Bolthole Index

Livingston County, Missouri

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

67Index Score / 100
#75 of 115 in Missouri

Unincorporated Livingston County, Missouri requires a building permit for new construction, although agricultural structures are exempt.1 The county Zoning Officer handles residential and building permits outside Chillicothe, while Missouri DHSS handles most residential septic permits.23

At a glance

Building permit
Required for new construction in unincorporated areas; agricultural structures are exempt1
Zoning
Yes; the county administers zoning outside Chillicothe city limits2
Permit fees
$20 to $150, depending on the building project4
Septic
Missouri DHSS is the permitting authority for Livingston County3
RV living
County occupancy rules could not be confirmed; ask the Zoning Officer5
Tiny homes
County occupancy and minimum-size rules could not be confirmed; ask the Zoning Officer5
Owner-builder
No owner-builder exemption was confirmed6

Who to call

Zoning

Livingston County Planning & Zoning

Residential and building permits outside the Chillicothe city limits

660-339-3344

[email protected]

700 Webster, Chillicothe, MO 64601

Septic permits

Missouri DHSS Onsite Wastewater Treatment Program

Onsite wastewater permitting for Livingston County

(573) 751-6095 ext. 5

[email protected]

930 Wildwood Dr, Jefferson City, MO 65102

Online permits →

Contact details are copied from each office’s official page and were checked against it on September 27, 2026.

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

Yes. New construction in unincorporated Livingston County requires a building permit, but agricultural structures are exempt from that county requirement.1 The county reports permit fees from $20 to $150 depending on the project.4

The permit requirement applies outside incorporated municipalities, so work inside Chillicothe or another incorporated place may follow different local requirements.1 Missouri adopts fire and building codes locally rather than through one uniform statewide building code.7 We could not confirm which building code Livingston County has adopted, whether general inspections are required, or whether the county requires a certificate of occupancy; ask Planning & Zoning before selecting plans or scheduling construction.8

Who issues building permits in Livingston County?

Livingston County Planning & Zoning is the first stop for a project outside Chillicothe city limits. The county says its Zoning Officer issues residential and building permits there, and its zoning page provides a downloadable Building/Zoning Permit Application.29

Contact Planning & Zoning at 660-339-3344 or [email protected]; the county courthouse address is 700 Webster, Chillicothe, MO 64601.8 Ask the office to confirm the parcel's district, allowed use, required setbacks, application materials, current fee, inspections and any occupancy approval before work begins. The county's published information confirms the permit process but does not answer every one of those project-specific questions.9

Does Livingston County have zoning?

Livingston County has county zoning, and the county Zoning Officer administers residential and building permits outside Chillicothe city limits.2 The county identifies five districts: agricultural/recreation, highway commercial, rural residential, industrial and an airport overlay zone.10

A district name is not enough to approve a project. We could not confirm current numeric setbacks, minimum lot size, minimum dwelling size, lot coverage or building-height limits from the reviewed county information; ask Planning & Zoning for the rule and map applicable to the specific parcel.8 Subdivision or resubdivision in unincorporated Livingston County is regulated, although an agricultural division into tracts of at least 10 acres is exempt when it creates no new streets or access easements.11

How do septic permits work in Livingston County?

Missouri DHSS is the onsite-wastewater permitting authority listed for Livingston County.3 A construction permit is required before installing or repairing most onsite wastewater systems, although some single-family residential lots may qualify for an exemption; do not begin work until DHSS issues the permit or confirms the exemption.12

For an application number, use the state request form or contact the DHSS Onsite Wastewater Treatment Program at (573) 751-6095 ext. 5 or [email protected].13 State application fees for onsite sewage construction, modification and repair were temporarily suspended effective August 28, 2026.14 Soil data rates 0% of county soils as free of severe limits for a conventional drain field, so make a site and soil evaluation an early contingency rather than assuming a conventional system will fit.15

Can you live in an RV or tiny home in Livingston County?

We could not confirm a Livingston County rule that allows or prohibits living in an RV, temporary camping, or occupying a tiny home. Ask Planning & Zoning how the parcel's district treats the proposed use before buying land or placing a unit.8

A tiny home used as a dwelling should not be treated as exempt merely because it is small: unincorporated Livingston County requires building permits for new construction and only the identified agricultural-structure exemption is confirmed.1 We also could not confirm a county minimum dwelling size, owner-builder exemption or accessory-dwelling rule.6 For any occupied unit without sewer service, most onsite wastewater installations or repairs require a permit unless DHSS confirms an exemption.12

Building a home in Livingston County: what are the steps?

