limits for a conventional drain field6. About 80.8% of county land has a slope of 15% or less, but parcel-level terrain and drainage still determine usable building area6. The effective property-tax rate is about 0.8%, and the median annual property-tax bill is about $1,7316. Confirm legal access because county approval is required before disturbing or excavating within a Lincoln County road or easement15.

Watch-outs

  • Lincoln County's dedicated floodplain page lists 636-528-6182, while the county planning page directs permit inquiries to 636-462-8191; use the dedicated office number first and confirm the correct permit contact1,9.
  • A lack of county zoning does not remove septic, fire-district, floodplain or municipal requirements1.
  • We could not confirm a general subdivision or platting rule outside Lincoln County’s documented floodplain review; ask the county government before dividing a tract7.
  • We could not confirm whether Lincoln County has adopted a building code; ask the county government about code adoption and the applicable fire district about electric and occupancy requirements1.

Sources

16 official pages, each quoted and re-checked · written October 12, 2026

  1. Planning and Zoning in Lincoln County, Missouri
  2. Winfield: Chapter 52: Sewers - City of Winfield, MO (Lincoln County)
  3. Hawk Point: Chapter 51: Sewer System - City of Hawk Point, MO (Lincoln County)
  4. Wastewater Treatment Systems — Lincoln County Health Department
  5. Water Wells — PUB2945
  6. 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
  7. County of Lincoln Floodplain Development Permit Application
  8. Hawk Point: official source (Lincoln County)
  9. Lincoln County Floodplain Office (Emergency Management) (lincolncomo.gov)
  10. Troy: City of Troy, MO Title, Purpose, Scope and Legality (Lincoln County)
  11. Moscow Mills: Table of Contents - City of Moscow Mills, MO (Lincoln County)
  12. Winfield: Planning and Zoning Winfield, MO (Lincoln County)
  13. Lincoln County On-Site Sewage Disposal Systems Ordinance 1995-12, Revised April 1999
  14. Temporary Use Permit Application — Recreational Vehicles
  15. Lincoln County Highway Department | Road Maintenance & Improvement
  16. Permits | Missouri Department of Transportation (Missouri statewide rule)

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.

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Compared with neighboring counties

Unlike all 6 of its neighbors, Lincoln County requires no county building permit for a home.

RuleLincoln CountyWarren CountySt. Charles CountyPike CountyMontgomery CountySt. Louis CountyFranklin County
Building permitNot requiredRequiredRequiredLimitedRequiredRequiredRequired
County zoningNoYesYesNoYesYesYes
Septic permitsCounty Health Dept.County SanitarianCounty Div. of Building & Code EnforcementCounty Health Dept.County Health Dept.County Dept. of Public HealthFranklin County

County locator

Lincoln County in Missouri

67
County map
Lincoln County highlighted among the Missouri counties · colored by Index score

How Lincoln County scores

67 / 100 · #76 of 115 in Missouri · six factors, land price, tax, rain and climate

Seclusion38100% ev.
Self-Sufficiency61100% ev.
Admin Boringness94100% ev.
Durability58100% ev.
Property Autonomy47100% ev.
Carry Cost75100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$319kTypical home
0.8%Property tax
$5,019Land / acre
41.1"Annual rain
3.9% of yrsSevere drought
12.2 / yr (+10.2)Mid-century 100°F days
16.2 daysMid-century dry spell
1.86" (+6.9%)Mid-century 1-day rain
1.82×Wildfire change factor
100%Forward climate coverage
$1,958Home insurance / yr
2% / yrInsurance growth
1.46%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
34,480People within 30 min
3,663,618People within 2 hr
53,363Radius comparison (15 mi)
103.3People / sq mi
0.8%Federal land
80.8%Land at 15% slope or less
4%Soils rated "not limited" for septic (strict USDA rating)
15,821 acWorkable land screen
36.3%Wooded land
47.5 tonsBiomass / forest ac
54.7°FAvg temp

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Cities and towns in Lincoln County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Not yet covered: Town of Cave · Village of Fountain N' Lakes · Old Monroe · Silex · Village of Truxton · Village of Whiteside

Answers from the rulebook for Lincoln County

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

Lincoln County rules

  • Building permitLimited

    County building permits for construction in unincorporated Lincoln County.

