Scotland County, MO: No Building Permit

Unincorporated Scotland County, Missouri does not require a county residential building permit¹. Memphis requires city building permits and has its own zoning^2,3. Missouri DHSS handles county septic permitting; Memphis also requires a city permit for private sewage systems^4,5. Countywide zoning remains unconfirmed, and floodplain development still requires a community-issued permit^6,7.

At a glance

Building permit: Not required for unincorporated residential construction; Memphis requires city building permits^1,2
Zoning: Countywide zoning unconfirmed; Memphis has its own zoning^3,6
Septic permits: DHSS handles county septic permits; Memphis also requires a city private-sewage permit^4,5
RV living: No county occupancy rule was confirmed; ask the Commission and any municipality⁶
Tiny homes: No county occupancy, size or siting rule was confirmed⁶
Owner-builder: No separate owner-builder exemption was confirmed⁸
Floodplain development: Community-issued permit required; regulatory floodway development also needs an Engineering No-Rise Certificate⁷

Who to call

Building permits

Scotland County Commission

General county-government questions, including confirmation of any county land-use requirements

(660) 465-7027

117 South Market Street, Suite 100, Memphis, MO 63555

Septic permits

Missouri DHSS Onsite Wastewater Treatment Program

Onsite wastewater construction and repair permits for Scotland County

(573) 751-6095 ext. 5

OnsiteProgram@health.mo.gov

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 October 12, 2026.

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

No county residential building permit is required in unincorporated Scotland County, Missouri.

No county residential building permit is required in unincorporated Scotland County, Missouri¹. Inside Memphis, obtain a city building permit before construction; the application needs a city form, sketch or drawing, and construction-cost estimate². Memphis private sewage systems also need a written permit from the city Superintendent, with state or county health requirements preserved⁵. Missouri DHSS is the county onsite wastewater authority⁴. Scotland County building inspections and certificates of occupancy could not be confirmed; ask the Scotland County Commission what documentation applies to the rural parcel⁹. Missouri exempts farm structures from county fire-protection and fire-prevention ordinances, but that exemption does not waive all building, zoning, floodplain or septic requirements¹⁰.

Who issues building permits in Scotland County?

Scotland County does not require a residential building permit in its unincorporated area.

Scotland County does not require a residential building permit in its unincorporated area¹. Contact the Scotland County Commission for rural land-use questions at 117 South Market Street, Suite 100, Memphis, MO 63555 and (660) 465-7027⁹. Ask the Commission about parcel jurisdiction and any county subdivision or access requirements that could not be confirmed⁹. Memphis issues its own building permits². Missouri DHSS handles county septic permitting, while Memphis also requires a city private-sewage permit and preserves health-authority requirements^4,5. Memphis administers floodplain development within its mapped Special Flood Hazard Areas; ask the Commission to identify the responsible floodplain representative for unincorporated land^7,9,11.

Does Scotland County have zoning?

We could not confirm an adopted Scotland County zoning ordinance, zoning map or countywide zoning program, so do not treat rural property as unrestricted.

We could not confirm an adopted Scotland County zoning ordinance, zoning map or countywide zoning program, so do not treat rural property as unrestricted⁶. Missouri law allows a county in the applicable classification to begin county zoning only after voters approve the question, and county zoning applies to unincorporated territory rather than incorporated areas¹². Ask the Scotland County Commission whether the parcel is subject to county land-use or subdivision requirements⁹. Memphis has its own zoning districts inside city limits; county zoning authority concerns unincorporated land^3,12. Scotland County setbacks, minimum lot size, minimum dwelling size, accessory-dwelling rules and building-height limits could not be confirmed⁶. A wastewater subdivision rule is confirmed: a new development proposing at least 7 lots, each under 5 acres and using individual onsite systems, needs written Missouri DNR approval before a lot is sold, leased or built on¹³.

How do septic permits work in Scotland County?

Missouri DHSS administers onsite wastewater permitting in Scotland County and directs applicants to request an application number through its online form.

