Bolthole Index

Montgomery County, Missouri

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

64Index Score / 100
#87 of 115 in Missouri

Unincorporated Montgomery County, Missouri requires a construction permit for structures 10-by-10 feet or larger, but agricultural buildings, fences, decks and porches are exempt.1 County zoning also applies.2 Start with Montgomery County Planning and Zoning, then take any onsite sewage application to the Montgomery County Health Department.34

At a glance

Building permit
Required for structures 10-by-10 feet or larger, with stated exemptions1
Zoning
County zoning applies; confirm the parcel district and current standards2
Septic permit
County health review is required for most installations and repairs45
RV living
Not confirmed; ask Planning and Zoning before relying on RV occupancy2
Tiny homes
No specific county rule confirmed; zoning and construction review still matter12
Owner-builder
No general exemption confirmed; septic self-installers face a training condition67
Private wells
Permit requirement not confirmed; county health offers well-water testing7

Who to call

Planning & zoning

Montgomery County Planning and Zoning

County planning, zoning and construction applications

573-564-2142

[email protected]

310 Salisbury St., Ste. D, Montgomery City, MO 63361

Septic permits

Montgomery County Health Department

Onsite sewage permit applications, septic information and well-water testing

(573) 564-2495

400 Salisbury Street, Montgomery City, MO 63361-1232

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 Montgomery County, Missouri?

Yes, with exceptions. Unincorporated Montgomery County requires a construction permit for structures 10-by-10 feet or larger, while agricultural buildings, fences, decks and porches are exempt.1 The official Planning and Zoning page provides a construction application.3 Missouri leaves fire and building-code adoption to local governments, so a county construction permit should not be mistaken for proof that one uniform statewide residential code controls the project.8

Montgomery County's construction permit is described as a land-use or health-related permit rather than enforcement of an adopted residential code.1 We could not confirm the current inspection sequence, certificate-of-occupancy requirement, fees, or a general owner-builder exemption; ask Planning and Zoning for the rules tied to the parcel and proposed structure before ordering plans or materials.63

Who handles Montgomery County building and zoning permits?

Montgomery County Planning and Zoning is the starting office for county planning, zoning and construction applications.3 The office is at 310 Salisbury St., Ste. D, Montgomery City, MO 63361, and lists 573-564-2142 and [email protected].3 The county page lists in-house office hours from 8 a.m. to 4 p.m., Monday through Friday, and links a construction application.3

Ask the office to identify the parcel's jurisdiction and zoning district before treating the county answer as final, because incorporated places can have their own rules and Missouri county zoning authority concerns unincorporated territory.9 Ask what drawings, site-plan details, approvals, fees and inspections apply to the exact project; a complete current county permit process could not be confirmed.3

Does Montgomery County, Missouri have zoning?

Yes. Montgomery County applies zoning, while Missouri law allows qualifying counties to adopt zoning for unincorporated territory after voter approval.29 The practical answer for a buyer is parcel-specific: ask Planning and Zoning to identify the district and confirm the current use, setback, lot-size, height and accessory-structure rules in writing.3

We could not confirm current ordinance text for numeric setbacks, minimum dwelling size, minimum lot size or lot coverage.2 We also could not confirm a county rule that specifically authorizes residential RV use, tiny-home occupancy, manufactured-home occupancy or an accessory dwelling.2 Missouri's farm-structure protection concerns county fire-protection and fire-prevention ordinances; it is not a blanket exemption from zoning, septic, floodplain or other land-use requirements.10

How do septic permits work in Montgomery County?

The Montgomery County Health Department reviews onsite sewage permit applications under the county sewer ordinance.7 Most onsite wastewater installations and repairs require a construction permit, although some single-family residential lots may qualify for an exemption that must be confirmed before work starts.5 The health department tells the homeowner or installer to complete the septic application packet and submit it for review.7

The county health page lists a $165 onsite sewage permit fee, while the state rule says certain application fees were temporarily suspended effective August 28, 2026; ask the health department which charge currently applies before paying.711 Only 0.2% of mapped county soils avoid a “very limited” rating for conventional septic drain fields, so make septic feasibility an early contingency rather than assuming a standard field will work.12 Property owners who want to install their own septic system must attend a class and pass the DHSS test.7

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

We could not confirm a Montgomery County rule that specifically allows long-term RV living, temporary camping or tiny-home occupancy on private land.2 County zoning and the construction-permit requirement still make Planning and Zoning the right office to ask before buying a parcel for either use.12 Ask whether the proposed unit is treated as a dwelling, mobile home, recreational vehicle or accessory structure, and whether the parcel's district permits that use.3

An off-grid plan does not remove wastewater obligations: Missouri generally requires approval before installing or repairing most onsite systems, and wastewater may not be discharged into a road ditch or onto the ground.13 If a tiny home or RV will produce domestic sewage, get a written answer from the Montgomery County Health Department about the proposed sanitation setup before site work.4

How do you build a home in Montgomery County, Missouri?