    • The county states that no county permits, including building permits, are required in unincorporated areas.
    • A floodplain development permit is required for any improvements, construction, and development within the Lincoln County Floodplain.
    • Floodplain permit inquiries must be directed to the Floodplain Management Office at 636-462-8191.
    • City and town limits have separate municipal planning and zoning regulations and processes.
    “No permits are required [...] including [...] building permits, etc.”
    3 more reviewed findings on this topic
    • Not required — County-issued building permits for construction in Lincoln County's unincorporated areas.
      “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county. No permits are required to be obtained from the County, including occupancy permits, building permits, etc.”
    • Required — Improvements, construction, and development within the Lincoln County Floodplain.
      “Floodplain development permits are required for any improvements, construction, and development within the Lincoln County Floodplain. All inquiries regarding permits within the floodplain should be directed to the Floodplain Management Office at 636-462-8191.”
    • Limited — Improvements, construction, and development within the Lincoln County Floodplain.
      “New Construction permits shall be issued for all new construction.”
  • Owner-builder exemption · follows from the permit answerNot needed

    Unincorporated Lincoln County: no county building permit is required, so there is no permit to be exempt from and you may build your own home. State licensing for electrical, plumbing and HVAC work may still apply.

    • This statement concerns permits obtained from Lincoln County.
    • Floodplain development permits are required within the Lincoln County Floodplain.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county. No permits are required to be obtained from the County, including occupancy permits, building permits, etc.”
  • InspectionsLimited

    New construction and improvements, including agricultural construction and improvements, within the Lincoln County floodplain.

    • A floodplain development permit is required for improvements, construction, and development within the Lincoln County floodplain.
    • For agricultural construction and improvements, the county application states that agricultural permits are issued for all new construction, minor improvements under 50% of market value, and substantial improvements equal to or exceeding 50% of market value.
    • The agricultural permit fee stated on the application is $25.00.
    • Inspections are performed by the floodplain manager or a designated representative.
    • Inspections may be performed during improvements and are required at the conclusion of all improvements.
    • The application does not state a general agricultural-building exemption from floodplain inspection requirements.

    agricultural permit fee: 25 USD · minor improvement threshold: < 50 percent of market value · substantial improvement threshold: >= 50 percent of market value

    “Inspections will be performed by the floodplain manager or designated representative. Inspections may be performed during and will be performed at the conclusion of all improvements.”
    One more reviewed finding on this topic
    • Limited — Floodplain development improvements in Lincoln County.
      “Inspections will be performed by the floodplain manager or designated representative. Inspections may be performed during and will be performed at the conclusion of all improvements.”
  • Certificate of occupancyNot required

    County-issued occupancy permits for property in unincorporated Lincoln County.

    • Lincoln County states that no permits are required to be obtained from the County, including occupancy permits.
    • The county directs applicants to their fire district for information on occupancy permits and electric codes, so a fire-district requirement may still apply.
    • Floodplain development permits remain required for improvements, construction, and development within the Lincoln County Floodplain.
    • Municipal occupancy requirements may apply within incorporated cities and towns.
    “No permits are required to be obtained from the County, including occupancy permits, building permits, etc. Please contact your fire district for any information on occupancy permits and electric codes, and contact the Lincoln County Health Department at 636-528-6117, for information regarding septic codes & permitting.”
    2 more reviewed findings on this topic
    • Not required — County-issued occupancy permits or certificates for property in Lincoln County's unincorporated areas.
      “No permits are required to be obtained from the County, including occupancy permits, building permits, etc. Please contact your fire district for any information on occupancy permits and electric codes, and contact the Lincoln County Health Department at 636-528-6117, for information regarding septic codes & permitting.”
    • Not required — County-issued occupancy permits or certificates of occupancy in unincorporated Lincoln County.
      “No permits are required [...] including occupancy permits [...]”
  • County-wide zoningAbsent

    County planning and zoning in unincorporated Lincoln County, Missouri.

    • Floodplain development permits are required for improvements, construction, and development within the Lincoln County Floodplain; inquiries are directed to the Floodplain Management Office at 636-462-8191.
    • Planning and zoning services within city limits are administered by the applicable city or town, not by the county.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
  • Local zoningVaries (with conditions)

    Local planning and zoning in incorporated cities and towns within Lincoln County, Missouri; this is a countywide aggregate conclusion and does not represent county administration of municipal ordinances.

    • Property or projects within city limits must be addressed to the Planning and Zoning Department of the city or town where located.
    • Each city within Lincoln County manages its own planning and zoning regulations and processes.
    “If you are seeking assistance with planning and zoning services within city limits, please contact the Planning and Zoning Department of the city or town where your property or project is located. Each city within Lincoln County manages its own planning and zoning regulations and processes.”
  • Zoning districtsNot published

    County zoning districts and zoning administration in unincorporated Lincoln County.

    • This conclusion applies only to unincorporated areas of Lincoln County.
    • Each city within Lincoln County manages its own planning and zoning regulations and processes; municipal zoning is outside this county claim.
    • Floodplain, septic, fire-district, and other applicable rules may still apply independently of county zoning.
    “does not have planning and zoning within the unincorporated areas of the county.”
    One more reviewed finding on this topic
    • Not published — County-administered zoning districts in unincorporated Lincoln County.
      “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
  • Minimum dwelling sizeNone

    County zoning-based minimum dwelling-size requirements in unincorporated Lincoln County.