Missouri DHSS administers onsite wastewater permitting in Scotland County and directs applicants to request an application number through its online form⁴. Contact DHSS to establish the permitting authority and do not begin installation until a septic construction permit is issued or an exemption is confirmed; the application process varies by authority^14,15. Contact the Onsite Wastewater Treatment Program at 930 Wildwood Dr, Jefferson City, MO 65102, (573) 751-6095 ext. 5, or OnsiteProgram@health.mo.gov⁴. State application fees for onsite-system construction, modification and repair have been temporarily suspended since August 28, 2026, although a local authority may charge different fees or impose added requirements¹⁵. Scotland County has 0% of mapped soils rated “not limited” for conventional drain fields; septic is not necessarily impossible, but a site evaluation or engineered system may be needed¹⁶. Missouri law does not require a pre-sale septic inspection or evaluation in Scotland County, but a buyer or lender may request one from a licensed individual; ask DHSS whether a stricter local requirement applies¹⁷.

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

We could not confirm a Scotland County rule that either allows or prohibits living in an RV, camping temporarily, occupying a tiny home or placing a manufactured home.

We could not confirm a Scotland County rule that either allows or prohibits living in an RV, camping temporarily, occupying a tiny home or placing a manufactured home⁶. The lack of a county residential building permit does not answer occupancy, sanitation, setbacks or municipal zoning questions^1,6. Before buying or moving a unit onto land, ask the Scotland County Commission about the exact parcel and proposed use⁹. Ask the relevant city or town as well if the parcel is incorporated because Missouri building codes are adopted locally¹⁸. Any occupied dwelling needs a lawful wastewater solution: wastewater may not be discharged onto the ground or into a road ditch, and most onsite-system installations or repairs need approval unless DHSS confirms an exemption^14,17.

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

Confirm whether the parcel is unincorporated or inside a municipality: Scotland County has no county residential building permit, while Memphis requires city building permits and has its own zoning.

Confirm whether the parcel is unincorporated or inside a municipality: Scotland County has no county residential building permit, while Memphis requires city building permits and has its own zoning^1,2,3.

Ask the Scotland County Commission whether zoning or parcel-specific land-use requirements apply; countywide zoning remains unconfirmed^6,9.

Have the site evaluated and contact DHSS before installing septic; obtain the construction permit or confirmation of an exemption^14,15. Inside Memphis, also obtain the city private-sewage permit⁵.

For a subdivision using individual onsite systems, check whether the proposal reaches the state threshold requiring written DNR approval before any lot is sold, leased or built on¹³.

Check the flood map: Scotland County floodplain development requires a community-issued permit, and proposed development in the regulatory floodway requires an Engineering No-Rise Certificate before permit issuance⁷.

If the driveway enters Missouri Department of Transportation right-of-way, obtain the state access permit before constructing or modifying it¹⁹.

What should you check before buying land in Scotland County?

Start with wastewater feasibility: 0% of Scotland County's mapped soils are rated “not limited” for conventional drain fields, so arrange a professional site evaluation; the rating does not mean septic is impossible¹⁶. Check the flood map before planning development: Memphis requires a floodplain development permit in mapped Special Flood Hazard Areas, and applicable development in an unincorporated floodplain also requires a permit^7,11. Verify legal access, and remember that a driveway constructed or modified within state right-of-way requires a MoDOT permit¹⁹. Confirm jurisdiction and zoning directly with the Scotland County Commission because countywide zoning, setbacks and minimum lot or home sizes were not confirmed^6,9. Missouri requires permits for professional well and pump installation, while landowners may install their own well or pump under the applicable law and rules²⁰. Public water-system wells need separate written approval before construction or alteration, subject to the stated exemption²¹. The county has 85.3% of land at a slope of 15% or less, but parcel-level topography can differ¹⁶. For carrying costs, the countywide effective property-tax rate is 0.8%, with a median annual bill of $1,192¹⁶.

