Bolthole Index

Sullivan County, Missouri

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

80Index Score / 100
#4 of 115 in Missouri

Unincorporated Sullivan County, Missouri has no county building code, so no building permit is required to build a home there1. Zoning is unclear: no zoning ordinance or planning office was found for the county, and that is different from a confirmed no-zoning answer, so ask the Presiding Commissioner's office before you assume anything about setbacks or lot rules23. Septic works differently: Missouri's Department of Health and Senior Services issues the actual onsite wastewater permit, while the Sullivan County Health Department provides local assistance45.

At a glance

Building permit
Not required; Sullivan County has no county building code1
Zoning
Unconfirmed; no ordinance or planning office found, but that isn't the same as "no zoning" -- ask the Presiding Commissioner's office23
Septic permit
Required, issued by the state (Missouri DHSS); the county Health Department assists locally4
Owner-builder
In practice allowed, since there's no county permit or builder-licensing requirement to exempt from6
RV / tiny home / manufactured home
Not addressed by any confirmed county rule; unconfirmed, ask the Presiding Commissioner's office23
City of Milan building code
Milan adopted the 2012 IBC for construction inside city limits; it does not reach unincorporated land7
Septic soils
Only about 0.8% of the county's soils are rated without severe limits for a conventional drain field8

Who to call

Health department

Sullivan County Health Department

Local assistance with onsite wastewater (septic) rules and permit applications for Sullivan County, Missouri, though the actual construction permit for most systems is issued by the state Department of Health and Senior Services in Jefferson City, not this office.

(660) 265-4141

101 Hawthorne Drive, Milan, MO 63556

Also useful

Sullivan County Presiding Commissioner's Office

Presides over the County Commission, the county's governing body; general point of contact for county roads, land-use questions, and anything not covered by a named county office. Sullivan County's own office directory names no building, zoning, or planning department.

660-265-3434

109 N Main St, Ste 7, Milan, MO 63556-1369

Contact details are copied from each office’s official page and were checked against it on September 24, 2026.

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

No: unincorporated Sullivan County has no county building code, confirmed by Missouri's own state dataset of county building codes, which lists no residential, commercial, or energy code adopted for Sullivan County1. Missouri law lets counties of the first and second classification adopt a building code and permit requirement under RSMo Section 64.170, but a county that had not already adopted one before August 28, 2001 needs voter approval to do so, and Sullivan County's own record shows no such adoption91. Because there is no county building permit, an owner can build their own home without one, and Missouri has no statewide residential-builder license requirement either6.

Who handles septic and other questions in Sullivan County, and how do you reach them?

Sullivan County's own office directory lists a Presiding Commissioner, County Clerk, Recorder, Assessor, Sheriff, and other elected offices, but no building, planning, zoning, or codes department1. For septic guidance, contact the Sullivan County Health Department at 101 Hawthorne Drive, Milan, MO 63556, phone (660) 265-4141; the actual onsite wastewater permit is issued by the state, not the county54. For anything else, including whether the county has adopted any zoning or land-use rule, start with the Presiding Commissioner's office at 109 N Main St, Ste 7, Milan, MO 63556-1369, phone 660-265-34343.

Does Sullivan County have zoning?

We could not confirm whether Sullivan County has adopted zoning: no ordinance, zoning map, or planning office was found on any official source, but that is different from a confirmed absence of zoning2. Missouri counties of the second, third, or fourth class, which covers most rural counties, can adopt county zoning only after the question is put to a public vote and a majority of voters approve it, so either Sullivan County never held that vote or its outcome isn't published anywhere we could find10. Inside the incorporated City of Milan, the county seat, a separate municipal building code applies: Milan adopted the 2012 International Building Code by ordinance in 2017, but that code governs construction inside Milan's city limits, not unincorporated county land7. Ask the Presiding Commissioner's office directly before you assume there's no rule on setbacks, lot size, or dwelling type for your parcel3.

How do septic permits work in Sullivan County?

Missouri, not Sullivan County, issues the actual construction permit for most onsite wastewater treatment systems (OWTS), through the Department of Health and Senior Services in Jefferson City411. The Sullivan County Health Department's own page says on-site wastewater rules and permit-application assistance are available from its Milan office during normal business hours, even though the completed application goes to the state5. A single-family residential property under 3 acres may be exempt from the permit requirement, but the state's own guidance warns that exemption does not apply in every county, so confirm it with the Health Department before skipping the paperwork11. Soils are a serious constraint here: only about 0.8% of Sullivan County's land is rated without severe limits for a conventional drain field, among the toughest ground for septic in this dataset, so budget for a site evaluation and likely an engineered system before you buy8.

