Bolthole Index

Sheridan County, Montana

Building permits, zoning and septic rules in Sheridan County, Montana

46Index Score / 100
#48 of 56 in Montana

Sheridan County, Montana does not require a county building permit, and an ordinary single-family home is exempt from the state building permit unless it will serve transient guests12. Sheridan County's Growth Policy is non-regulatory, but current countywide zoning status could not be confirmed3. Local health-department approval and a drainfield permit are still required before installing a residential septic system45.

At a glance

Building permit
No county program; the state permit itself exempts single-family homes, farm/ranch buildings, and private garages for owner use12
Zoning
The Growth Policy is non-regulatory, but a current countywide zoning determination could not be confirmed3
Septic permits
Local health-department approval and a drainfield permit are required; state subdivision sanitation review may also apply456
Wells
No water-right permit needed for a well under 35 gallons/minute and 10 acre-feet/year, but a Notice of Intent must be filed starting Jan. 1, 20267
RV / tiny home living
Not established by any official county source; treat as an open question for the Planning Office3
Subdivision / land division
Regulated under county subdivision rules; an agricultural-use exemption is available under conditions89
Driveway onto a state highway
Requires an MDT approach permit before construction10
Septic soil difficulty
Only 5% of county soils are free of severe limits for a conventional drain field11

Who to call

Building permits

Montana Building Codes Program (Dept. of Labor & Industry)

State building permits for the limited categories of Montana construction that require one; Sheridan County is not a certified local jurisdiction, so this state office is the point of contact rather than a county building department

(406) 841-2056

[email protected]

Zoning

Sheridan County Planning

The county's Growth Policy (non-regulatory) and, with the Clerk & Recorder, subdivision and certificate-of-survey review; no dedicated planning-office phone was published, so the county's main courthouse line and address, shown at the foot of this page, is the number to call

(406) 765-3400

100 West Laurel Avenue, Plentywood, MT 59254

Septic permits

Sheridan County Environmental Health/Sanitarian

Local review and approval for residential septic systems and drainfield permits in Sheridan County

(406) 765-3511

[email protected]

100 West Laurel Ave, Plentywood, MT 59254

Roads & driveways

Sheridan County Road & Bridge Department

Road encroachment permits for work in or affecting a county road right-of-way, including driveway culverts; inspects work under those permits

406-765-1212

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 Sheridan County, Montana?

Sheridan County does not require a county building permit, while the Montana Building Codes Program handles projects that fall under the state program112. Montana's state permit exemption covers farm and ranch buildings, private garages and storage buildings used by the owner rather than a business, and residential buildings containing fewer than five dwelling units unless they serve transient guests2. An ordinary single-family home for the owner's use therefore falls within the residential exemption, while a home intended for transient guests does not2. Projects that do require a state permit are subject to state inspections, and the permit holder must notify the inspector when work is ready13. Montana's uniform state code still provides the statewide code framework even where a particular structure is permit-exempt14.

Who handles permits, zoning and septic in Sheridan County?

For projects covered by Montana's state permit program, contact the Montana Building Codes Program, which issues permits and performs inspections1513. For Growth Policy, subdivision and land-use questions, call Sheridan County Planning through the courthouse contact published on its official page16. Residential septic approval and drainfield permits go through Sheridan County Environmental Health/Sanitarian, whose state directory listing provides a direct phone number, email and Plentywood address174. A local drainfield permit remains necessary even when a parcel already has a state Certificate of Subdivision Approval5. County-road approaches and other right-of-way encroachments go through Sheridan County Road & Bridge; approved permit work is subject to department inspection1819.

Does Sheridan County have zoning?

Sheridan County's Growth Policy is explicitly non-regulatory, but that statement alone does not establish whether a separate county zoning ordinance currently exists3. We could not confirm countywide zoning districts or numeric rules for minimum home size, minimum lot size, setbacks, lot coverage or building height; ask Sheridan County Planning about the exact parcel before relying on the absence of a published standard16. Montana law allows a county with an adopted growth policy to adopt zoning through a separate process, so a growth policy and zoning ordinance are not the same thing20. Subdivision rules are confirmed: Sheridan County regulates land divisions, and a conditional agricultural exemption applies only to qualifying parcels dedicated to agricultural use and restricted against residential, commercial or industrial buildings requiring water or sewer89.