Watch-outs

Countywide zoning, setbacks, minimum lot size and dwelling-size rules remain unconfirmed; ask the Scotland County Commission for a parcel-specific answer^6,9.
Scotland County floodplain development requires a community-issued permit, and regulatory floodway development needs an Engineering No-Rise Certificate before permit issuance; ask the Commission who administers unincorporated parcels^7,9.
Scotland County has 0% of mapped soils rated “not limited” for conventional drain fields; a site evaluation or engineered system may be needed, but septic is not necessarily impossible¹⁶.

Sources

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

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.

Off-grid gear

Going off-grid in Scotland County means bringing your own water and power. The kit we’d start with:

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

Compared with neighboring counties

Like 4 of its 6 neighbors, Scotland County requires no county building permit for a home.

Rule	Scotland County	Schuyler County	Clark County	Knox County	Adair County	Lewis County	Shelby County
Building permit	Not required	Limited	Not required	Limited	Not required	Not required	Not required
County zoning	Not published	Not published	No	Not published	No	Not published	No
Septic permits	MO DHSS Onsite Wastewater Treatment Program	DHSS	DHSS	MO Dept. of Health & Senior Services	DHSS	MO DHSS Onsite Wastewater Treatment Program	MO Dept. of Health & Senior Services

Cities and towns in Scotland 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 Arbela · Town of Rutledge