  1. Confirm whether the parcel is inside a municipality or in unincorporated Montgomery County, because county zoning authority applies to unincorporated territory.9
  2. Ask Montgomery County Planning and Zoning to identify the district and current construction-permit requirements, then obtain the county construction application.13
  3. Have the Montgomery County Health Department review onsite sewage feasibility and determine whether a permit or exemption applies before installation or repair begins.5
  4. Budget for a site-specific wastewater design because only 0.2% of mapped soils avoid severe limitations for a conventional drain field.12
  5. If access connects to a state highway, obtain the required MoDOT right-of-way permit and contact the Traffic Specialist at least 48 hours before work begins.1415
  6. Confirm inspections and any occupancy approval directly with Planning and Zoning because those county steps could not be verified.3

What should you check before buying land in Montgomery County?

Start with buildability, wastewater and access rather than the listing description. County zoning and a construction-permit requirement apply, but current district standards and permit details should be confirmed for the parcel with Planning and Zoning.21 Septic deserves special attention because only 0.2% of mapped soils avoid severe limitations for a conventional drain field.12

Check whether the driveway enters a state highway, because work in MoDOT right-of-way requires a permit.14 Ask the relevant jurisdiction whether the building site lies in a regulated flood hazard area; some participating Missouri jurisdictions restrict projects in designated floodplains.16 For purchase budgeting, the county's effective property-tax rate is about 0.7%, and the median annual property-tax bill is $1,282.1718 Private-well permitting was not confirmed, but the Montgomery County Health Department provides well-water testing services.7

Watch-outs

  • The county health page still lists a $165 septic permit fee, but the state rule reports a temporary application-fee suspension effective August 28, 2026; confirm the current charge with county health.711
  • Only 0.2% of mapped Montgomery County soils avoid severe limitations for a conventional septic drain field, so obtain site-specific wastewater advice early.12
  • No current county ordinance text was confirmed for RV occupancy, tiny homes, minimum dwelling size, setbacks or floodplain development; ask Planning and Zoning before relying on a seller's description.3

Sources

  1. Montgomery County MO Planning and Zoning (2026 county census)
  2. Montgomery County MO Planning and Zoning (2026 county census)
  3. Montgomery County Planning and Zoning (mcmo.us)
  4. OWTS Construction Permit Process, quoted and re-checked
  5. OWTS Construction Permit Process, quoted and re-checked
  6. (2026 county census)
  7. Montgomery County Health Department (montgomerycountyhealth.org)
  8. RSMo Section 64.170 (Missouri statewide rule), quoted and re-checked
  9. RSMo § 64.090 — Planning and zoning powers of county commission (Missouri statewide rule), quoted and re-checked
  10. RSMo Section 64.003 — Farm buildings and farm structures (Missouri statewide rule), quoted and re-checked
  11. OWTS Construction Permit Process (Missouri statewide rule), quoted and re-checked
  12. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  13. Frequently Asked Questions (Missouri statewide rule), quoted and re-checked
  14. Permits | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  15. Permit Process | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  16. Laws and Regulations That Might Affect You if You Mine Sand or Gravel From Missouri Streams (Missouri statewide rule), quoted and re-checked
  17. Effective property tax rate: Bolthole Index county data
  18. 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

Montgomery County in Missouri

64
County map
Montgomery County highlighted among the Missouri counties · colored by Index score

How Montgomery County scores

Seclusion62100% ev.
Self-Sufficiency58100% ev.
Admin Boringness4790% ev.
Durability48100% ev.
Property Autonomy47100% ev.
Carry Cost75100% 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 →