    • Lincoln County states that it has no planning and zoning within unincorporated areas.
    • Municipal planning and zoning regulations apply within city limits.
    • Floodplain development permits are required for improvements, construction, and development within the Lincoln County Floodplain.
    • Fire districts may impose occupancy or electric-code requirements, and septic requirements are administered by the Lincoln County Health Department.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
    One more reviewed finding on this topic
    • None — County zoning-based minimum dwelling size in unincorporated Lincoln County.
      “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
  • Minimum lot sizeNone

    County zoning-based minimum lot size in unincorporated Lincoln County.

    • The county's no-zoning statement does not address separate subdivision, septic, floodplain, health, or other non-zoning requirements.
    • Each city within Lincoln County manages its own planning and zoning regulations and processes.
    • Floodplain development permits are required for improvements, construction, and development within the Lincoln County Floodplain.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
    One more reviewed finding on this topic
    • None — County zoning-based minimum lot-size requirements in unincorporated Lincoln County.
      “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
  • SetbacksNone

    County zoning-based setbacks in unincorporated Lincoln County.

    • The county's no-zoning statement does not address separate highway, floodplain, health, or other non-zoning requirements.
    • Each city within Lincoln County manages its own planning and zoning regulations and processes.
    • Floodplain development permits are required for improvements, construction, and development within the Lincoln County Floodplain.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
    One more reviewed finding on this topic
    • None — County zoning-based setback requirements in unincorporated Lincoln County.
      “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
  • Lot coverageNone

    County zoning-based lot coverage limits in unincorporated Lincoln County.

    • The county's no-zoning statement does not address separate subdivision, septic, floodplain, health, or other non-zoning requirements.
    • Each city within Lincoln County manages its own planning and zoning regulations and processes.
    • Floodplain development permits are required for improvements, construction, and development within the Lincoln County Floodplain.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
    One more reviewed finding on this topic
    • None — County zoning-based lot-coverage requirements in unincorporated Lincoln County.
      “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
  • Building heightNone

    County zoning-based building-height limits in unincorporated Lincoln County.

    • The county's no-zoning statement does not address separate building, fire, floodplain, health, or other non-zoning requirements.
    • Each city within Lincoln County manages its own planning and zoning regulations and processes.
    • Floodplain development permits are required for improvements, construction, and development within the Lincoln County Floodplain.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
    One more reviewed finding on this topic
    • None — County zoning-based building-height requirements in unincorporated Lincoln County.
      “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county.”
  • Living in an RVUnrestricted (with conditions)

    RV occupancy on private land in unincorporated Lincoln County, insofar as county land-use zoning is concerned.

    • The county states that it has no planning and zoning within unincorporated areas and requires no county occupancy or building permits.
    • Fire-district occupancy and electric-code requirements may apply.
    • Lincoln County Health Department septic codes and permitting may apply.
    • Floodplain development permits are required for improvements, construction, and development within the Lincoln County Floodplain.
    • This claim does not apply within incorporated city limits, where each city manages its own planning and zoning regulations and processes.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county. No permits are required to be obtained from the County, including occupancy permits, building permits, etc.”
    One more reviewed finding on this topic
    • Limited — Recreational vehicle occupancy in all unnumbered and numbered A zones and AE Zones within the Lincoln County floodplain.
      “Recreational vehicles placed on sites within all unnumbered and numbered A zones and AE Zones in Lincoln County Floodplain are required to be on the site for fewer than 180 consecutive days and be fully licensed and ready for highway use.”
  • Camping on your landUnrestricted (with conditions)

    Temporary camping on private land in unincorporated Lincoln County, insofar as county land-use zoning is concerned.

    • The county states that it has no planning and zoning within unincorporated areas and requires no county occupancy or building permits.
    • Fire-district occupancy and electric-code requirements may apply.
    • Lincoln County Health Department septic codes and permitting may apply.
    • Floodplain development permits are required for improvements, construction, and development within the Lincoln County Floodplain.
    • This claim does not apply within incorporated city limits, where each city manages its own planning and zoning regulations and processes.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county. No permits are required to be obtained from the County, including occupancy permits, building permits, etc.”
  • Tiny homesUnrestricted (with conditions)

    Tiny-home occupancy in unincorporated Lincoln County, insofar as county land-use zoning is concerned.