Answers from the rulebook for Scotland County

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

Missouri rules that apply here

Building permitLimited
Building permits for construction in Missouri: no statewide permit is shown; first and second classification counties may adopt building regulations and permits if voters have approved
- Authority is an option for county commissions in counties of the first and second classification, not a statewide mandate
- A county that had not adopted a building code before August 28, 2001 needs voter approval, voted only by voters outside incorporated territory
- Municipalities and other counties must be checked locally
- This claim is about the county enabling authority only; the state septic rule (RSMo 701.031) was not used as a building-permit requirement
“the county commission in all counties of the first and second classification, as provided by law, is for this purpose empowered, subject to the provisions of subsections 2 and 3 of this section, to adopt by order or ordinance regulations to control the construction”
RSMo 64.170 County commissions control construction - issue building permits ↗Re-checked Nov 6, 2026
Owner-builder exemptionAvailable (with conditions)
A property owner installing, modifying, or repairing that owner's on-site sewage disposal system.
- The owner must comply with RSMo 701.025 to 701.059.
- The statute separately provides that an owner need not obtain a permit or contractor registration merely to clean that owner's on-site sewage disposal system.
“Nothing in sections 701.053 to 701.055 shall preclude property owners from installing, modifying or repairing their own on-site sewage disposal system”
RSMo 701.055 — Property owners may install, modify or clean their own on-site sewage disposal system ↗Re-checked Nov 4, 2026
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”
RSMo Section 64.170 ↗Re-checked Sep 11, 2026
2 more reviewed findings on this topic
- Partial — Residential building-code adoption by Missouri counties, particularly construction in unincorporated county territory.
  “the county commission in all counties of the first and second classification [...] is for this purpose empowered [...] to adopt [...] regulations”
  RSMo § 64.170 — County commissions control construction; issue building permits ↗Re-checked Oct 1, 2026
- Partial — County adoption of residential building codes in Missouri, with the resulting regulations applicable to unincorporated territory when adopted under the statutory authority.
  “the county commission in all counties of the first and second classification, as provided by law, is for this purpose empowered”
  RSMo Section 64.170 — County commissions control construction; issue building permits ↗Re-checked Oct 1, 2026
InspectionsLimited
Construction, major modification, or major repair of an on-site sewage disposal system for which RSMo 701.046 requires notice and an application; this is not a general statewide inspection rule for all buildings.
- The city, county, or department must receive notice and an opportunity to inspect before completion.
- A registered contractor must notify the authority before 9:00 a.m. on the day before completion; an unregistered person must notify it before 9:00 a.m. on the second day before completion.
- The system must remain available for a complete inspection under the state standard until 3:00 p.m. on the completion day unless the authority confirms earlier inspection and approval.
- The system may not be closed or completed if inspection finds it does not meet the state standard; the authority must provide conspicuous notice at inspection and written confirmation of the result, or of no inspection, within three working days of completion.
“without providing notice and an opportunity for inspection by the city, county or department as provided in this section.”
RSMo 701.050 — Construction or repair notice, requirements and inspection ↗Re-checked Nov 4, 2026
Zoning districtsPartial
Missouri statutory authority for counties to create zoning districts in unincorporated territory; this does not establish or publish the actual zoning districts for any particular county.
- The statute applies to unincorporated territory of counties subject to sections 64.211 to 64.295.
- Actual district boundaries, regulations, and maps depend on county adoption and are not supplied by this statewide statute.
- District regulations must be uniform for each class or kind of building or land use within each district, although regulations may differ between districts.
- The regulations must be made in accordance with a comprehensive plan.
“the unincorporated territory may be divided into districts of such number, shape and area as may be deemed best suited”
RSMo Section 64.261 — Zoning districts, creation, regulations ↗Re-checked Oct 5, 2026
Minimum dwelling sizeDistrict specific (with conditions)
Potential county zoning controls on the size of residential buildings in unincorporated portions of first-class counties other than first-class counties without a charter form of government.
- The county commission is authorized to regulate by order in accordance with a comprehensive plan.
- The statute does not state a statewide minimum dwelling-size measurement.
- The statute expressly excludes incorporated portions of counties and identifies additional agricultural, rice-farming, flood-irrigation, farm-structure, and underground-mining exclusions.
“except in counties of the first class not having a charter form of government [...] in the unincorporated portions of the county [...] size of buildings”
RSMo § 64.090 — Planning and zoning powers of county commission ↗Re-checked Nov 4, 2026
SetbacksSpecified
Size of yards, courts and other open spaces in unincorporated portions of second- and third-class counties with county zoning; setbacks left to such counties
- Power exists only for counties to which sections 64.510 to 64.690 apply under section 64.510
- Exercised only after approval by vote of the people as provided in section 64.530
- Must be done by order of record and in accordance with a comprehensive plan
- Applies only to unincorporated portions of the county
- Does not apply to crops, livestock, orchards, forestry, or farm buildings used for such purposes outside the flood hazard area map area