  1. Confirm whether the parcel is outside Chillicothe or another incorporated municipality, because the county permit rule applies to new construction in unincorporated Livingston County.1
  1. Ask Planning & Zoning to confirm the zoning district, permitted use, dimensional rules, application materials and current fee before finalizing plans.108
  1. Submit the county Building/Zoning Permit Application and obtain approval before construction begins.9
  1. Contact Missouri DHSS early for the septic application number, site requirements and any claimed exemption.1213
  1. If a driveway will enter MoDOT right-of-way, obtain the state permit before constructing or modifying that access.16 Ask Planning & Zoning whether separate floodplain, road, inspection or occupancy approvals apply to the parcel because those general county requirements could not be confirmed.8

What should you check before buying land in Livingston County?

Start with a written zoning and buildability check from Livingston County Planning & Zoning, including the parcel's district, legal access, setbacks and whether the intended home, RV, tiny home or accessory dwelling is allowed.8 If a purchase involves dividing unincorporated land, review the subdivision rules before closing; regulated plats require approval before recording, subject to the stated agricultural-division exemption.11

Make the septic site evaluation a purchase contingency because county soil data rates 0% of soils as free of severe limits for a conventional drain field.15 Confirm the water source because we could not establish a county well-permit rule. Budget with context: the typical farmland value is about $4,690 per acre, the effective property-tax rate is about 0.9%, and the median property-tax bill is about $1,243 per year.171819 If access meets a state highway, a MoDOT permit is required for a new or modified driveway in state right-of-way.16

Watch-outs

  • Do not assume an agricultural building is exempt from every rule: the confirmed county exemption concerns the new-construction building-permit requirement, while Missouri's farm-structure statute concerns county fire-protection or fire-prevention ordinances.2021
  • Livingston County's published permit information does not confirm its adopted building code, general inspection schedule or certificate-of-occupancy requirement; ask Planning & Zoning before construction.8
  • A septic permit exemption must be confirmed before work starts, and 0% of mapped county soils rate as free of severe limits for a conventional drain field.1215

Sources

  1. County Commission Communications: County Zoning, quoted and re-checked
  2. Livingston County Missouri - Zoning, quoted and re-checked
  3. OWTS Construction Permit Process, quoted and re-checked
  4. County Commission Communications: County Zoning, quoted and re-checked
  5. Livingston County Missouri - Zoning (2026 county census)
  6. (2026 county census)
  7. RSMo Section 64.170 (Missouri statewide rule), quoted and re-checked
  8. Livingston County Planning & Zoning (livingstoncountymo.gov)
  9. Livingston County Missouri - Zoning, quoted and re-checked
  10. County Commission Communications: County Zoning, quoted and re-checked
  11. Livingston County Subdivision Regulations, quoted and re-checked
  12. OWTS Construction Permit Process, quoted and re-checked
  13. Missouri DHSS Onsite Wastewater Treatment Program (health.mo.gov)
  14. OWTS Construction Permit Process (Missouri statewide rule), quoted and re-checked
  15. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  16. Permits | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  17. Farmland value per acre (USDA census): Bolthole Index county data
  18. Effective property tax rate: Bolthole Index county data
  19. Median property tax bill: Bolthole Index county data
  20. County Commission Communications: County Zoning, quoted and re-checked
  21. RSMo Section 64.003 — Farm buildings and farm structures (Missouri statewide rule), quoted and re-checked

Written September 27, 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

Livingston County in Missouri

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

How Livingston County scores

Seclusion69100% ev.
Self-Sufficiency59100% ev.
Admin Boringness4690% ev.
Durability53100% ev.
Property Autonomy47100% ev.
Carry Cost7996% 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 →

$198kTypical home
0.9%Property tax
$4,690Land / acre
40.2"Annual rain
8.1% of yrsSevere drought
13.4 / yr (+11)Mid-century 100°F days
17 daysMid-century dry spell
2.04" (+8.2%)Mid-century 1-day rain
1.77×Wildfire change factor
100%Forward climate coverage
$1,859Home insurance / yr
4.9% / yrInsurance growth
1.3%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
10,421People within 30 min
1,861,133People within 2 hr
17,548Radius comparison (15 mi)
27.3People / sq mi
1.8%Federal land
97.3%Land at 15% slope or less
0%Septic soil without severe limits
0 acWorkable land screen
20.9%Wooded land
42.9 tonsBiomass / forest ac
53.4°FAvg temp

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Answers from the rulebook for Livingston County

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

Livingston County rules

  • Building permitRequired

    New construction in unincorporated Livingston County.

