Bolthole Index

Reynolds County, Missouri

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

70Index Score / 100
#61 of 115 in Missouri

Unincorporated Reynolds County, Missouri does not require a residential building permit1. County zoning could not be confirmed, so ask the Reynolds County Clerk about parcel restrictions before building23. Septic permitting is handled by the Missouri Department of Health and Senior Services, not the county health department4.

At a glance

Building permit
Not required in unincorporated areas1
Zoning
Not confirmed; ask the Reynolds County Clerk23
Septic permits
Missouri DHSS Onsite Wastewater Treatment Program45
RV living
County rule not confirmed; ask the County Clerk before occupying23
Tiny home
County occupancy and size rules not confirmed23
Floodplain contact
Reynolds County Floodplain Administrator6

Who to call

Septic permits

Missouri DHSS Onsite Wastewater Treatment Program

Onsite wastewater construction permits and exemption confirmation for Reynolds County

(573) 751-6095 ext. 5

[email protected]

930 Wildwood Dr, Jefferson City, MO 65102

Online permits →

Floodplain permits

Reynolds County Floodplain Administrator

County floodplain questions

(573) 648-2494

PO Box 10, 2319 Green St., Centerville, MO 63633

Building permits

Reynolds County Clerk

General county contact for unconfirmed building, zoning, and land-use questions

573-648-2494 EXT 12

PO BOX 10, CENTERVILLE MO 63633-0010

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 Reynolds County, Missouri?

Unincorporated Reynolds County does not require a residential building permit1. Missouri adopts fire and building codes locally rather than through one uniform statewide code7. Because we could not confirm a Reynolds County page that states the permit requirement, confirm the parcel and project with the Reynolds County Clerk before construction13. Incorporated communities can have their own rules because Missouri's local code framework includes cities, towns, and villages as communities with adoption authority7. Farm structures receive a statewide exemption from county fire-protection or fire-prevention ordinances, but that narrow exemption does not erase septic, floodplain, zoning, or other land-use requirements8.

Who handles building and land questions in Reynolds County?

We could not confirm a dedicated Reynolds County building department or planning office, and unincorporated Reynolds County does not require a residential building permit1. The Reynolds County Clerk is listed at PO BOX 10, CENTERVILLE MO 63633-0010 and can be reached at 573-648-2494 EXT 123. Use the Clerk as the starting point for questions about parcel-specific zoning, setbacks, occupancy, county-road access, inspections, or certificates of occupancy because those county rules remain unconfirmed23. Septic is separate: Missouri DHSS lists itself as Reynolds County's onsite wastewater authority4. Floodplain questions go to the Reynolds County Floodplain Administrator6.

Does Reynolds County have zoning?

Countywide zoning in unincorporated Reynolds County could not be confirmed, so do not treat the county as unrestricted2. Missouri allows a noncharter county in the relevant classifications to establish zoning for unincorporated territory after voters approve the question9. That statewide authority does not prove that Reynolds County adopted zoning9. Before buying, ask the Reynolds County Clerk whether the parcel has county zoning, subdivision controls, minimum lot or dwelling size, setbacks, height limits, or restrictions on accessory dwellings23. For land inside Centerville, Ellington, or another incorporated community, ask that municipality directly because county zoning authority described by state law concerns unincorporated territory9.

How do septic permits work in Reynolds County?

Missouri DHSS is the onsite wastewater permitting authority for Reynolds County and directs applicants to request an application number through its online form45. A construction permit is required for major construction, modification, or repair unless the statutory exception applies10. Missouri guidance says a permit is required before installing or repairing most systems, while some single-family residential lots may qualify for an exemption11. Work should not begin until DHSS issues the permit or confirms an exemption11. Only about 15.7% of Reynolds County soils lack severe limitations for a conventional septic drain field, so make the site evaluation an early contingency rather than assuming a standard field will work12. Applicable work must remain available for inspection under the state's notice and inspection process13.

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

A Reynolds County rule for long-term RV occupancy, temporary camping, or tiny-home occupancy could not be confirmed, and countywide zoning itself remains unconfirmed2. Ask the Reynolds County Clerk about the exact parcel and proposed use before moving an RV onto the land or ordering a tiny home23. A small or mobile dwelling does not avoid wastewater rules: Missouri generally requires a construction permit for an onsite wastewater system, subject to limited residential exemptions that DHSS must confirm115. Domestic sewage cannot simply be discharged to a road ditch or onto the ground14. If the property lies inside an incorporated community, contact that city or town because Missouri's local code framework recognizes municipalities separately from counties7.

