Bolthole Index

Garfield County, Montana

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

38Index Score / 100
#56 of 56 in Montana

A single-family home in Garfield County, Montana does not require a state building permit, although covered non-exempt projects still need state approval1. Garfield County zoning could not be confirmed, so ask the County Clerk & Recorder about parcel-specific land-use rules before building23. A drainfield permit is still required through the local health authority4.

At a glance

Building permit
No state building permit for a single-family residence; covered non-exempt work still needs approval1
Zoning
Countywide zoning was not confirmed; ask the County Clerk & Recorder about the parcel23
Septic
A local-health-authority drainfield permit is required4
RV living
Private-land residential occupancy was not confirmed; ask the County Clerk & Recorder23
Tiny home
No county occupancy or minimum-size rule was confirmed; ask the County Clerk & Recorder23
Owner-builder
No general owner-builder exemption was confirmed5
Water well
Small groundwater developments may qualify for a state permit exception, but a Notice of Intent is required before use6

Who to call

Also useful

Garfield County Clerk & Recorder

County contact for confirming the office responsible for parcel-specific zoning, land-use and local permit questions

(406) 557-2760

P.O. Box 7, Jordan, MT 59337

Septic permits

Garfield County Environmental Health/Sanitarian

Garfield County environmental-health and sanitarian contact for drainfield-permit questions

(406) 366-1424

[email protected]

PO Box 743, Lewistown, MT 59457

Contact details are copied from each office’s official page and were checked against it on September 27, 2026.

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

A single-family residence in Garfield County does not require a Montana state building permit1. State law also exempts farm and ranch buildings, residential buildings with fewer than five dwelling units that do not serve transient guests, and private garages or storage buildings used by the owner outside a business7. Certain non-exempt new buildings, alterations, additions and repairs still require a state permit before construction begins7. For a project that does need state approval, submit construction plans and the Building Permit/Plan Review Application, answer review comments, pay the required fees, and obtain any separate electrical, plumbing or mechanical permits8. Required state-permitted work is inspected when the permit holder reports that it is ready9.

Who handles building and land-use questions in Garfield County?

No Garfield County building department or certified local building-code program was confirmed, so begin with the Garfield County Clerk & Recorder for the correct local contact and use the Montana Building Codes Program for a project that falls under state jurisdiction1037. The Clerk & Recorder can be reached at (406) 557-2760 or by mail at P.O. Box 7, Jordan, MT 593373. Ask which office has authority over the parcel, whether a county resolution adds a local approval, and whether floodplain or road review applies211. If the project is subject to the state permit program, state plan review and inspections apply rather than an assumed county building inspection812.

Does Garfield County, Montana have zoning?

We could not confirm countywide zoning, zoning districts or a zoning map for unincorporated Garfield County2. Montana law allows a county commission that has adopted a growth policy to adopt zoning regulations, but that statewide authority does not show that Garfield County has done so13. Ask the Garfield County Clerk & Recorder to identify any county or municipal rules that apply to the parcel before relying on a seller's description of land as unrestricted3. The same local check should cover setbacks, minimum lot size, building height, lot coverage and minimum dwelling size because no Garfield County figures were confirmed for those topics2. Land inside or near Jordan may also require a direct jurisdiction check with the town rather than an assumption that rules for unincorporated land control23.

How do septic permits work in Garfield County?

A Certificate of Subdivision Approval does not replace the drainfield permit required by the local health department in Garfield County4. Montana DEQ separately reviews covered land divisions for water supply, sewage disposal, solid-waste disposal and storm drainage14. Contact the Garfield County Environmental Health/Sanitarian office at (406) 366-1424 or [email protected] before choosing a house site or disturbing the drainfield area15. Only about 12.7% of Garfield County soils are rated without severe limitations for a conventional septic drain field, so a site evaluation may materially affect the system design and building location16. The inspection schedule and exact county application process were not confirmed; request the current steps directly from the sanitarian before hiring an installer415.