    • The county states that it has no planning and zoning within unincorporated areas and requires no county occupancy or building permits.
    • Fire-district occupancy and electric-code requirements may apply.
    • Lincoln County Health Department septic codes and permitting may apply.
    • Floodplain development permits are required for improvements, construction, and development within the Lincoln County Floodplain.
    • This claim does not apply within incorporated city limits, where each city manages its own planning and zoning regulations and processes.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county. No permits are required to be obtained from the County, including occupancy permits, building permits, etc.”
  • Manufactured homesUnrestricted (with conditions)

    Manufactured-home occupancy in unincorporated Lincoln County, insofar as county land-use zoning is concerned.

    • The county states that it has no planning and zoning within unincorporated areas and requires no county occupancy or building permits.
    • Fire-district occupancy and electric-code requirements may apply.
    • Lincoln County Health Department septic codes and permitting may apply.
    • Floodplain development permits are required for improvements, construction, and development within the Lincoln County Floodplain.
    • This claim does not apply within incorporated city limits, where each city manages its own planning and zoning regulations and processes.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county. No permits are required to be obtained from the County, including occupancy permits, building permits, etc.”
  • Accessory dwellingsUnrestricted (with conditions)

    Accessory-dwelling occupancy in unincorporated Lincoln County, insofar as county land-use zoning is concerned.

    • The county states that it has no planning and zoning within unincorporated areas and requires no county occupancy or building permits.
    • Fire-district occupancy and electric-code requirements may apply.
    • Lincoln County Health Department septic codes and permitting may apply; its official page states that it inspects new installations and major repairs requiring permits through its office.
    • Floodplain development permits are required for improvements, construction, and development within the Lincoln County Floodplain.
    • This claim does not apply within incorporated city limits, where each city manages its own planning and zoning regulations and processes.
    “Therefore, Lincoln County does not have planning and zoning within the unincorporated areas of the county. No permits are required to be obtained from the County, including occupancy permits, building permits, etc.”
  • Who permits septicCounty (with conditions)

    Domestic onsite wastewater treatment systems in Lincoln County, including individual septic systems serving single-family residences.

    • Missouri DNR states that DHSS or a local agency, typically the county health department, is responsible for these systems.
    • Lincoln County Health Department identifies itself as the permitting and inspection office for covered new installations and major repairs.
    “Please contact your fire district for any information on occupancy permits and electric codes, and contact the Lincoln County Health Department at 636-528-6117, for information regarding septic codes & permitting.”
  • Septic permitRequired

    New onsite wastewater treatment system installations and major repairs handled through the Lincoln County Health Department.

    • The county health department page states that new installations and major repairs require permitting through its office.
    • The county health department lists a $250 on-site permit application fee and requires submission of the application before payment.

    permit application fee: 250 USD

    “Lincoln County Health Department inspects new installations and major repairs that require permitting through our office.”
  • Septic inspectionRequired

    New onsite wastewater treatment system installations and major repairs requiring permitting through the Lincoln County Health Department.

    • The cited county health department statement addresses new installations and major repairs that require permitting; it does not establish a general inspection requirement for every existing septic system.
    “Lincoln County Health Department inspects new installations and major repairs that require permitting through our office.”
  • Off-grid sanitationLimited

    On-site sewage disposal systems used for off-grid sanitation in Lincoln County, including systems on parcels under 40 acres and systems otherwise subject to Lincoln County Ordinance 1995-12.

    • A permit from the Lincoln County Office of Environmental Sanitation is required before construction, installation, modification, or repair of an on-site sewage disposal system.
    • The ordinance applies to on-site sewage disposal systems on lots or parcels of less than 40 acres within Lincoln County that are not regulated under chapter 644, RSMo.
    • A single-family residence lot of 40 acres or more is excluded only when all system points are more than 10 feet from every adjoining property line, no effluent enters adjoining property, no surface water or groundwater is contaminated, and the system creates no nuisance as determined by a readily available scientific method; lots adjacent to Corps of Engineers or public-utility lakes are excluded from that exemption.
    • All plans, specifications, and installations must meet or exceed Missouri's applicable minimum construction standards, and the ordinance adopts the cited state onsite-wastewater standards.
    • Before a new system is installed or an existing absorption field is repaired, a qualified soil scientist must perform a soil evaluation, unless the Office of Environmental Sanitation waives it because the system is not dependent on soil characteristics.
    • At least one certified onsite sewage system installer must be onsite throughout construction, installation, modification, or repair.
    • The county ordinance states that a system granted an exception that may affect an adjoining property owner must be designed and stamped by a licensed engineer.
    • For wastewater projects submitted to the Missouri Department of Natural Resources under 10 CSR 20-8, all documents must be prepared, signed, sealed, and dated by a Missouri registered professional engineer; applicable projects must follow the 10 CSR 20-8 minimum design standards.
    • No work may begin until the permit is issued and the permit fee is paid. The county Health Department reviews the proposal, schedules a preliminary site inspection after acceptance, and issues the construction permit when the Sanitarian determines the proposed system is appropriate for the lot.
    • The ordinance states that emergency repairs must meet or exceed adopted minimum design standards, a permit must be obtained within five working days after emergency repairs begin, and no emergency repair may be backfilled before the county compliance section signs the permit.