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

  1. Ask the Reynolds County Clerk whether the parcel is unincorporated and whether any zoning, subdivision, setback, floodplain, access, inspection, or occupancy rule applies23.
  2. Contact Missouri DHSS at (573) 751-6095 ext. 5 and request an onsite wastewater application number before installing or repairing a system511.
  3. Arrange the soil and system review early because only about 15.7% of county soils lack severe limitations for a conventional drain field12.
  4. Call the Reynolds County Floodplain Administrator at (573) 648-2494 if mapping places the site in a flood hazard area615.
  5. Obtain a MoDOT permit before constructing or modifying a driveway within state right-of-way16.
  6. Confirm any separate municipal requirements if the land is inside an incorporated city, town, or village7.

What should you check before buying land in Reynolds County?

Start with septic feasibility because only about 15.7% of county soils lack severe limits for a conventional drain field12. Terrain deserves a parcel-level look too: about 50.5% of Reynolds County land is at a slope of 15% or less17. The county is about 90.6% wooded, so road access, clearing, and the actual build pad should be evaluated on site18. About 17.6% of the county is federally owned, making boundary and legal-access review especially useful near public land19. A driveway connecting within MoDOT right-of-way requires a state permit, while a county-road entrance rule could not be confirmed and should be asked of the County Clerk163. Reynolds County's effective property-tax rate is about 0.5%, with a median annual property-tax bill of about $5532021.

Watch-outs

  • Unincorporated Reynolds County does not require a residential building permit, but we could not confirm a county page stating that rule; confirm the parcel with the Reynolds County Clerk13.
  • County zoning, RV occupancy, tiny-home occupancy, setbacks, and minimum dwelling size remain unconfirmed, so do not market or buy a parcel as unrestricted2.
  • Only about 15.7% of Reynolds County soils lack severe limits for a conventional septic drain field, so make septic feasibility a purchase contingency12.

Sources

  1. Missouri Data - County Building Codes for Missouri (2026 county census)
  2. (2026 county census)
  3. Reynolds County Clerk (mocounties.com)
  4. OWTS Construction Permit Process, quoted and re-checked
  5. Missouri DHSS Onsite Wastewater Treatment Program (health.mo.gov)
  6. Reynolds County Floodplain Administrator (sema.dps.mo.gov)
  7. RSMo Section 64.170 (Missouri statewide rule), quoted and re-checked
  8. RSMo Section 64.003 — Farm buildings and farm structures (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. OWTS Construction Permit Process, 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. RSMo Section 701.050, quoted and re-checked
  14. Frequently Asked Questions (Missouri statewide rule), quoted and re-checked
  15. Laws and Regulations That Might Affect You if You Mine Sand or Gravel From Missouri Streams (Missouri statewide rule), quoted and re-checked
  16. Permits | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  17. Share of land at 15% slope or less: Bolthole Index county data
  18. Wooded share of land: Bolthole Index county data
  19. Federal land share: Bolthole Index county data
  20. Effective property tax rate: Bolthole Index county data
  21. 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

Reynolds County in Missouri

70
County map
Reynolds County highlighted among the Missouri counties · colored by Index score

How Reynolds County scores

Seclusion90100% ev.
Self-Sufficiency52100% ev.
Admin Boringness8277% ev.
Durability37100% ev.
Property Autonomy47100% ev.
Carry Cost86100% ev.

Evidence strength: 96%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$168kTypical home
0.5%Property tax
$2,655Land / acre
48.3"Annual rain
4.6% of yrsSevere drought
12.2 / yr (+10.2)Mid-century 100°F days
16.6 daysMid-century dry spell
2.14" (+8.1%)Mid-century 1-day rain
1.79×Wildfire change factor
100%Forward climate coverage
$1,736Home insurance / yr
0% / yrInsurance growth
2.05%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
2,405People within 30 min
418,114People within 2 hr
6,819Radius comparison (15 mi)
7.4People / sq mi
17.6%Federal land
50.5%Land at 15% slope or less
15.7%Septic soil without severe limits
80,533 acWorkable land screen
90.6%Wooded land
34.5 tonsBiomass / forest ac
55.5°FAvg temp

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Answers from the rulebook for Reynolds County

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

Reynolds County rules

  • Building permitNot required

    Missouri has no statewide residential code and the state's county building-code dataset shows Reynolds County has adopted no residential, commercial or energy building code, so this rural non-charter county does not require a building permit. Corroborated by the state County Building Codes dataset (data.mo.gov iq7s-izvt, 2021): no county residential building code adopted.

    Missouri Data - County Building Codes for Missouri ↗Scouted from the county site, not yet independently re-checked

  • Owner-builder exemptionAvailable

    Missouri has no statewide residential contractor license and Reynolds County requires no building permit, so an owner may build their own residence without licensing.