- Existing lawful uses protected; ordinances adopted before March 4, 1991 unaffected
“the size of yards, courts and other open spaces”
RSMo 64.620 Building restrictions - limitations on regulations (second and third class counties) ↗Re-checked Nov 6, 2026
Lot coverageSpecified
Percentage of lots that may be occupied in unincorporated portions of second- and third-class counties with county zoning; lot coverage left to such counties
- Power exists only for counties to which sections 64.510 to 64.690 apply under section 64.510
- Exercised only after approval by vote of the people as provided in section 64.530
- Must be done by order of record and in accordance with a comprehensive plan
- Applies only to unincorporated portions of the county
- Does not apply to crops, livestock, orchards, forestry, or farm buildings used for such purposes outside the flood hazard area map area
- Existing lawful uses protected; ordinances adopted before March 4, 1991 unaffected
“the percentage of lots that may be occupied”
RSMo 64.620 Building restrictions - limitations on regulations (second and third class counties) ↗Re-checked Nov 6, 2026
Camping on your landLimited
Developments where land is sold or leased for camping in recreational vehicles (recreational developments) under the state wastewater rule 10 CSR 20-6.030; this is a wastewater-disposal rule, not a zoning rule on camping generally
- Applies only when land is sold or leased for the purpose of camping in recreational vehicles.
- To qualify as a recreational development, restrictive covenants must prohibit continuous year-round living on the lot, and no cabins or other structures that could be used for year-round residential purposes are allowed.
- Minimum lot size of 20,000 sq ft applies where individual on-site wastewater treatment facilities are used; no reduction from the minimum lot size determined by the geohydrologic evaluation, though a one-half reduction as indicated by the soils report may be allowed.
- Where sewage dump stations provide collection and treatment, they count as centralized collection and treatment.
- The developer must submit a copy of the restrictive covenants with any plans for dump stations or centralized systems.
- Any residential housing development required to obtain department approval must get written approval before sale or lease of any lot or start of construction.
- Rule text says it does not preclude local, municipal, county or other lawful authority from adopting equal or more stringent subdivision, sewer or on-site system regulations.
- Rule was last amended with an effective date of Jan. 30, 2025.
- The state rule does not itself regulate temporary camping on private land outside such developments; that is left to local zoning.
minimum lot size, recreational development with individual on-site wastewater treatment: >= 20000 square feet (one-half reduction per soils report may be allowed; no reduction from geohydrologic evaluation minimum)
“a development is considered recreational when land is sold or leased for the purpose of camping in recreational vehicles. in order to be considered a recreational development, restrictive covenants must prohibit continuous year-round living on the lot and no cabins or other structures will be allowed that could be used for year-round residential purposes.”
10 CSR 20-6 Permits (incl. 10 CSR 20-6.030 Disposal of Wastewater in Residential Housing Developments), Missouri Secretary of State, Code of State Regulations ↗Re-checked Nov 6, 2026
Who permits septicState
Onsite wastewater treatment systems in Scotland County, subject to the system-type limits stated by Missouri DHSS.
- DHSS states that permitting authority must be determined for the work location.
- DHSS permitting covers single-family residential systems, including lagoons.
- DHSS covers onsite or cluster systems treating domestic wastewater flows of 3,000 gallons per day or less and dispersing wastewater through soil treatment/absorption systems.
- DNR regulates lagoons serving anything other than single-family residences, systems discharging to surface waters, systems over 3,000 gallons per day, and industrial wastewater systems.
- DNR must approve subdivisions, mobile home parks, and campgrounds if OWTS is planned.
- For incorporated areas, the local permitting authority may defer the process back to DHSS.
domestic wastewater flow threshold: <= 3000 gallons per day (DHSS scope; systems above this threshold are regulated by DNR)
“Agency: DHSS Authority Type: DHSS Address: 930 Wildwood Dr, Jefferson City, MO 65102 County: Scotland”
OWTS Construction Permit Process ↗Re-checked Sep 29, 2026
2 more reviewed findings on this topic
- Mixed — Missouri wastewater treatment systems, including domestic onsite systems, larger-flow systems, direct discharges, lagoons, subdivisions, and industrial wastewater.
  “In Missouri, different state and local agencies are responsible for regulating wastewater treatment systems.”
  On-site Septic Systems and Subdivisions ↗Re-checked Sep 11, 2026
- Mixed (with conditions) — Onsite wastewater treatment systems statewide in Missouri.
  “DHSS OWTS permitting falls under one of three authority types: DHSS Onsite Program, Local Authority (contract), or Local Authority via Ordinance. The application process varies by permitting authority.”
  OWTS Construction Permit Process ↗Re-checked Oct 1, 2026
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.”
OWTS Construction Permit Process ↗Re-checked Sep 11, 2026
4 more reviewed findings on this topic
- Limited — Onsite wastewater-system installation in Scotland County, subject to the applicable administrative authority.
  “Unless the property is exempt based on its size, a construction permit is required before system installation can begin. Contact the local administrative authority to begin the permit process.”
  health.mo.gov ↗Re-checked Sep 30, 2026
- Required — Missouri onsite wastewater systems, including residential systems in Scotland County where the state rule applies.
  “Unless the property is exempt based on its size, a construction permit is required before system installation can begin.”
  OWTS Construction Permit Process ↗Re-checked Oct 4, 2026