Can you live in an RV or tiny home on your land in Sullivan County?

We could not confirm any Sullivan County rule, one way or the other, on living in an RV, tiny home, or manufactured home on private land, since no zoning ordinance or planning office was found for the county2. That is not the same as confirmed permission: ask the Presiding Commissioner's office directly before you count on it3. Whatever you live in, if it is not on a public sewer you still need a permitted OWTS, or a confirmed size exemption, before you can legally use a toilet there11.

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

  1. Call the Presiding Commissioner's office (109 N Main St, Ste 7, Milan, MO 63556-1369; 660-265-3434) to ask directly whether any zoning, setback, or land-use rule applies to your parcel, since none is confirmed on any official source32.
  2. Get a soil evaluation from a registered soil evaluator; only about 0.8% of Sullivan County's land is rated without severe limits for a conventional drain field, so this step matters here more than almost anywhere else8.
  3. Check with the Sullivan County Health Department (101 Hawthorne Drive, Milan, MO 63556; (660) 265-4141) about whether your tract of less than 3 acres might be exempt from the septic permit, since that exemption does not apply in every county511.
  4. If you're not exempt, submit your soil report, site diagram, and permit fee to the Missouri Department of Health and Senior Services in Jefferson City, with help from the county Health Department115.
  5. Build: unincorporated Sullivan County has no county building code, so no county permit or inspection is required to start construction on an ordinary site-built home1.
  6. If you're building inside the City of Milan itself rather than on unincorporated county land, expect a separate municipal permit under Milan's adopted 2012 building code7.

What to check before you buy land in Sullivan County

Septic: get a site evaluation before you buy. Only about 0.8% of Sullivan County's soils are rated without severe limits for a conventional drain field, among the most limited ground in this dataset, so plan for real engineering costs8. Zoning: unconfirmed for unincorporated land; ask the Presiding Commissioner's office directly rather than assume either way23. City limits: Milan has its own adopted building code separate from the county, so confirm whether your parcel is inside or outside city limits before you plan construction7. Climate: Sullivan County is wetter than much of this dataset's footprint, with about 39.3 inches of rain a year and severe drought in only about 7.4% of years historically1213. Taxes: the effective property tax rate runs about 0.7%, with a median annual property tax bill around $760, among the lowest in this dataset1415. The county is sparsely populated, at about 8.9 people per square mile, with the nearest metro area roughly 94 miles away1617.

Watch-outs

  • We could not confirm whether Sullivan County has adopted zoning, subdivision, setback, or minimum-lot-size rules for unincorporated land; ask the Presiding Commissioner's office before you assume either way32.
  • We could not confirm any Sullivan County rule on building inspections, certificates of occupancy, or short-term rentals; the county's own directory names no department that would issue them, so ask the Presiding Commissioner's office directly31.
  • Missouri's suspension of onsite-sewage application fees, effective August 28, 2026, is described as temporary pending new standards; confirm the current fee with the Sullivan County Health Department before you budget for one115.

Sources

  1. Missouri Data Portal – County Building Codes for Missouri (2026 county census)
  2. (2026 county census)
  3. Sullivan County Presiding Commissioner's Office (mocounties.com)
  4. Sullivan County Health Department – Sewage Information (2026 county census)
  5. Sullivan County Health Department (schdmilanmo.com)
  6. Missouri Data Portal – County Building Codes for Missouri (2026 county census)
  7. Article II: Adoption Of International Building Codes - City of Milan, MO, quoted and re-checked
  8. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  9. RSMo § 64.170 — County commissions control construction and issue building permits (Missouri statewide rule), quoted and re-checked
  10. RSMo § 64.090 — Planning and zoning powers of county commission (Missouri statewide rule), quoted and re-checked
  11. OWTS Construction Permit Process, quoted and re-checked
  12. Annual precipitation: Bolthole Index county data
  13. Share of years in severe drought: Bolthole Index county data
  14. Effective property tax rate: Bolthole Index county data
  15. Median property tax bill: Bolthole Index county data
  16. Population density: Bolthole Index county data
  17. Distance to the nearest metro area: Bolthole Index county data

Written September 24, 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

Sullivan County in Missouri

80
County map
Sullivan County highlighted among the Missouri counties · colored by Index score

How Sullivan County scores

Seclusion82100% ev.
Self-Sufficiency61100% ev.
Admin Boringness8277% ev.
Durability55100% ev.
Property Autonomy47100% ev.
Carry Cost8496% 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 →