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

We could not confirm a Garfield County rule that allows or prohibits full-time RV living, temporary camping on private land or tiny-home occupancy2. Montana's rules for camping at Fish, Wildlife & Parks public-use sites do not answer what is allowed on private land17. Ask the Garfield County Clerk & Recorder which local office can give a written parcel-specific answer on occupancy, setbacks, sanitation and any minimum dwelling size32. A tiny home used as a single-family residence does not require a state building permit, but that permit exemption does not settle land-use or wastewater requirements14. Any occupied dwelling using onsite wastewater still needs the local-health-authority drainfield approval required for the proposed system4.

What are the steps to build a home in Garfield County?

  1. Ask the Garfield County Clerk & Recorder to identify the parcel's land-use jurisdiction and any local zoning, setback, floodplain or access review32.
  1. Confirm that the project qualifies for the single-family state building-permit exemption; covered non-exempt construction follows the Montana Building Codes Program process18.
  1. Contact the Garfield County Environmental Health/Sanitarian office for the drainfield application and site-review requirements before fixing the house location415.
  1. If the driveway meets a state highway, apply through the appropriate Montana Department of Transportation district office for an approach permit or right-of-way agreement18.
  1. Check whether the site lies in a designated Special Flood Hazard Area and obtain the local floodplain permit for covered development if it does11.
  1. Schedule inspections for any work that is actually covered by a state building permit9.

What should you check before buying land in Garfield County?

Confirm land-use jurisdiction, legal access, floodplain status and the wastewater site before treating a parcel as buildable218114. Septic feasibility deserves early attention because about 12.7% of county soils are rated without severe limitations for a conventional drain field16. Water planning also matters in a county averaging 14.2 inches of precipitation annually and experiencing severe drought in 13.1% of years1920. A groundwater development at or below 35 gallons per minute and 10 acre-feet per year may qualify for a permit exception, but a Notice of Intent must be filed before using water from an exempt well6. For budgeting context, the effective property-tax rate is about 0.7%, and the median annual property-tax bill is $1,1692122.

Watch-outs

  • The single-family state building-permit exemption does not answer Garfield County zoning, floodplain, septic or road-access questions1241118.
  • Only about 12.7% of Garfield County soils are rated without severe limitations for a conventional drain field, so verify the wastewater site before committing to a house location16.
  • Private-land RV living, temporary camping, tiny-home occupancy and numeric development standards remain unconfirmed; ask the Garfield County Clerk & Recorder for the office with parcel-specific authority23.

Sources

  1. Frequently Asked Questions, quoted and re-checked
  2. (2026 county census)
  3. Garfield County Clerk & Recorder (garfieldcountymt.gov)
  4. Engineering Infrastructure & Subdivisions, quoted and re-checked
  5. (2026 county census)
  6. Exempt Well Updates and Information, quoted and re-checked
  7. Building Permits (Montana statewide rule), quoted and re-checked
  8. Building Permits (Montana statewide rule), quoted and re-checked
  9. Building Permits, quoted and re-checked
  10. Montana DLI - Building Codes and Permits (2026 county census)
  11. Stream Permitting (Montana statewide rule), quoted and re-checked
  12. Building Permits (Montana statewide rule), quoted and re-checked
  13. 76-2-201. County zoning authorized, MCA (Montana statewide rule), quoted and re-checked
  14. Engineering Infrastructure & Subdivisions (Montana statewide rule), quoted and re-checked
  15. Garfield County Environmental Health/Sanitarian (dphhs.mt.gov)
  16. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  17. Public Use Rules and Regulations (Montana statewide rule), quoted and re-checked
  18. Approach Manual for Landowners and Developers (Montana statewide rule), quoted and re-checked
  19. Annual precipitation: Bolthole Index county data
  20. Share of years in severe drought: Bolthole Index county data
  21. Effective property tax rate: Bolthole Index county data
  22. Median property tax bill: Bolthole Index county data