$234kTypical home
0.7%Property tax
$5,802Land / acre
41.8"Annual rain
5.4% of yrsSevere drought
13.6 / yr (+11.3)Mid-century 100°F days
15.5 daysMid-century dry spell
1.82" (+7.1%)Mid-century 1-day rain
1.8×Wildfire change factor
100%Forward climate coverage
$1,953Home insurance / yr
1.4% / yrInsurance growth
1.58%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
8,708People within 30 min
3,285,477People within 2 hr
16,903Radius comparison (15 mi)
21.4People / sq mi
0.1%Federal land
82.4%Land at 15% slope or less
0.2%Septic soil without severe limits
595 acWorkable land screen
37.7%Wooded land
43.5 tonsBiomass / forest ac
54.4°FAvg temp

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Answers from the rulebook for Montgomery County

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

Montgomery County rules

  • Who permits septicCounty (with conditions)

    Onsite wastewater permitting authority in Montgomery County, subject to incorporated-area and system-type exceptions.

    • Montgomery County Health Department is identified by Missouri DHSS as an ordinance county.
    • The county ordinance may impose requirements beyond state minimum standards.
    • Incorporated areas may be handled differently.
    • DNR regulates other wastewater systems, including non-single-family lagoons, systems discharging to surface waters, systems over 3,000 gallons per day, and industrial wastewater systems.
    “Agency: Montgomery County Health Dept. Authority Type: Ordinance [...] Contact the agency above for onsite wastewater permitting instructions. This county has their own Onsite Wastewater Ordinance and may have additional requirements beyond the state minimum construction standards.”
  • Septic permitRequired

    Installation or repair of most onsite wastewater treatment systems in Montgomery 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.
    • Montgomery County's ordinance may impose requirements beyond state minimum standards.
    • The August 28, 2026 fee suspension applies to application fees under RSMo 701.046.
    • DNR regulates specified non-DHSS wastewater systems.
    “A construction permit is required before installing or repairing most onsite wastewater treatment systems (OWTS). Some single family residential lots may be exempt from permitting.”
  • Building permitRequired

    County Planning & Zoning requires a construction permit in unincorporated Montgomery County for structures 10x10 or larger; agricultural buildings, fences, decks, and porches are exempt. Note: the state County Building Codes dataset (data.mo.gov iq7s-izvt, 2021) shows no adopted county residential code — the permit requirement is a county zoning/land-use or health-department permit regime rather than IRC code enforcement.

    Montgomery County MO Planning and Zoning ↗Scouted from the county site, not yet independently re-checked

  • County-wide zoningPresent

    County Planning & Zoning applies zoning districts with setback requirements (e.g., AGR Zone 50' front/rear, 25' side; RES Zone 30' front/rear, 15' side).

    Montgomery County MO Planning and 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”
  • 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.”
  • Agricultural exemptionAvailable (with conditions)

    Erection, maintenance, repair, alteration, or extension of farm buildings or farm structures as against county fire-protection or fire-prevention ordinances.

    • The exemption applies to fire protection or fire prevention ordinances adopted by counties in Missouri.
    • The statutory text addresses farm buildings and farm structures; it does not establish a general exemption from every zoning, building-code, floodplain, septic, or other land-use requirement.
    • Effective August 28, 2025.

    effective date: 2025-08-28

    “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.”
  • 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.”
  • 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.”
  • 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 in unincorporated Montgomery County.
  • Inspections — Building inspections in unincorporated Montgomery County.
  • Certificate of occupancy — Certificates of occupancy for buildings in unincorporated Montgomery County.
  • Local zoning — Aggregate local zoning across Montgomery County municipalities and unincorporated areas.
  • Zoning districts — Published county zoning districts in Montgomery County.
14 more unanswered
  • Minimum dwelling size
  • Minimum lot size
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Well permit
  • Mandatory utility hookup
  • Subdividing land
  • 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 Montgomery County, Missouri

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

Montgomery County scores 64/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 8,708 people within a 30-minute drive.

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

Montgomery County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Montgomery County Health Department (County Sanitarian). 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 Montgomery County, Missouri?

Land in Montgomery County runs about $5,802 per acre, based on the latest county data.

What is the water situation in Montgomery County?

Montgomery County gets about 41.8" of rain a year, with severe drought in roughly 5.4% of years.

How remote is Montgomery County?

A representative private-land location has about 8,708 people within a 30-minute drive and 3,285,477 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 Montgomery County means bringing your own water and power. The kit we’d start with:

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How Montgomery compares in Missouri

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