Bolthole Index

Beaverhead County, Montana

Building permits, zoning and land rules in Beaverhead County, Montana

70Index Score / 100
#14 of 56 in Montana

Unincorporated Beaverhead County, Montana generally does not require a building permit for a single-family home or duplex, but county septic permits and site-specific land-use permits can still apply.12 The county has no general zoning regulations, yet subdivision covenants, floodplain rules and special-area ordinances can still control a parcel.34

At a glance

Building permit
Generally not required for an unincorporated single-family home or duplex1
Building inspections
State inspections apply when a project requires a state permit5
Zoning
No general county zoning; other parcel controls may apply3
Septic
County permit required for new or altered wastewater systems62
RV or tiny-home living
Countywide private-land occupancy rules could not be confirmed; ask Land Services7
Owner-builder
A building-specific exemption could not be confirmed; homeowners have a wastewater-installer exemption8
Floodplain
Development in regulated floodplain areas requires county review and permits9

Who to call

Planning & zoning

Beaverhead County Land Use and Planning Department

Subdivision review and county land-use permits, including floodplain, airport affected area, Big Hole River standards, wireless facilities, and buildings for rent or lease

(406) 683-3768

[email protected]

2 South Pacific Street, Suite 7 Dillon, MT 59725

Septic permits

Beaverhead County Environmental Health Office

Wastewater-system permits and inspections, installer licensing, and subdivision sanitation reviews

406-683-3771

Second Floor of the Beaverhead County Courthouse 2 South Pacific Street Dillon, MT 59725

Roads & driveways

Beaverhead County Road Department

County-road maintenance and the county-road approach permit

(406) 683-3780

[email protected]

2 South Pacific Street, Suite 13 Dillon, MT 59725

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 Beaverhead County, Montana?

A single-family home or duplex in unincorporated Beaverhead County generally does not need a county or state building permit because Beaverhead County is outside Montana's certified local building-code programs and the state exemption covers residential buildings with fewer than five dwelling units.110

That answer is limited to the building permit itself. Montana still requires state permits for covered construction, alterations, additions and repairs, and separate plumbing, mechanical or electrical permits may be required before that work starts.1011 Farm and ranch buildings and certain private garages or storage buildings are among the exemptions listed for state-jurisdiction projects.10

Who handles Beaverhead County permits and building questions?

Beaverhead County does not identify a general residential building department on its land-services page; the Land Use and Planning Department is the practical first call for parcel-specific county controls. The department provides planning and development services and administers subdivision review plus permits for floodplains, the Dillon Airport affected area, Big Hole River standards, wireless facilities and buildings for rent or lease.74

For a project that falls under Montana's state building-permit program, submit plans and the state Building Permit/Plan Review Application to the Montana Building Codes Program; the permit follows satisfactory plan review and payment, and required projects receive state inspections.115 State plan review averages three weeks, although workload, project size and deficiencies can change the timing.11

Does Beaverhead County have zoning?

Beaverhead County has no general county zoning regulations governing land use.3 That does not make every parcel unrestricted: subdivision covenants, HOA rules, floodplain regulations and other land-use ordinances may still apply, and voluntary zoning districts may be created through the county petition policy.3

The Land Use and Planning Department lists county permits for Big Hole River conservation standards, wireless facilities, the Dillon Airport affected area, floodplain management and buildings for rent or lease.4 Ask Land Services to screen the parcel before treating an RV, tiny home, rental building, setback or minimum-home-size proposal as allowed; the available county material does not confirm a single countywide answer for those uses.7 Incorporated Dillon or Lima may have rules different from unincorporated Beaverhead County.

How do septic permits work in Beaverhead County?