- Required — Installing or repairing most onsite wastewater treatment systems statewide in Missouri.
  “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.”
  OWTS Construction Permit Process ↗Re-checked Oct 1, 2026
- Required — Proposed campgrounds, mobile home parks, and subdivisions planning to use onsite wastewater treatment systems anywhere in Missouri.
  “DNR must approve subdivisions, mobile home parks and campgrounds if the use of OWTS is planned.”
  OWTS Construction Permit Process ↗Re-checked Oct 1, 2026
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.”
Onsite Wastewater Treatment System Inspections Versus Evaluations ↗Re-checked Sep 11, 2026
3 more reviewed findings on this topic
- Not required — OWTS inspection or evaluation before a real-estate transaction in Scotland County under state law.
  “No. However, if a lender or buyer requests an inspection/evaluation, it must be conducted by a licensed individual. Some counties may require an onsite system inspection/evaluation for every real estate transaction. Check with the local permitting authority.”
  Frequently Asked Questions — Onsite Wastewater Treatment ↗Re-checked Sep 26, 2026
- Not required (with conditions) — Inspection or evaluation of an onsite wastewater system before a Missouri real-estate transaction, including Scotland County where no stricter local rule applies.
  “No. [...] Some counties may require an onsite system inspection/evaluation for every real estate transaction. Check with the local permitting authority.”
  health.mo.gov ↗Re-checked Oct 4, 2026
- Limited — Inspections of existing onsite sewage systems in connection with property sales statewide in Missouri.
  “Missouri Department of Health and Senior Services' (DHSS) rules governing onsite sewage systems cover minimum construction requirements, system inspections at the time of property sales, and requirements for percolation testers and soil evaluators.”
  health.mo.gov ↗Re-checked Oct 1, 2026
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.”
health.mo.gov ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Allowed (with conditions) — Use of onsite wastewater treatment systems as off-grid sanitation where central sewer service is unavailable in Missouri.
  “In Missouri, where central sewer service is not available, homeowners and small business owners use various types of onsite wastewater treatment systems (OWTS).”
  Onsite Wastewater Treatment ↗Re-checked Oct 1, 2026
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”
Who Regulates Water Wells in Missouri? - PUB4001 ↗Re-checked Oct 5, 2026
3 more reviewed findings on this topic
- Limited — Construction or alteration of a public water-system well in Scotland County.
  “Public water systems must receive written approval from the PDWB before constructing or altering a public well, unless the system meets the charitable and benevolent organization exemptions in section 640.116, RSMo.”
  Who Regulates Water Wells in Missouri? - PUB4001 ↗Re-checked Sep 30, 2026
- 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.”
  Well and Pump Installation Contractor Permitting ↗Re-checked Oct 1, 2026
- 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.”
  Water Wells - PUB2945 ↗Re-checked Oct 5, 2026
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.”
Missouri Revisor of Statutes — RSMo § 644.027 ↗Re-checked Nov 4, 2026
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.”
RSMo Section 64.890 — Building and land use restrictions; exemptions ↗Re-checked Oct 5, 2026
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.”
  RSMo Section 64.003 — Farm buildings and farm structures ↗Re-checked Sep 11, 2026
- 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 [...]”
  RSMo Section 64.890 ↗Re-checked Oct 1, 2026
- 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 [...]”
  revisor.mo.gov ↗Re-checked Oct 1, 2026
- 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.”
  RSMo Section 64.003 — Farm buildings and farm structures ↗Re-checked Oct 5, 2026
Subdividing landLimited
Subdivision plats in the unincorporated areas of counties covered by RSMo section 64.070 after the county commission adopts subdivision regulations.
- The county commission must first adopt subdivision regulations.
- The plat must first be submitted to the planning commission.
- If the county planning commission does not report upon the plat within thirty days, it may then be deemed approved.
- If amended or rejected by the planning commission, the action may be overruled and the plat approved only by the county commission, with the reasons for overruling spread upon the county commission minutes.
- The recorder of deeds may not record the plat until receiving a certificate of authority from the county zoning enforcement officer.
- The statute also permits a county planning commission, upon written request of an incorporated area's legislative body where there is no municipal planning commission, to pass upon subdivision plats within that incorporated area; those plats are subject to county planning commission rules and approval procedures.
planning commission reporting period: 30 days (If no report is made, the plat may then be deemed approved.)
“After the county commission shall have adopted such subdivision regulations, no plat of a subdivision of land within the unincorporated area of such county [...]”
RSMo Section 64.070 ↗Re-checked Oct 1, 2026
2 more reviewed findings on this topic
- Regulated (with conditions) — Missouri residential housing developments and subdivisions using onsite wastewater systems, including developments in Scotland County.
  “receive written approval from MoDNR [...] when a developer proposes seven or more lots, each less than five acres and use individual on-site wastewater treatment systems”
  OWTS Construction Permit Process ↗Re-checked Oct 4, 2026
- Limited — Subdivision regulations adopted by Missouri cities, towns, or villages under RSMo section 89.410.
  “The planning commission shall recommend and the council may by ordinance adopt regulations governing the subdivision of land within its jurisdiction.”
  RSMo Section 89.410 ↗Re-checked Oct 1, 2026
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”
Permits | Missouri Department of Transportation ↗Re-checked Sep 11, 2026
Building in a floodplainRequired