    Missouri Data - County Building Codes for Missouri ↗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”
  • Who permits septicMixed

    Missouri wastewater treatment systems, including domestic onsite systems, larger-flow systems, direct discharges, lagoons, subdivisions, and industrial wastewater.

    • DNR regulates direct point-discharge or surface-land-application systems, non-individual lagoons, facilities exceeding 3,000 gallons per day, and industrial process waste.
    • DHSS or a local agency, typically the county health department, regulates single-family subsurface onsite systems, individual single-family lagoons, and qualifying systems at or below 3,000 gallons per day.
    • Local agencies may administer qualifying systems under local authority or ordinance.

    domestic wastewater flow threshold: <= 3000 gallons per day (DNR regulates facilities with domestic wastewater flow greater than 3,000 gallons per day)

    “In Missouri, different state and local agencies are responsible for regulating wastewater treatment systems.”
    One more reviewed finding on this topic
    • State — Onsite wastewater permitting authority for Reynolds County.
      “Agency: DHSS Authority Type: DHSS Address: 930 Wildwood Dr, Jefferson City, MO 65102 County: Reynolds Phone: (573) 751-6095 ext. 5 Website: N/A Alert: Submit the information at https://stateofmissouri.wufoo.com/forms/q1l2xmqk0yjvaut/ to request an application number.”
  • Septic permitRequired

    Installing or repairing most onsite wastewater treatment systems in Missouri, including residential systems subject to state permitting.

    • A construction permit is required before installing or repairing most OWTS.
    • Some single-family residential lots may be exempt.
    • For residential property less than three acres, a permit is required; the exemption does not apply in some counties, so the county authority must be checked.
    • Work should not begin until a permit is issued or an exemption is confirmed.
    • Effective August 28, 2026, application fees for onsite sewage disposal system construction, modifications, and repairs are temporarily suspended.

    residential lot threshold: < 3 acres (The exemption does not apply in some counties.) · temporary permit-fee suspension effective date: 2026-08-28 (Applies to application fees associated with onsite sewage disposal system construction, modifications, and repairs.)

    “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.”
    One more reviewed finding on this topic
    • Limited — Installation, major modification, or major repair of onsite sewage disposal systems in Reynolds County under the state-administered program.
      “Except as otherwise provided in section 701.031, no person may, on or after September 1, 1995, construct or make a major modification or major repair to an on-site sewage disposal system without first notifying the city, county or department and completing an application, upon a form provided by the department, submitting an application fee in the amount established by the city, county or department, and obtaining a construction permit.”
  • Septic inspectionLimited

    Construction, major modification, or major repair of onsite sewage disposal systems in Reynolds County.

    • Notice and an opportunity for inspection are required when section 701.046 applies.
    • Registered contractors must provide notice before 9:00 a.m. on the day preceding completion.
    • Unregistered persons must provide notice before 9:00 a.m. on the second day preceding completion.
    • The system must remain available for inspection until 3:00 p.m. on completion day unless earlier approval is confirmed.
    • Written inspection results or confirmation that DHSS did not inspect must be provided within three working days.
    “No person required to provide notice and apply to the city, county or department under section 701.046 may complete the construction, major modification or major repair of an on-site sewage disposal system without providing notice and an opportunity for inspection by the city, county or department as provided in this section.”
    One more reviewed finding on this topic
    • Limited — Inspection or evaluation of existing onsite wastewater systems in connection with Missouri real-estate transfers.
      “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.

  • Inspections — Building inspections in unincorporated Reynolds County.
  • Certificate of occupancy — Certificates of occupancy for buildings in unincorporated Reynolds County.
  • County-wide zoning — Countywide zoning in Reynolds County, Missouri.
  • Local zoning — Local zoning within Reynolds County, including any incorporated municipalities or other local jurisdictions.
  • Zoning districts — Published zoning districts or zoning map for Reynolds 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 Reynolds County, Missouri

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

Reynolds County scores 70/100 on the Bolthole Index, a strong county profile. Its strengths: deep seclusion — about 2,405 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: elevated current hazard exposure.

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

Reynolds County does not require a county building permit for a home in unincorporated areas. Onsite septic is permitted by Missouri Department of Health and Senior Services (DHSS) - Onsite Wastewater Treatment Program. Owner-builders may act as their own contractor to build their home. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Reynolds County, Missouri?

Land in Reynolds County runs about $2,655 per acre, based on the latest county data.

What is the water situation in Reynolds County?

Reynolds County gets about 48.3" of rain a year, with severe drought in roughly 4.6% of years.

How remote is Reynolds County?

A representative private-land location has about 2,405 people within a 30-minute drive and 418,114 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 Reynolds County means bringing your own water and power. The kit we’d start with:

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How Reynolds compares in Missouri

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