Beaverhead County Environmental Health permits and inspects wastewater-system installations and conducts subdivision sanitation reviews.12 A county permit is required before constructing a new wastewater treatment system or repairing, replacing or altering an existing one, except where an approved public sewage system applies.2 Montana DEQ subdivision sanitation approval does not replace the local drainfield permit.13

Only 13.1% of mapped county soils are rated without severe limitations for a conventional septic drain field, so a buyer should make site evaluation and system design an early contingency rather than assume a standard system will fit.14 A homeowner may install a wastewater system on the homeowner's own property without holding the usual installer license, but the county permit still applies.82

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

We could not confirm a countywide rule allowing full-time RV occupancy or a tiny home as a permanent dwelling on private land in unincorporated Beaverhead County. Ask the Land Use and Planning Department about the parcel's subdivision covenants, any voluntary zoning district, floodplain status, special-area ordinance and whether a proposed rental use triggers the county's buildings-for-rent-or-lease regulations.73

A tiny home may avoid the ordinary building-permit question only if the actual project fits the residential exemption; wastewater permitting remains separate.12 Montana's camping limits for Fish, Wildlife & Parks public-use sites do not answer whether someone may occupy an RV on private land, so those public-site rules should not be used as a private-land approval.15

Building a home in Beaverhead County: what should you do first?

  1. Ask Beaverhead County Land Use and Planning to identify subdivision restrictions, floodplain status and any special-area permit tied to the parcel.7
  2. Confirm with the Montana Building Codes Program whether the proposed structure and scope fall within the small-residential exemption or need state plan review, permits and inspections.111
  3. Apply to Beaverhead County Environmental Health before installing or changing a septic system, and keep subdivision sanitation review separate from the local drainfield permit.213
  4. If access meets a county road, ask the Road Department about its approach permit; if access meets a state highway, Montana requires an approach permit or right-of-way agreement for a new or modified approach.1617
  5. Arrange each required inspection with the issuing authority before covering work.512

What should you check before buying land in Beaverhead County?

Start with wastewater feasibility: only 13.1% of mapped soils avoid severe conventional-drainfield limitations, and the county requires permits for new or altered wastewater systems.142 Confirm private-well requirements with Environmental Health or the appropriate state water office because the available county sources do not settle that question.12

Check the county's floodplain map and ask Land Services whether regulated floodplain development, subdivision review, an airport area or Big Hole River standards affect the parcel.94 Verify legal access with the Road Department before relying on an existing track, and remember that a state-highway approach has a separate state approval path.1617 For carrying costs, the county's effective property-tax rate is about 0.7%, with a median annual bill of $1,876.1819

Watch-outs

  • No general county zoning does not erase subdivision covenants, voluntary zoning districts, floodplain controls or special-area permits.34
  • A Montana subdivision sanitation approval does not replace Beaverhead County's local drainfield permit.132
  • A new or modified approach to a Montana state highway requires a state approach permit or right-of-way agreement.17

Sources

  1. Montana DLI Certified City, County and Town Programs (2026 county census)
  2. Beaverhead County Wastewater System Regulations, quoted and re-checked
  3. Beaverhead County Growth Policy Update, quoted and re-checked
  4. Land Services (Planner), quoted and re-checked
  5. Building Permits (Montana statewide rule), quoted and re-checked
  6. Beaverhead County Wastewater System Regulations, quoted and re-checked
  7. Beaverhead County Land Use and Planning Department (beaverheadcountymt.gov)
  8. Beaverhead County Wastewater System Regulations (2026 county census)
  9. Land Services (Planner), quoted and re-checked
  10. Building Permits (Montana statewide rule), quoted and re-checked
  11. Building Permits (Montana statewide rule), quoted and re-checked
  12. Beaverhead County Environmental Health Office (beaverheadcountymt.gov)
  13. Engineering Infrastructure & Subdivisions (Montana statewide rule), quoted and re-checked
  14. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  15. Public Use Rules and Regulations (Montana statewide rule), quoted and re-checked
  16. Beaverhead County Road Department (beaverheadcountymt.gov)
  17. Approach Manual for Landowners and Developers (Montana statewide rule), quoted and re-checked
  18. Effective property tax rate: Bolthole Index county data
  19. 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