    • Agricultural structures are exempt.
    • The county zoning officer administers the identified permit process outside Chillicothe city limits.
    • Requirements inside incorporated municipalities may differ.
    “Building permits are required for new construction in the unincorporated areas of Livingston County, with agricultural structures being exempt.”
  • County-wide zoningPresent

    County zoning authority in Livingston County, including county-administered zoning outside Chillicothe city limits.

    • The county zoning officer issues residential and building permits outside the Chillicothe city limits.
    “Livingston County commissioners hired Gil Gates as the county's zoning officer. As zoning officer, Gates is responsible for issuing residential and building permits outside the Chillicothe city limits. Because Livingston County is zoned, building permits are required before any construction can begin.”
  • Zoning districtsPublished

    County zoning districts identified in the county's official zoning communication.

    • The source identifies five districts but does not provide a complete current zoning map or dimensional schedule.

    district count: 5 districts · district names: agricultural/recreation; highway commercial; rural residential; industrial; airport overlay zone

    “There are currently five zoning districts in Livingston County - agricultural/ recreation, highway commercial, rural residential, industrial, and the airport overlay zone.”
  • Who permits septicState (with conditions)

    DHSS onsite-wastewater permitting jurisdiction for Livingston County.

    • The DHSS page identifies DHSS as the agency and authority type for Livingston County.
    • DHSS regulations cover single-family residential systems and onsite or cluster systems treating domestic wastewater flows of 3,000 gallons per day or less.
    • DNR regulates other categories, including non-single-family lagoons, surface-water discharges, systems over 3,000 gallons per day, and industrial wastewater.
    “Agency: DHSS Authority Type: DHSS Address: 930 Wildwood Dr, Jefferson City, MO 65102 County: Livingston”
  • Septic permitRequired

    Installation or repair of most onsite wastewater treatment systems in Livingston County.

    • Some single-family residential lots may be exempt from permitting.
    • Work should not begin until a permit has been issued or an exemption has been confirmed.
    • The page states that DHSS fees were temporarily suspended effective August 28, 2026 due to RSMo 701.046 changes.
    • DNR jurisdiction applies to specified non-DHSS wastewater categories.

    fee suspension effective date: 2026-08-28 (temporary suspension of application fees)

    “A construction permit is required before installing or repairing most onsite wastewater treatment systems (OWTS). Some single family residential lots may be exempt from permitting.”
  • Mandatory utility hookupConditional

    Subdivision sanitary-sewer infrastructure in unincorporated Livingston County when a subdivision is subject to the county subdivision regulations.

    • If central sanitary sewer service is provided, sanitary sewers must be installed according to Department of Natural Resources specifications and a signed inspection form must be sent to the Zoning Administrator.
    • Where septic or individual sewage-disposal systems are intended as interim treatment, applicants must install dry-line sewers.
    • Where septic systems are provided, lot sizes must conform to Missouri Department of Health requirements under 19 CSR 20-3.060.
    “If central sanitary sewer service is provided, sanitary sewers shall be installed per Department of Natural Resource specification and shall have a signed inspection form sent to the Zoning Administrator. Applicants shall install dry line sewers in those areas where septic or individual sewage disposal systems are intended as an interim form of sewage treatment. Where septic systems are provided, lot sizes must conform to the applicable requirements of the Missouri Department of Health pursuant to 19 CSR 20-3.060 (Minimum Construction Standards for On-Site Sewage Disposal Systems).”
  • Agricultural exemptionAvailable (with conditions)

    Agricultural structures otherwise subject to the county new-construction building-permit requirement.

    • The source states that agricultural structures are exempt; it does not define the term or list additional conditions.
    • The quoted permit rule applies to unincorporated areas.
    “Building permits are required for new construction in the unincorporated areas of Livingston County, with agricultural structures being exempt.”
  • Subdividing landRegulated (with conditions)

    Subdivision or resubdivision in unincorporated Livingston County.