    maximum daily discharge in ordinance definition: <= 3000 gallons per day (Definition of an on-site sewage disposal system.) · large-lot exemption minimum parcel size: >= 40 acres (Single-family residence lots adjacent to Corps of Engineers or public-utility lakes are excluded from this exemption.) · large-lot exemption setback from adjoining property lines: > 10 feet (All system points must satisfy the setback, and the other no-effluent, no-contamination, and no-nuisance conditions must also be met.) · emergency-repair permit deadline: 5 working days after repairs begin (Applies to emergency repairs.) · county proposal review notice: 15 calendar days (The ordinance states the owner or agent is notified of application status within 15 calendar days after receipt.)

    “This ordinance shall apply to any on-site sewage disposal system, as defined in Section 3.9 of this ordinance, located on a lot or parcel of less than forty (40) acres within Lincoln County, which is not regulated pursuant to chapter 644, RSMo. [...] Subsequent to the passage of this ordinance, any construction, installation, modification, or repair of an on-site sewage disposal system shall require the property owner or agent to obtain a permit from the Lincoln County Office of Environmental Sanitation, #5 Health Department Drive, Troy, Missouri 63379, (636) 528-6117.”
  • Subdividing landLimited

    Subdivision proposals and other proposed new development, including manufactured home parks or subdivisions, located within Lincoln County special flood-hazard areas identified as numbered and unnumbered A zones and AE zones on the applicable Flood Insurance Rate Map.

    • No development in areas covered by the ordinance is permitted except through issuance of a floodplain development permit by the Lincoln County Commission or its designated representative.
    • Subdivision proposals and other proposed new development in special flood-hazard areas must be consistent with the need to minimize flood damage.
    • Public utilities and facilities, including sewer, gas, electrical, and water systems, must be located and constructed to minimize or eliminate flood damage.
    • Adequate drainage must be provided to reduce exposure to flood hazards.
    • Proposals for development, including manufactured home parks and subdivisions, of five (5) acres or fifty (50) lots, whichever is lesser, must include base flood elevation data.
    • Inspections may be performed prior to construction, during and after completion of all improvements; the builder/developer must prepare a completion report and deliver it to the Floodplain Administrator within 10 days of completion.
    • Municipalities that contract with the Lincoln County Floodplain Administrator must adopt a floodplain ordinance meeting or exceeding the county ordinance, obtain SEMA and FEMA approval, enter into an annual contract with the Lincoln County Commission, and understand that permit fees go to the issuing agency; upon a signed contract, the county Floodplain Office has administrative and enforcement powers.
    • The county planning page states that unincorporated Lincoln County has no planning and zoning, while each city within the county manages its own planning and zoning regulations and processes.

    base flood elevation data threshold: 5 acres or 50 lots, whichever is lesser · completion report deadline: 10 days after completion · flood insurance rate map panel date: October 5, 2018 (as amended, and any future revisions thereto)

    “Floodplain development permits are required for any improvements, construction, and development within the Lincoln County Floodplain.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision proposals and other proposed new development, including manufactured home parks or subdivisions, located in or affecting Lincoln County's special flood hazard area.
      “Permit Fees for all subdivision proposals and other proposed new developments, including manufactured home parks or subdivisions shall be $150.00 per lot that is located or removed from the special flood hazard area.”
  • Driveway accessLimited

    Excavation or disturbance of a driveway within a Lincoln County road or Lincoln County easement, generally outside municipal limits and outside the state highway system.