$106kTypical home
0.7%Property tax
$3,213Land / acre
39.3"Annual rain
7.4% of yrsSevere drought
9.3 / yr (+7.9)Mid-century 100°F days
16.5 daysMid-century dry spell
1.99" (+5.6%)Mid-century 1-day rain
1.86×Wildfire change factor
100%Forward climate coverage
$1,614Home insurance / yr
1.6% / yrInsurance growth
1.3%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
5,249People within 30 min
311,228People within 2 hr
6,669Radius comparison (15 mi)
8.9People / sq mi
0.7%Federal land
73.6%Land at 15% slope or less
0.8%Septic soil without severe limits
3,295 acWorkable land screen
27.9%Wooded land
58 tonsBiomass / forest ac
51.9°FAvg temp

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Answers from the rulebook for Sullivan County

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

Sullivan County rules

  • Building permitNot required

    The Missouri state building-code inventory lists no energy, residential, or commercial building code for Sullivan County (FIPS 211); unincorporated Sullivan County has no county building code or permit requirement. Corroborated by the state County Building Codes dataset (data.mo.gov iq7s-izvt, 2021): no county residential building code adopted.

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

  • Owner-builder exemptionAvailable

    Because unincorporated Sullivan County has no county building code or permit requirement, an owner may build their own home without a county building permit; Missouri also has no statewide residential builder licensing.

    Missouri Data Portal – 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.”
  • 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 — Installation or repair of most onsite wastewater treatment systems in Sullivan County under Missouri DHSS authority.
      “A construction permit is required to install or repair an onsite system on any residential property less than three acres. (This exemption does not apply in some counties; check with the county authority.) Regardless of the size of the property, a permit is necessary for all other onsite systems that serve non-residential structures.”
  • 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
    • Limited — Inspection or evaluation of existing onsite wastewater systems in Sullivan County, particularly in connection with a real-estate transaction.
      “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.”
    One more reviewed finding on this topic
    • Limited — Use of onsite sanitation systems, including septic tanks, soil treatment systems, and single-family residence lagoons, where central sewer is unavailable in Sullivan County.
      “In Missouri, where central sewer service is not available, homeowners and small business owners use various types of onsite wastewater treatment systems (OWTS). An OWTS is a system that uses natural processes and mechanical components to collect, treat and disperse wastewater from single dwellings or other buildings or structures.”
  • 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”

Inside cities and towns in Sullivan County

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

  • Building code adoptedAdopted (with conditions)

    Building-code regulation within the incorporated City of Milan, Sullivan County, Missouri.

    • The City adopted the 2012 International Building Code, including its appendixes and amendments.
    • The adopted code is modified and supplemented by the City's Article II provisions.
    • One copy is stated to be on file with the City Clerk.
    • The cited ordinance is Ordinance No. 2740, dated October 30, 2017.

    International Building Code edition: 2012 (subject to City modifications and amendments) · adoption ordinance: Ordinance No. 2740 (dated 2017-10-30)

    “The provisions, appendixes, and amendments of the 2012 IBC, published by the International Code Council, Inc., are for all intents and purposes incorporated into this Article as fully as if set forth herein and are hereby adopted as the official Building Code of the City of Milan and all provisions thereof shall be in full force and effect in the City of Milan as hereinafter provided.”

Still unanswered

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

  • Inspections — Building inspections for construction in unincorporated Sullivan County, Missouri.
  • Certificate of occupancy — Certificates of occupancy for buildings in unincorporated Sullivan County, Missouri.
  • County-wide zoning — Countywide zoning regulation in Sullivan County, including unincorporated territory.
  • Local zoning — Local zoning across Sullivan County outside the specifically documented City of Milan jurisdiction.
  • Zoning districts — Publication and administration of zoning districts in Sullivan County, Missouri.
13 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
  • 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 Sullivan County, Missouri

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

Sullivan County scores 80/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 5,249 people within a 30-minute drive.

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

Sullivan 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 (Onsite Wastewater Program); Sullivan County Health Department assists. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Sullivan County, Missouri?

Land in Sullivan County runs about $3,213 per acre, based on the latest county data.

What is the water situation in Sullivan County?

Sullivan County gets about 39.3" of rain a year, with severe drought in roughly 7.4% of years.

How remote is Sullivan County?

A representative private-land location has about 5,249 people within a 30-minute drive and 311,228 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 Sullivan County means bringing your own water and power. The kit we’d start with:

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How Sullivan compares in Missouri

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