    • Agricultural land divisions of ten acres or more without new streets or access easements are exempt.
    • The subdivision regulations include special review requirements within one and one-half miles of incorporated municipal boundaries.
    • No plat may be recorded until approved under the regulations.

    agricultural exemption minimum: >= 10 acres (no new streets or easements of access)

    “These regulations apply to any subdivision or resubdivision in the unincorporated areas of Livingston County. Pursuant to § 64.590, RSMO, no plat of a subdivision shall be recorded until the plat is approved as provided in Article 4 of these Regulations. Division of land for agricultural purposes in parcels or tracts of land ten (10) acres or more, and not involving any new streets or easements of access, are exempt from these regulations.”
  • Permit feesPublished (with conditions)

    County building permits for new construction in unincorporated Livingston County.

    • The fee depends on the building project.
    • The official source reports a range rather than a complete fee schedule.

    permit fee: 20-150 USD (depending on the building project)

    “Permit fees range from $20 to $150 depending on the building project.”
  • Permit processPartial

    County building/zoning permit process for construction in unincorporated Livingston County and areas outside Chillicothe city limits.

    • Applicants should contact the county Zoning Administrator.
    • The county zoning page provides a building/zoning permit application download.
    • Agricultural structures are exempt from the cited new-construction permit requirement.
    • Permit fees range from $20 to $150 depending on the building project.
    “Download a Livingston County Building/Zoning Permit Application below”

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”
  • Septic inspectionLimited

    Inspection or evaluation of existing onsite wastewater systems in connection with Missouri real-estate transfers.

    • Local public health agencies generally no longer inspect existing systems for real-estate transfers.
    • A private licensed inspector may perform an inspection or evaluation.
    • A lender, buyer, or other transaction participant may require an assessment.
    • Some local standards may be more stringent than state regulations.
    • Inspections and evaluations are distinct; an inspection includes a hydraulic test, while an evaluation does not.
    “For the most part, local public health agencies no longer inspect existing systems related to real estate transfer. The help of a licensed inspector can be obtained to check the condition of the system.”
  • Off-grid sanitationLimited

    Off-grid domestic wastewater treatment using onsite wastewater treatment systems where central sewer service is unavailable.

    • Onsite systems treat and dispose of domestic sewage on the property where generated.
    • A construction permit is generally required, including for residential property less than three acres, subject to county-specific exceptions.
    • Wastewater may not be discharged into a road ditch or onto the ground.
    • Local permitting authorities may impose additional requirements.

    residential lot threshold: < 3 acres (The exemption does not apply in some counties.)

    “Onsite wastewater treatment systems are sometimes referred to as "septic systems." These systems treat and dispose of domestic sewage on the property where it is generated.”
  • Driveway accessRequired

    Construction or modification of driveways within MoDOT right-of-way statewide.

    • A permit is required for construction of driveways and modifications to existing driveways on MoDOT right-of-way.
    • An initial online request must be submitted for each planned listed activity.
    • Engineered plans, traffic studies, hydraulic analysis, traffic-control plans, surety deposits, or performance bonds may be required depending on the work.
    • The rule does not establish a permit requirement for driveways outside MoDOT right-of-way.
    “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.”
  • 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”

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.
  • Inspections — Building inspections.
  • Certificate of occupancy — Certificates of occupancy.
  • Minimum dwelling size — Minimum dwelling size.
  • Minimum lot size — Minimum lot size.
10 more unanswered
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Well permit
  • 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 Livingston County, Missouri

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

Livingston County scores 67/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 10,421 people within a 30-minute drive.

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

Livingston County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Missouri Department of Health and Senior Services (DHSS) - Onsite Wastewater Treatment Program. 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 Livingston County, Missouri?

Land in Livingston County runs about $4,690 per acre, based on the latest county data.

What is the water situation in Livingston County?

Livingston County gets about 40.2" of rain a year, with severe drought in roughly 8.1% of years.

How remote is Livingston County?

A representative private-land location has about 10,421 people within a 30-minute drive and 1,861,133 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 Livingston County means bringing your own water and power. The kit we’d start with:

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How Livingston compares in Missouri

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