    • A permit is required for any disturbance or excavation in a Lincoln County road or Lincoln County easement.
    • A $50 fee per permit must be paid upon permit approval and before work begins.
    • Work may not begin until the Lincoln County Highway Department approves the application and issues the permit.
    • A copy of the permit must be possessed by a person present at the excavation site during normal business hours.
    • Work must be completed within 90 calendar days after permit issuance; an additional permit may be required to continue after 90 days.
    • One permit is required for each individual job site.
    • The permit holder must notify the Lincoln County Highway Department at 636-528-7112 at least 24 hours before work begins.
    • If a roadway is closed, at least 24 hours' notice must be given to the Highway Department; Lincoln County 911 Dispatch must also be contacted immediately, and both offices must be notified immediately when the roadway reopens.
    • Warning signs, barricades, and traffic-control devices required by the MUTCD must be used during construction.
    • Written permission is required to stage or store equipment or materials in a Lincoln County easement outside working hours.
    • Dirt, gravel, concrete, and asphalt may not remain or be deposited on the roadway during non-working hours; roadway material must be removed at the end of each workday or when the job is complete.
    • All culverts, ditches, shoulders, and backslopes must be restored to their original condition.
    • Signs, guardrails, mailboxes, and other objects within the Lincoln County easement are the permit holder's responsibility and must be restored to their original condition or to the approval of the Lincoln County Highway Department.
    • Disturbed areas must receive proper erosion control, including temporary erosion control as needed, within 7 days and must be maintained until stabilized.
    • Drainage ditches must be stabilized within 7 days.
    • Crossings of asphalt, concrete, or other hard-surface roads must be bored or pushed casings.
    • The permit states that asphalt roadways should be repaired with a minimum of 4 inches of asphalt and concrete roadways should be repaired with a minimum of 8 inches of concrete.
    • Gravel-road crossings may be excavated and the road must be backfilled with 1-inch clean rock.
    • The permit holder must maintain the excavation area, repair damage from settlement, vandalism, accidents, acts of God, or other means, and perform necessary work to prevent further damage within 6 months after roadway surface placement.
    • The permit holder must indemnify and hold harmless Lincoln County, its officers, agents, and employees from liability, judgments, costs, expenses, and claims arising from the work.
    • The permit holder is responsible for contacting MO1Call and complying with applicable legal requirements before work begins.
    • Minimum underground-utility cover is 30 inches for phone cables, 48 inches for fiber optics and electric, 42 inches for water lines, 42 inches for sewer, and 30 inches for other utilities.
    • The county Highway Department does not maintain roads within municipality city limits or the Elsberry Special Road District; county roads are public roads outside city jurisdiction and outside the state system.

    permit fee: 50 USD per permit (paid upon approval and before work commences) · maximum work period: 90 calendar days from issuance (additional permit may be required to continue) · advance work notice: >= 24 hours (notice to Lincoln County Highway Department) · erosion-control completion: <= 7 days (disturbed areas) · drainage-ditch stabilization: <= 7 days · asphalt repair thickness: >= 4 inches (source says roadways should be repaired) · concrete repair thickness: >= 8 inches (source says roadways should be repaired) · gravel-road backfill: 1-inch clean rock · phone-cable cover: >= 30 inches · fiber-optic and electric cover: >= 48 inches · water-line cover: >= 42 inches · sewer cover: >= 42 inches · other-utility cover: >= 30 inches

    “Permits are required for any disturbance or excavation to be made in any Lincoln County Road or within Lincoln County Easement. A fee of $50 per permit must be paid upon approval of permit and before any work is to commence. No work shall be started until this application has been approved by Lincoln County Highway Department and permit issued.”
  • Building in a floodplainRequired

    Any improvements, construction, and development within the Lincoln County Floodplain.

    • A floodplain development permit is required for any improvements, construction, and development within the Lincoln County Floodplain.
    • Permit inquiries should be directed to the Floodplain Management Office at 636-462-8191.
    • The county floodplain administration page provides links to the 2018 Lincoln County Floodplain Ordinance and the Floodplain Development Permit Application.
    “Floodplain development permits are required”
    One more reviewed finding on this topic
    • Required — All proposed construction or other development, including manufactured-home placement, in the areas covered by Lincoln County Floodplain Management Ordinance 60.3.
      “Floodplain development permits are required”
  • Permit feesPublished (with conditions)

    Lincoln County floodplain development permits for reconstruction, new construction, subdivision proposals and other new developments, commercial or recreational construction, agricultural construction, soil extraction, and demolition.

    • The fee schedule applies to permits administered under the Lincoln County floodplain program.
    • Reconstruction permits for minor improvements under 50% of market value and substantial improvements over 50% of market value cost $25.00.
    • New construction, including improvements to an existing structure such as a room addition or interior or exterior improvements, costs $200.00.
    • Subdivision proposals and other proposed new developments, including manufactured home parks or subdivisions, cost $150.00 per lot located or removed from the special flood hazard area.
    • Commercial or recreational permits cost $250.00.
    • Agricultural permits cost $25.00.
    • Soil extraction permits cost $200.00.
    • Demolition permits cost $25.00.

    reconstruction permit fee: 25 USD (For repairs involving minor improvements under 50% of market value or substantial improvements over 50% of market value meeting Article 5, Section D.) · new construction permit fee: 200 USD (Improvements to existing structures are treated as new construction.) · subdivision/new development fee: per 150 USD (Per lot located or removed from the special flood hazard area.) · commercial/recreational permit fee: 250 USD · agricultural permit fee: 25 USD · soil extraction permit fee: 200 USD · demolition permit fee: 25 USD