Written September 27, 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

Garfield County in Montana

38
County map
Garfield County highlighted among the Montana counties · colored by Index score

How Garfield County scores

Seclusion90100% ev.
Self-Sufficiency10100% ev.
Admin Boringness7168% ev.
Durability36100% ev.
Property Autonomy83100% ev.
Carry Cost8194% 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 →

$324kTypical home
0.7%Property tax
$672Land / acre
14.2"Annual rain
13.1% of yrsSevere drought
14.6 / yr (+11.4)Mid-century 100°F days
22.6 daysMid-century dry spell
1.02" (+6.1%)Mid-century 1-day rain
1.21×Wildfire change factor
100%Forward climate coverage
state median fallbackInsurance basis
112Radius comparison (15 mi)
0.3People / sq mi
29.1%Federal land
74.4%Land at 15% slope or less
12.7%Septic soil without severe limits
327,986 acWorkable land screen
2.2%Wooded land
5.2 tonsBiomass / forest ac
44.4°FAvg temp

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Answers from the rulebook for Garfield County

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

Garfield County rules

  • Septic permitRequired

    Drainfield installation and onsite wastewater facilities in Garfield County where a local health department serves as the reviewing authority.

    • A Certificate of Subdivision Approval does not replace the drainfield permit.
    • The source does not identify the Garfield County local health department by name.
    • Subdivision sanitation review and individual drainfield permitting are separate requirements.
    “a drainfield permit is still required by the local health department.”

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.”
    One more reviewed finding on this topic
    • Limited — State building permits in Garfield County where the state building-code program applies.
      “A building permit is not required for a single family residence”
  • 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.”
    One more reviewed finding on this topic
    • Limited — Required inspections for projects subject to the Montana state building-permit program.
      “notify the inspector when work is ready for inspection”
  • 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.”
  • Who permits septicMixed (with conditions)

    Montana statewide sanitation and septic regulation, including subdivision sanitation review and drainfield permitting.

    • Montana DEQ administers subdivision sanitation review for covered divisions of land and related facilities.
    • The drainfield permit is administered by the local health department even when a Certificate of Subdivision Approval exists.
    “The DEQ Subdivision Program reviews divisions of land comprising less than 20 acres [...] This review is limited to sanitation facilities, including the water supply, sewage disposal, solid waste disposal, and storm drainage systems. [...] Yes, even thought you have a COSA, a drainfield permit is still required by the local health department.”
  • Well permitLimited

    Groundwater and surface-water use in Garfield County under Montana water-rights law.

    • A water permit is required for all surface-water use and groundwater uses over 35 gallons per minute or 10 acre-feet per year.
    • Small groundwater developments using 35 gallons per minute or less and not exceeding 10 acre-feet per year may qualify for an exception to the permit process.
    • Beginning January 1, 2026, users intending to develop water through a permit exception must file a Notice of Intent with DNRC before using water from an exempt well.
    • DNRC states that a permitted water right is required for a combined appropriation from the same source by two or more wells or developed springs exceeding 10 acre-feet, regardless of flow rate.

    groundwater flow threshold: <= 35 gallons per minute (Small groundwater developments at or below this threshold may qualify for a permit exception.) · annual groundwater volume threshold: <= 10 acre-feet per year (Small groundwater developments at or below this threshold may qualify for a permit exception.) · Notice of Intent review: 10 business days (Correct and complete notices are reviewed and authorized or denied within this period.) · authorized project completion period: 5 years (Applies if DNRC authorizes the Notice of Intent.)

    “A water permit is required for all surface water use and groundwater uses over 35 gallons per minute (gpm) or 10 acre-feet per year.”
  • Subdividing landRegulated (with conditions)

    Land divisions and specified developments in Garfield County subject to Montana subdivision sanitation review.