Beaverhead County in Montana

70
County map
Beaverhead County highlighted among the Montana counties · colored by Index score

How Beaverhead County scores

Seclusion92100% ev.
Self-Sufficiency37100% ev.
Admin Boringness73100% ev.
Durability42100% ev.
Property Autonomy83100% ev.
Carry Cost78100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$407kTypical home
0.7%Property tax
$1,883Land / acre
20.2"Annual rain
15% of yrsSevere drought
0.1 / yr (+0.1)Mid-century 100°F days
20 daysMid-century dry spell
1.07" (+6.2%)Mid-century 1-day rain
1.2×Wildfire change factor
100%Forward climate coverage
$1,344Home insurance / yr
3% / yrInsurance growth
1.46%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
348Radius comparison (15 mi)
1.8People / sq mi
60.4%Federal land
51.7%Land at 15% slope or less
13.1%Septic soil without severe limits
442,048 acWorkable land screen
36.3%Wooded land
33.8 tonsBiomass / forest ac
38.2°FAvg temp

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Answers from the rulebook for Beaverhead County

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

Beaverhead County rules

  • County-wide zoningAbsent (with conditions)

    General county zoning regulations governing land use in Beaverhead County.

    • The source states that the County does not have zoning regulations; voluntary zoning districts may be petitioned for under the County Zoning Petitions Policy.
    • HOA covenants, subdivision regulations, floodplain rules, and other land-use regulations may still apply.
    “Because the County does not have any zoning regulations to govern land use, HOA’s and covenants are a valuable tool for residents to manage land use within their subdivisions.”
  • Who permits septicCounty

    Individual and multi-user wastewater treatment systems in Beaverhead County.

    • The regulations are adopted by the Beaverhead County Board of Health under Montana local-board authority.
    • Public sewage disposal systems approved by Montana DEQ are an exception to the requirement for a permitted individual or multi-user system.
    “It is with these criteria in mind that the BEAVERHEAD County Board of Health has developed the following regulations.”
  • Septic permitRequired

    Construction, repair, replacement, or alteration of wastewater treatment systems in Beaverhead County.

    • Pre-1983 systems must meet section 1.2 requirements.
    • A public sewage disposal system approved by Montana DEQ is an exception to the permitted individual or multi-user system requirement.
    • Applications must include property, structure, site-plan, installer, and fee information.
    “It shall be unlawful for any person to construct a new wastewater treatment system or to repair, replace or alter an existing system within BEAVERHEAD County unless that person holds a valid permit issued by”
  • Subdividing landRegulated (with conditions)

    Subdivision and certificate-of-survey review administered by Beaverhead County.

    • A pre-application meeting is required before submission of a subdivision application.
    • The preliminary plat and supplemental materials must be submitted to the subdivision administrator.
    • Review fees are required; current review fees are available from the County Clerk and Recorder.
    • The regulations include state-law exemptions and separate exemption-claim procedures.
    “Manages and administers the County’s Subdivision Regulations, as well as a variety of other land use ordinances and regulations.”
  • Building in a floodplainLimited

    Development in regulated floodplain areas of Beaverhead County.

    • The County land-services page states that it administers and issues permits under Floodplain Management Regulations.
    • The specific permit thresholds, flood-zone limits, and exceptions were not extracted from the ordinance page.
    “Administrates and issues permits as part of the Floodplain Management Regulations”
  • Permit processPartial

    County subdivision, floodplain, and other listed land-use permit processes.