    “Permit application fee schedule: (A final permit will be generated from this application.) [...] The fee for this Re-Construction permit shall be $25.00. [...] The fee for this New Construction permit shall be $200.00. [...] Permit Fees for all subdivision proposals and other proposed new developments, including manufactured home parks or subdivisions shall be $150.00 per lot that is located or removed from the special flood hazard area. [...] The fee for this permit shall be $250.00. [...] The fee for this permit shall be $25.00. [...] Permits shall be issued for Soil Extraction. The fee for this permit shall be $200.00. [...] Permits shall be issued for Demolition. The fee for this permit will be $25.00”
    One more reviewed finding on this topic
    • Published (with conditions) — Floodplain Development Permits for improvements, construction, development, structures, subdivisions, new developments, fill, demolition, temporary uses, and flood-washout repairs within the Lincoln County Floodplain.
      “6. Permit application fee schedule: (A final permit will be generated from this application.) [...] New Construction permits shall be issued for all new construction. Improvement(s) to an existing structure (i.e. room addition, re-construction, exterior or interior improvements of any kind) are considered New Construction and will need a permit. The fee for this New Construction permit shall be $200.00.”
  • Permit processPartial

    Development and construction in unincorporated Lincoln County, including work located within the Lincoln County Floodplain.

    • Lincoln County states that no County permits are required generally in unincorporated areas, including occupancy and building permits.
    • Floodplain development permits are required for any improvements, construction, and development within the Lincoln County Floodplain.
    • Floodplain permit inquiries are directed to the Floodplain Management Office at 636-462-8191.
    • Occupancy permits and electric-code information should be obtained from the applicable fire district.
    • City limits are excluded; each city manages its own planning and zoning regulations and processes.
    “No permits are required [...] from the County”
    One more reviewed finding on this topic
    • Partial — County-issued planning, zoning, occupancy, and building permits in unincorporated Lincoln County, subject to the separate floodplain permitting requirement.
      “No permits are required to be obtained from the County”

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”
    2 more reviewed findings on this topic
  • Well permitLimited

    Construction or alteration of a public well serving a Missouri public water system.

    • Public water systems must receive written approval from the Missouri Department of Natural Resources Public Drinking Water Branch before constructing or altering a public well.
    • The requirement does not apply when the system meets the charitable-and-benevolent-organization exemptions in section 640.116, RSMo.
    • Anyone proposing to install a public well must contact the department’s regional office for a well-site survey.
    • The survey addresses minimum isolation or setback distances from known or potential contaminant sources, including septic tanks, sanitary sewer lines, and landfills.
    • Before applying for construction authorization, the public water system must obtain an estimated casing-depth letter from the Missouri Geological Survey Water Resources Center.
    • There is no fee for the well-site-survey and estimated-casing-depth-letter services.
    • Failure to obtain construction authorization may result in approval delays and possibly require the owner to properly plug the well and drill a new one according to 10 CSR 60-3.

    public water system threshold: 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 systems must receive written approval from the PDWB before constructing or altering a public well”
    3 more reviewed findings on this topic
    • Limited — Water well construction, repair, pump installation, and related plumbing or electrical work in Lincoln County, including private domestic wells.
      “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.”
    • Required — A person or contractor conducting regulated work to drill, construct, repair, reconstruct, plug, or install pumps or pumping equipment in a water well, heat-pump well, monitoring well, or related well in Missouri.
      “A non-restricted permit is required to drill, construct, repair, reconstruct, plug, or install pumps or pumping equipment in a well.”
    • Limited — Construction or repair of water wells, installation or replacement of pumps, and associated plumbing and electrical work in Missouri.
      “A non-restricted water well installation permit is required to construct or repair a water well in Missouri.”
  • Mandatory utility hookupSewer (with conditions)

    Missouri state law preserves the authority of specified local governments and districts that own or operate a sewage-collection-and-treatment sewer system to require connection by owners of houses, buildings, or other facilities within that entity's territory.

    • This is an authorization for the applicable city, town, village, sewer district, public water supply district, municipality, political subdivision, or district; it is not a statewide mandate that every property connect.
    • The entity must own or operate a sewer system providing collection and treatment of sewage.
    • The house, building, or other facility must be within the municipality, political subdivision, or district.
    • The sewer system must be available.
    • The statute identifies sewer districts organized under chapter 204 or chapter 249 and public water supply districts organized under chapter 247 among the entities whose authority is preserved.
    “to require the owners of all houses, buildings or other facilities [...] to connect to the sewer system [...] when such sewer system is available.”
  • Agricultural exemptionAvailable (with conditions)

    Farm buildings and farm structures used for agricultural purposes under the county building and land-use restriction provisions of RSMo sections 64.800 to 64.905.