Development in a floodplain in Scotland County, subject to the applicable community floodplain-management process.
- Some type of permit must be issued for all development in the floodplain.
- An engineering No-Rise Certificate is required for all proposed development in the regulatory floodway and must be obtained before the floodplain development permit may be issued.
- The permit form may be used as-is or modified to fit the community process.
- SEMA's Scotland County page lists Memphis as a floodplain administrator; if a city does not appear, the county representative is used.
- The current Scotland County floodplain ordinance itself was not located.
“This sample Floodplain Development Permit was developed by the State and can be used “as is” or modified to fit the community’s permit process. Regardless, some type of permit MUST be issued for ALL development in the floodplain.”
Floodplain Forms ↗Re-checked Sep 29, 2026
4 more reviewed findings on this topic
- Required — All development in a Missouri floodplain, including development in Scotland County; local communities administer the permit process.
  “Regardless, some type of permit MUST be issued for ALL development in the floodplain.”
  Floodplain Forms ↗Re-checked Sep 27, 2026
- Required — Development in Missouri floodplains, including applicable development in unincorporated Scotland County.
  “Regardless, some type of permit MUST be issued for ALL development in the floodplain.”
  Floodplain Forms ↗Re-checked Oct 6, 2026
- Limited — Projects including mining, dredging, building construction, and other dirt-moving activities in designated flood hazard areas within participating Missouri jurisdictions.
  “Some jurisdictions (for example, county, city) require any projects in certain floodplains do not raise flood heights.”
  Laws and Regulations That Might Affect You if You Mine Sand or Gravel From Missouri Streams ↗Re-checked Sep 11, 2026
- Required — All development in a Missouri floodplain, administered through the applicable community floodplain permitting process.
  “Regardless, some type of permit MUST be issued for ALL development in the floodplain.”
  Floodplain Forms ↗Re-checked Oct 5, 2026
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.”
Air Construction Permits ↗Re-checked Sep 11, 2026
2 more reviewed findings on this topic
- Variable (with conditions) — Missouri onsite wastewater construction, modification, and repair permit fees, including systems subject to state authority in Scotland County.
  “Effective August 28, 2026, [...] application fees [...] will be temporarily suspended.”
  OWTS Construction Permit Process ↗Re-checked Oct 4, 2026
- Published (with conditions) — Missouri onsite wastewater treatment system construction, modification, and repair application fees administered under the statewide DHSS OWTS program.
  “Effective August 28, 2026, [...] the application fees associated with on-site sewage disposal system construction, modifications, and repairs will be temporarily suspended.”
  OWTS Construction Permit Process ↗Re-checked Oct 5, 2026
Permit processPublished (with conditions)
Installation or repair of most onsite wastewater treatment systems in Missouri.
- Some single-family residential lots may be exempt from permitting.
- The applicant must determine which agency has permitting authority where the work is being done.
- DHSS permitting may be administered by the DHSS Onsite Program, a local authority under contract, or a local authority via ordinance.
- Work should not begin until a permit has been issued or an exemption has been confirmed.
- DHSS regulates single-family residential systems and onsite or cluster systems treating domestic wastewater flows of 3,000 gallons per day or less that disperse wastewater through soil treatment or absorption systems.
- DNR regulates other systems, including non-single-family lagoons, systems discharging to surface waters, systems over 3,000 gallons per day, and industrial wastewater systems.
- DNR must approve subdivisions, mobile home parks, and campgrounds if OWTS use is planned.
domestic wastewater flow threshold: <= 3000 gallons per day (Systems above this threshold are regulated by DNR when they disperse wastewater through soil treatment or absorption 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.”
OWTS Construction Permit Process ↗Re-checked Oct 5, 2026
2 more reviewed findings on this topic
- Published (with conditions) — Missouri onsite wastewater permitting process, including systems subject to state authority in Scotland County.
  “The application process varies by permitting authority.”
  OWTS Construction Permit Process ↗Re-checked Oct 4, 2026
- Published (with conditions) — Permit applications for work on Missouri Department of Transportation right-of-way statewide.
  “Contact the Traffic Specialist a minimum of 48 hours prior to beginning work and for all necessary inspections.”
  Permit Process | Missouri Department of Transportation ↗Re-checked Sep 11, 2026
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.”
RSMo § 64.850 — County commission may prescribe zoning regulations ↗Re-checked Oct 1, 2026
2 more reviewed findings on this topic
- General — Missouri counties adopting zoning regulations for unincorporated territory.
  “If a majority of the votes cast is in favor of county zoning, the county commission shall proceed with a program of county zoning”
  RSMo § 64.090 — Planning and zoning powers of county commission ↗Re-checked Sep 21, 2026
- Limited — Missouri county zoning of unincorporated land.
  “counties of the second, third or fourth class may, after approval by vote of the people [...] in the unincorporated portions of the county”
  RSMo § 64.090 — Planning and zoning powers of county commission ↗Re-checked Oct 1, 2026
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”
RSMo Section 64.170 — County commissions control construction; issue building permits ↗Re-checked Oct 1, 2026
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”
  RSMo § 64.170 — County commissions control construction and issue building permits ↗Re-checked Sep 21, 2026
- 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”
  RSMo § 64.170 — County commissions control construction; issue building permits ↗Re-checked Oct 1, 2026

