Bolthole Index

Scotland County, Missouri

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

75Index Score / 100
#27 of 115 in Missouri

Scotland County, Missouri does not require a county building permit for residential construction, although an incorporated municipality may have its own rules1. Countywide zoning has not been confirmed, so ask the Scotland County Commission before relying on an assumed use, setback or dwelling rule2. Missouri DHSS directly administers Scotland County septic permits3.

At a glance

Building permit
Not required by Scotland County for residential construction; check municipal rules inside city limits1
Zoning
Not confirmed; ask the Scotland County Commission before committing to a land use2
Septic permits
Missouri DHSS is the permitting authority for Scotland County3
RV living
No county occupancy rule was confirmed; ask the Commission and any municipality2
Tiny homes
No county occupancy, size or siting rule was confirmed2
Owner-builder
No separate owner-builder exemption was confirmed4
Farm structures
Protected from county fire-code permits, but not automatically exempt from every other rule5

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

[email protected]

930 Wildwood Dr, Jefferson City, MO 65102

Online permits →

Contact details are copied from each office’s official page and were checked against it on September 28, 2026.

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

No county building permit is required for residential construction in Scotland County, Missouri; the state county-code dataset reports no adopted county residential building code1. That answer applies to county requirements, not automatically to land inside Memphis or another incorporated municipality, because Missouri building and fire codes are adopted locally6. Scotland County building inspections and certificates of occupancy were not separately confirmed, so ask the Scotland County Commission what documentation applies to the parcel and project7. Missouri law also prevents a county fire-protection or fire-prevention ordinance from requiring permits for farm buildings or farm structures, but that protection is not a blanket exemption from septic, floodplain, zoning or other requirements5.

Who handles building and permit questions in Scotland County?

The Scotland County Commission is the practical county contact for questions about land outside incorporated municipalities7. The Commission's official page lists 117 South Market Street, Suite 100, Memphis, MO 63555 and phone (660) 465-70277. Because Scotland County does not require a county residential building permit, there is no county building application to file for that work1. Ask the Commission to confirm the parcel's jurisdiction and whether a separate county approval applies to access, subdivision or floodplain work; those county-specific processes were not confirmed. For property inside a city or town, contact that municipality because Missouri codes are locally adopted6. Septic is different: the Missouri Department of Health and Senior Services is the identified permitting authority for Scotland County3.

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 unrestricted2. 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 areas8. Ask the Scotland County Commission whether the parcel is subject to a county land-use rule and whether any subdivision approval is needed7. If the parcel is inside or near an incorporated municipality, ask that municipality separately. Setbacks, minimum lot size, minimum dwelling size, accessory dwellings and building-height limits were not confirmed for Scotland County. Those gaps also mean a buyer should get a written jurisdiction-specific answer before ordering plans or placing a home.

How do septic permits work in Scotland County?

Missouri DHSS directly administers onsite wastewater permitting in Scotland County and directs applicants to request an application number through its online form39. A construction permit is required before installing or repairing most onsite wastewater systems, although some single-family residential lots may qualify for an exemption10. Work should not begin until DHSS issues the permit or confirms an exemption10. Contact the Onsite Wastewater Treatment Program at 930 Wildwood Dr, Jefferson City, MO 65102, (573) 751-6095 ext. 5, or [email protected]9. Scotland County has 0% of mapped soils rated without severe limitations for a conventional drain field, so make the site evaluation an early contingency and budget for the possibility of an alternative design11. A real-estate-transfer inspection is not generally required by state law, but a buyer or lender may request one and it must be performed by a licensed individual12.

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 home2. The lack of a county residential building permit does not answer occupancy, sanitation, setbacks or municipal zoning questions12. Before buying or moving a unit onto land, ask the Scotland County Commission about the exact parcel and proposed use7. Ask the relevant city or town as well if the parcel is incorporated, because Missouri building codes are adopted locally6. Any occupied dwelling still needs a lawful wastewater solution: wastewater may not be discharged to the ground or a road ditch, and most onsite systems require construction approval unless DHSS confirms an exemption1310.

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

  1. Confirm whether the parcel is unincorporated or inside a municipality, because Scotland County has no county residential building permit while municipal rules may differ16.
  1. Ask the Scotland County Commission whether zoning, subdivision or parcel-specific land-use requirements apply; countywide zoning remains unconfirmed27.
  1. Have the site evaluated for wastewater and request a DHSS application number before installing or repairing an onsite system109.
  1. Check flood maps before site planning; all development in a floodplain requires a community-issued permit, and floodway development also requires a no-rise certificate14.
  1. If the driveway enters Missouri Department of Transportation right-of-way, obtain the state access permit before constructing or modifying it15.

What should you check before buying land in Scotland County?