    • The exemption does not apply within incorporated portions of counties.
    • The exemption applies to raising crops, livestock, orchards, or forestry and to specified rice-farming or flood-irrigation impoundments.
    • For farm buildings or farm structures, the area must not be within the area shown on the flood hazard area map.
    • The statute preserves the validity of county ordinances or orders adopted before March 4, 1991.
    • Other laws and local requirements may still apply.

    rice-farming or flood-irrigation berm height: <= 18 inches (small berms placed around a field to hold water for growing rice or flood irrigation)

    “This section shall not apply to the erection, maintenance, repair, alteration or extension of farm buildings or farm structures used for such purposes in an area not within the area shown on the flood hazard area map.”
    4 more reviewed findings on this topic
    • 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.”
    • Available (with conditions) — Erection, maintenance, repair, alteration, or extension of farm buildings or farm structures used for agricultural purposes under RSMo section 64.890, outside incorporated portions of counties and outside areas shown on flood hazard area maps.
      “This section shall not apply to the erection, maintenance, repair, alteration or extension of farm buildings or farm structures used for such purposes [...]”
    • Available (with conditions) — Farm buildings and farm structures statewide, with respect to county fire-protection and fire-prevention ordinances.
      “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 [...]”
    • Available — Erection, maintenance, repair, alteration, or extension of farm buildings or farm structures with respect to 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.”
  • county zoning authorityLimited

    Missouri county zoning authority over unincorporated land.

    • RSMo § 64.850 applies to counties of the first class without a charter and counties of the second, third, or fourth class.
    • RSMo § 64.620 applies to counties of the second or third class to which §§ 64.510–64.690 apply.
    • Adoption under §§ 64.510–64.690 requires approval by vote of the people under § 64.530.
    • The authority applies in unincorporated portions and not incorporated portions.
    • The regulations must be in accordance with a comprehensive plan.
    • Under § 64.090, the zoning power does not apply to raising crops, livestock, orchards, or forestry; seasonal or temporary rice-farming or flood-irrigation impoundments; specified farm structures outside mapped flood-hazard areas; or underground mining entered through shafts outside mapped flood-hazard areas.
    • Existing lawful uses and specified public-utility services are protected under the cited statutory schemes.
    “the county commission of any county of the first class not having a charter form of government, or of any county of the second, third or fourth class may, after approval by vote of the people as provided in section 64.845, regulate and restrict, by order of record, in the unincorporated portions of the county, the height, number of stories, and size of buildings, the percentage of lots that may be occupied, the size of yards, courts and other open spaces, the density of population, the location and use of buildings, structures and land for trade, industry, residence or other purposes.”
    2 more reviewed findings on this topic
  • county building authorityLimited

    County authority to regulate residential construction and issue building permits in unincorporated areas of Missouri.

    • The authority under sections 64.170 to 64.200 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 one under those sections.
    • Only voters in the area affected by the proposed code may vote; incorporated-territory citizens cannot vote on a code affecting a county.
    • The county commission must hold at least three public hearings and provide the statutory newspaper publication and county posting notices before adoption.
    • Regulations adopted under section 64.180 apply to unincorporated territory, except as otherwise provided.
    • Adopted or amended codes after August 28, 2001, must use a current, calendar year 1999 or later edition of a nationally recognized building code, as amended.
    • A county building ordinance may not conflict with liquefied petroleum gas installations governed by section 323.020.

    public hearings before adoption: >= 3 hearings minimum (Section 64.180(3)) · newspaper notice: >= 15 days (Notice of hearing time and place must be published in at least two newspapers having general circulation within the county) · posted notice: >= 15 days (Notice must be posted in four conspicuous places in the county) · minimum nationally recognized building-code edition: >= calendar year 1999 edition year (Applies after August 28, 2001, under section 64.180)

    “The regulations adopted shall be applicable to the unincorporated territory of the county, except as otherwise provided herein”
    2 more reviewed findings on this topic
    • Limited — 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.
      “the county commission in all counties of the first and second classification [...] is for this purpose empowered [...] to adopt [...] regulations to control the construction”
    • Limited — Missouri counties' authority to require permits and regulate residential construction in unincorporated areas.
      “Before the adoption of such code of regulations, the county commission shall hold at least three public hearings thereon”

Still unanswered

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

  • Short-term rentals — Short-term rental use in Lincoln County, Missouri, including unincorporated areas.

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 Lincoln County, Missouri

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

Lincoln County scores 67/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost. Watch-outs: about 34,480 people within a 30-minute drive.

How much does land cost in Lincoln County, Missouri?

Land in Lincoln County runs about $5,019 per acre, based on the latest county data.

What is the water situation in Lincoln County?

Lincoln County gets about 41.1" of rain a year, with severe drought in roughly 3.9% of years.

How remote is Lincoln County?

A representative private-land location has about 34,480 people within a 30-minute drive and 3,663,618 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.

How Lincoln compares in Missouri

Compare side-by-side →See all 115 Missouri counties ranked →