Inside cities and towns in Scotland County

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

Building in a floodplainRequired
All proposed construction or other development, including placement of manufactured homes, in FEMA-mapped Special Flood Hazard Areas within Memphis, Missouri.
- The requirement applies in Special Flood Hazard Areas identified on the community’s Flood Insurance Rate Maps, including A zones and AE zones.
- No development is allowed except through issuance of a Floodplain Development Permit granted by the community’s floodplain administrator.
- The SEMA guidance states that the local floodplain administrator must ensure compliance with the NFIP in accordance with 44 CFR 60.3.
“A Floodplain Development Permit is required for all proposed construction or other development, including the placement of manufactured homes, in the areas identified as a Special Flood Hazard Area (A zones or AE zones, etc.) on the Flood Insurance Rate Maps (FIRMs) for the community.”
Community Status Book Report — Missouri ↗Re-checked Oct 6, 2026

Still unanswered

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

Certificate of occupancy — Certificates of occupancy for buildings in unincorporated Scotland County.
County-wide zoning — Countywide zoning regulation in Scotland County, especially unincorporated areas.
Local zoning — Aggregate local zoning status across Scotland County, including incorporated municipalities and unincorporated areas.
Minimum lot size — Minimum lot size in unincorporated Scotland County
Building height — Building-height limits in unincorporated Scotland County.

5 more unanswered

Living in an RV
Tiny homes
Manufactured homes
Accessory dwellings
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 Scotland County, Missouri

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

Scotland County scores 75/100 on the Bolthole Index, a strong county profile. Its strengths: sparse surroundings — about 6,354 people within a 30-minute drive and low administrative friction for a quiet rural property.

How much does land cost in Scotland County, Missouri?

Land in Scotland County runs about $5,438 per acre, based on the latest county data.

What is the water situation in Scotland County?

Scotland County gets about 39.7" of rain a year, with severe drought in roughly 9.4% of years.

How remote is Scotland County?

A representative private-land location has about 6,354 people within a 30-minute drive and 531,856 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.

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