    • The County land-services page identifies permits for Big Hole River Conservation Development Standards, wireless communications, Dillon Airport affected areas, floodplain management, and Buildings for Rent/Lease.
    • Subdivision applications require a pre-application meeting and supporting materials.
    • The cited pages do not provide a complete process for every county permit type.
    “Land Use Permits Required For: Big Hole River Conservation Development Standards Wireless Communications Facilities Dillon Airport Affected Area Ordinance Floodplain Management Regulations Buildings for Rent/Lease Regulatiions”
  • Owner-builder exemptionAvailable

    With no county residential building code, owners may build their own single-family homes; a homeowner is also exempt from wastewater-installer licensing on their own property.

    Beaverhead County Wastewater System Regulations ↗Scouted from the county site, not yet independently re-checked

Montana rules that apply here

  • Building permitLimited

    Construction, remodeling, moving, alterations, additions, repairs, or changes of occupancy for buildings subject to Montana state building-code jurisdiction.

    • A state building permit is required before construction for certain types of new buildings and for certain alterations, additions, and repairs.
    • The state permit requirement does not apply to projects within the jurisdictional limits of a certified local government program; local requirements may apply there.
    • In the state's jurisdiction, state law exempts farm and ranch buildings; mining buildings on mining property; petroleum refineries and pulp and paper mills except office and shop buildings; residential buildings containing less than five dwelling units except when serving transient guests; and private garages and private storage buildings used for the owner's own use and not as part of a commercial enterprise or business.
    • Building permits must be issued on required projects before plumbing, mechanical, or electrical permits can be issued and before work authorized under those permits can start.
    “In Montana a state building permit is required prior to the start of construction for certain types of new buildings, and/or for alterations, additions, and repairs.”
  • Building code adoptedAdopted (with conditions)

    Montana's uniform state building code for residential and commercial buildings statewide.

    • The currently listed codes are amended and adopted through Administrative Rules of Montana Title 24, Chapter 301.
    • Cities, counties, and towns may enforce local building codes, all or in part, only through certified local building-code-enforcement programs.
    • State-owned agencies must be permitted through the Montana Department of Labor and Industry.
    • The listed 2021 International Building, Residential, and Existing Building Codes and related codes are effective June 11, 2022; the listed ASME boiler and pressure-vessel codes are effective November 6, 2021.

    International Building Code edition: 2021 · International Residential Code edition: 2021 · effective date for listed principal codes: 2022-06-11 (ASME boiler and pressure-vessel codes listed on the official page are effective 2021-11-06)

    “In addition, the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
  • InspectionsLimited

    Buildings and other projects requiring permits under Montana state building-code jurisdiction; certified local governments may perform inspections within their certified jurisdictional areas.

    • The Montana Building Codes Program performs inspections for projects requiring a permit under state jurisdiction.
    • The permit holder must notify the inspector when work is ready for inspection and provide access for required inspections.
    • Cities, counties, and towns may enforce local building codes and perform inspections only through certified local government programs; remaining areas fall under the state Building Codes Program.
    “The BC Program establishes and enforces statewide codes by issuing permits and performing inspections.”
  • Certificate of occupancyLimited

    Buildings constructed in accordance with the Montana state building code or a county, city, or town building code.

    • The certificate must certify that the building conforms to the applicable building regulations.
    • The statute addresses certificates for buildings constructed under the state or local building code; it does not establish a universal certificate requirement for every structure or every occupancy.
    “A certificate of occupancy for a building constructed in accordance with the provisions of the state building code or county, city, or town building code must certify that the building conforms to the requirements of the building regulations applicable to it.”
  • Driveway accessLimited

    New or modified driveway approaches intersecting Montana state highways, and changes in use of property abutting a state highway or an existing approach.

    • A new or modified approach requires either an approach permit or a right-of-way agreement.
    • A change in property use or change in use of an existing approach requires a new approach permit.
    • The landowner is responsible for obtaining the new permit.
    • The application must be made to the appropriate MDT District Office.
    • A detailed site plan and Environmental Checklist Form are required.
    • The requirement concerns state highways; local roads may be administered by local governments.
    “ALL NEW OR MODIFIED APPROACHES REQUIRE EITHER AN APPROACH PERMIT OR A RIGHT-OF-WAY AGREEMENT.”
  • Short-term rentalsLimited

    Short-term rentals operated in Montana.