    • DEQ reviews divisions of land comprising less than 20 acres.
    • DEQ also reviews condominiums and recreational camping vehicle and mobile-home parks regardless of parcel size.
    • The review is limited to water supply, sewage disposal, solid-waste disposal, and storm-drainage systems.
    • Subdivision review occurs before parcels are created.

    parcel-size threshold: < 20 acres (The page separately includes condominiums and recreational camping vehicle and mobile-home parks regardless of parcel size.)

    “The DEQ Subdivision Program reviews divisions of land comprising less than 20 acres”
  • 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.”
  • Building in a floodplainRequired

    New development within a designated Special Flood Hazard Area in Montana.

    • The applicant must check with the local floodplain administrator to determine whether an SFHA has been designated.
    • Covered development includes placement of fill, roads, bridges, culverts, transmission lines, irrigation facilities, storage of equipment or materials, excavation, new construction or development, placement or replacement of manufactured homes, and new construction, additions, or substantial improvements to residential and commercial buildings.
    • Permit applications are obtained from the local floodplain administrator.
    • Application fees and timelines are established by the local government and vary widely throughout the state.
    “Anyone planning new development within a designated Special Flood Hazard Areas (SFHA).”
  • 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 feesPublished

    Fees for projects subject to Montana's state building-permit program.

    • The building permit fee is calculated by the bureau under International Building Code Section 109.2 as modified by ARM 24.301.138.
    • A plan-review fee is charged in addition to the building permit fee.
    • The plan-review fee is 35 percent of the building permit fee.
    • Both fees must be paid before the permit is issued.
    • Certified local governments may establish their own permit fees and valuation methods.

    plan review fee: 35 percent of building permit fee (Applies in the state building-permit program.)

    “The plan review fee is 35 percent of the building permit fee”
    One more reviewed finding on this topic
    • Variable (with conditions) — State building permit and plan-review fees for state-administered building permits.
      “The plan review fee is 35 percent of the building permit fee as established in Table 109.2.”
  • Permit processPublished (with conditions)

    State-administered Montana building permits for covered non-exempt construction outside certified local-government jurisdictions.

    • A state permit applies to certain new buildings and alterations, additions, and repairs.
    • Projects within the jurisdictional limits of a certified local government program are excluded from the state permit program.
    • Construction plans and a Building Permit/Plan Review Application must be submitted for review and approval.
    • The permit is issued after plan-review comments are satisfactorily answered and fees are paid.
    • Separate electrical, plumbing, and mechanical permits may be required.
    • The permit holder must notify the inspector when work is ready and provide access for required inspections.

    average plan review time: three weeks (Actual timing depends on workload, project size, and deficiencies.)

    “To obtain a state building permit, submit construction plans and a Building Permit/Plan Review Application to the Building Codes Program for review and approval.”
  • 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.

  • Owner-builder exemption — Owner-builder exemptions from applicable building-permit requirements.
  • County-wide zoning — Countywide zoning in Garfield County, including unincorporated areas.
  • Local zoning — Aggregate of county, municipal, township, and other local zoning rules in Garfield County.
  • Zoning districts — Published zoning districts in Garfield County.
  • Minimum dwelling size — Minimum dwelling size requirements in Garfield County.
13 more unanswered
  • Minimum lot size
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Septic inspection
  • Off-grid sanitation
  • Mandatory utility hookup
  • Agricultural exemption

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 Garfield County, Montana

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

Garfield County scores 38/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 112 people within 15 miles and a stronger property-autonomy legal backdrop. Watch-outs: weak self-sufficiency basics: only 14.2″ of rain a year and elevated current hazard exposure.

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

Garfield County does not require a county building permit for a home in unincorporated areas. 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 Garfield County, Montana?

Land in Garfield County runs about $672 per acre, based on the latest county data.

What is the water situation in Garfield County?

Garfield County gets about 14.2" of rain a year, with severe drought in roughly 13.1% of years.

How remote is Garfield County?

A typical private-land location has about 112 people within 15 miles and 52,602 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Off-grid gear

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

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How Garfield compares in Montana

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