Start with wastewater feasibility: 0% of Scotland County's mapped soils are rated without severe limits for a conventional drain field, so contract around a professional site evaluation rather than assuming a standard system will work11. Check the flood map and identify the permitting community before planning any floodplain development14. Verify legal access, and remember that a driveway constructed or modified within state right-of-way requires a MoDOT permit15. Confirm jurisdiction and zoning directly with the Scotland County Commission because countywide zoning, setbacks and minimum lot or home sizes were not confirmed27. 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 $1,1921718.

Watch-outs

  • Countywide zoning, setbacks, minimum lot size and dwelling-size rules remain unconfirmed; ask the Scotland County Commission for a parcel-specific answer27.
  • All floodplain development requires a permit from the administering community, but an unincorporated Scotland County floodplain contact was not confirmed14.
  • Scotland County's mapped soils show 0% without severe limits for a conventional drain field, so septic feasibility can shape where and whether a home can be built11.

Sources

  1. Missouri Division of Fire Safety / data.mo.gov – County Building Codes for Missouri (dated 07/01/2026) (2026 county census)
  2. (2026 county census)
  3. OWTS Construction Permit Process, quoted and re-checked
  4. (2026 county census)
  5. RSMo Section 64.003 — Farm buildings and farm structures (Missouri statewide rule), quoted and re-checked
  6. RSMo Section 64.170 (Missouri statewide rule), quoted and re-checked
  7. Scotland County Commission (scotlandcountymo.org)
  8. RSMo § 64.090 — Planning and zoning powers of county commission (Missouri statewide rule), quoted and re-checked
  9. Missouri DHSS Onsite Wastewater Treatment Program (health.mo.gov)
  10. OWTS Construction Permit Process, quoted and re-checked
  11. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  12. Frequently Asked Questions — Onsite Wastewater Treatment, quoted and re-checked
  13. Frequently Asked Questions (Missouri statewide rule), quoted and re-checked
  14. Floodplain Forms, quoted and re-checked
  15. Permits | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  16. Share of land at 15% slope or less: Bolthole Index county data
  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

Scotland County in Missouri

75
County map
Scotland County highlighted among the Missouri counties · colored by Index score

How Scotland County scores

Seclusion78100% ev.
Self-Sufficiency63100% ev.
Admin Boringness7868% ev.
Durability46100% ev.
Property Autonomy47100% ev.
Carry Cost7896% ev.

Evidence strength: 94%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$138kTypical home
0.8%Property tax
$5,438Land / acre
39.7"Annual rain
9.4% of yrsSevere drought
9.4 / yr (+7.9)Mid-century 100°F days
16.9 daysMid-century dry spell
2.01" (+7.5%)Mid-century 1-day rain
1.85×Wildfire change factor
100%Forward climate coverage
$1,943Home insurance / yr
5.1% / yrInsurance growth
2.44%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
6,354People within 30 min
531,856People within 2 hr
7,842Radius comparison (15 mi)
10.7People / sq mi
0.2%Federal land
85.3%Land at 15% slope or less
0%Septic soil without severe limits
0 acWorkable land screen
21.7%Wooded land
47.1 tonsBiomass / forest ac
51.7°FAvg temp

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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.

Scotland County rules

  • Building permitNot required

    Missouri's official statewide County Building Codes list shows no adopted building/residential code for Scotland County; as a non-charter rural county it does not require county building permits (municipalities set their own). Corroborated by the state County Building Codes dataset (data.mo.gov iq7s-izvt, 2021): no county residential building code adopted.

    Missouri Division of Fire Safety / data.mo.gov – County Building Codes for Missouri (dated 07/01/2026) ↗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 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”
    One more reviewed finding 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.”
  • 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
    • Required — Installing, repairing, modifying, or constructing most onsite wastewater treatment systems serving Scotland County properties.
      “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.”
  • 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.”
    One more reviewed finding 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.”
  • 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 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.”
    2 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.”
    • 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.”
  • 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 from building permits or inspections.
  • Inspections — Building inspections in Scotland County.
  • Certificate of occupancy — Certificates of occupancy for buildings in Scotland County.
  • County-wide zoning — Whether Scotland County maintains or enforces a county zoning ordinance under RSMo 64.845–64.880, including applicability to unincorporated areas.
  • Local zoning — Aggregate local zoning status within Scotland County, including incorporated municipalities and unincorporated areas.
15 more unanswered
  • Zoning districts
  • 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 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.

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

Scotland County does not require a county building permit for a home in unincorporated areas. Onsite septic is permitted by Missouri DHSS Onsite Wastewater Treatment Program – Northeast Regional Office (Macon). Rules change and cities within the county differ — always confirm with the county before you buy or build.

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.

Off-grid gear

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

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How Scotland compares in Missouri

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