    • A Property Manager license is required unless the operator qualifies for an exemption under MCA § 37-56-104 or MCA § 50-51.
    • Local land-use, lodging, tax, and public-accommodation requirements may also apply.

    application fee: 50 USD

    “Short Term Rentals: A Property Manager license is required for short term rentals unless an operator qualifies for an exemption”
  • Permit feesVariable (with conditions)

    State building permit and plan-review fees for state-administered building permits.

    • The building permit fee is calculated by the bureau under IBC Section 109.2 as modified by ARM 24.301.138.
    • A plan review fee is charged in addition to the building permit fee and equals 35 percent of the building permit fee.
    • Both fees must be paid before the building permit is issued.
    • Local governments certified to enforce the state building code may establish their own permit fees and valuation method.

    plan review fee: 35 percent of building permit fee

    “The plan review fee is 35 percent of the building permit fee as established in Table 109.2.”
  • Campground & park staysLimited

    Camping in Montana Fish, Wildlife & Parks public-use sites.

    • Camping is prohibited except in areas specifically designated or marked for camping.
    • A camping unit, vehicle, equipment, or personal items may not be left overnight without a person present.
    • Camping longer than 7 nights at one or more campsites in a public use area during any consecutive 30-day period is prohibited unless otherwise posted by the department.
    • Designated occupancy limits must not be exceeded.
    • Special-use-permit terms must be followed unless otherwise posted.
    • Campsites must be vacated by 1 p.m. on the day of departure; camping facilities must be vacated by 12 p.m. on the day of departure.

    maximum camping duration: <= 7 nights per consecutive 30-day period (unless otherwise posted by the department) · campsite departure time: 1 p.m. · camping-facility departure time: 12 p.m.

    “Unless otherwise posted by the department, within a public use site it is prohibited to: [...] camp at one or more campsites in a public use area for a period of longer than 7 nights during any consecutive 30-day period, beginning with the first night occupied unless otherwise posted by the department;”
  • county zoning authorityGeneral

    Montana boards of county commissioners adopting zoning regulations for all or parts of their jurisdictional areas, including unincorporated land.

    • The board of county commissioners must have adopted a growth policy pursuant to Montana Code Annotated chapter 1.
    • Zoning regulations must be adopted in accordance with Title 76, chapter 2.
    • The statute also contains a temporary provision for counties that adopted a master plan before October 1, 1999; that provision authorized adoption or revision only until October 1, 2006.
    “a board of county commissioners that has adopted a growth policy pursuant to chapter 1 is authorized to adopt zoning regulations”

Still unanswered

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

  • Well permit — Private well permit requirements in Beaverhead County.
  • Mandatory utility hookup — Required connection to public water or sewer utilities for development in Beaverhead County.
  • Agricultural exemption — Agricultural exemptions from subdivision, building, or land-use requirements in Beaverhead County.

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 Beaverhead County, Montana

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

Beaverhead County scores 70/100 on the Bolthole Index, a strong county profile. Its strengths: deep seclusion — about 348 people within 15 miles and a stronger property-autonomy legal backdrop. Watch-outs: thin water margin (20.2″/yr rainfall) and elevated current hazard exposure.

Do you need a building permit in Beaverhead County, Montana?

Beaverhead County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Beaverhead County (Wastewater regulations, under Montana DEQ). 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 Beaverhead County, Montana?

Land in Beaverhead County runs about $1,883 per acre, based on the latest county data.

What is the water situation in Beaverhead County?

Beaverhead County gets about 20.2" of rain a year, with severe drought in roughly 15% of years.

How remote is Beaverhead County?

A typical private-land location has about 348 people within 15 miles and 199,514 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Off-grid gear

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

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How Beaverhead compares in Montana

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