How do septic permits work in Sheridan County?

Sheridan County Environmental Health/Sanitarian handles local residential septic review, and local health-department approval is required before installation174. Montana also divides subdivision sanitation review between DEQ and an authorized local reviewing authority; Sheridan County's regulations name DEQ or the local Board of Health or Sanitarian depending on the project6. A subdivision creating a parcel under 20 acres needs sanitation approval before final-plat approval21. A state Certificate of Subdivision Approval does not replace the local drainfield permit5. Only about 5% of Sheridan County soils lack severe limitations for a conventional drain field, so a buyer should obtain a site evaluation early and budget for the possibility of an alternative design11. We could not confirm a general residential septic inspection schedule; ask the Sanitarian about inspection stages when applying17.

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

We could not confirm a countywide rule that allows or prohibits living in an RV or tiny home on private land in Sheridan County3. The county's non-regulatory Growth Policy does not answer occupancy, minimum-size, setback or utility questions for a particular parcel3. Montana's rules for camping at Fish, Wildlife & Parks public-use sites do not answer whether someone may occupy an RV on private land22. Sheridan County's paid campground is also a separate parcel-specific facility, not evidence of a private-land rule23. Before buying for RV or tiny-home occupancy, ask Sheridan County Planning about land-use restrictions and ask Environmental Health/Sanitarian whether the proposed water and wastewater arrangement can be approved1617.

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

  1. Ask Sheridan County Planning whether parcel-specific zoning, subdivision or dimensional restrictions apply16.
  1. Confirm the water plan: a groundwater well using no more than 35 gallons per minute and 10 acre-feet per year qualifies for the permit exception, but a Notice of Intent is required before use beginning in 20267.
  1. Start the septic evaluation early, then obtain local approval and a drainfield permit from Environmental Health/Sanitarian before installation1745.
  1. Ask the Montana Building Codes Program whether the proposed use falls outside the permit exemptions; transient-guest buildings are not covered by the exemption for smaller residential buildings152.
  1. For mapped Special Flood Hazard Area development, obtain the required permit through the local floodplain administrator; ask Planning to identify that official2416.
  1. Obtain an MDT approach permit for a state-highway connection, or a county encroachment permit for an approach to a county road1019.

What to check before you buy land in Sheridan County

Water is the first thing to check here: annual precipitation is only about 14.8 inches, and 19.2% of years bring severe drought, so a reliable well matters more than in wetter counties2526. Pair that with septic soils that are difficult almost everywhere, with only about 5% of the county free of severe limitations for a conventional drain field, and plan your budget for an engineered or alternative system on most parcels11. The land itself is gentle and open for building, with about 76% at 15% slope or less, though wooded cover is minimal at under 1%2728. If you're considering renting out a cabin or guest structure, remember that Montana generally requires a Property Manager license for short-term rentals unless you qualify for a statutory exemption, and that a short-term rental use is also what would pull an otherwise-exempt residential building into the state building-permit requirement292. Typical property tax runs about 1.3% effectively, with a median bill near $1,436 a year, against a typical home value around $188,024303132.

Watch-outs

  • We could not confirm countywide zoning status, minimum lot size, setbacks, minimum dwelling size, building height, or private-land RV and tiny-home occupancy; ask Sheridan County Planning about the parcel before committing to a build163.
  • A state Certificate of Subdivision Approval does not replace the local septic drainfield permit; both are required5.
  • Most single-family homes, farm buildings and owner-use garages are exempt from Montana's state building permit, but a building meant to house paying guests is not, and could also trigger the state's short-term-rental license requirement229.

Sources

  1. Sheridan County, MT - Planning (2026 county census)
  2. Building Permits, quoted and re-checked
  3. Sheridan County, MT - Planning (2026 county census)
  4. Engineering Infrastructure & Subdivisions, quoted and re-checked
  5. Engineering Infrastructure & Subdivisions, quoted and re-checked
  6. Sheridan County Subdivision Regulations, quoted and re-checked
  7. Exceptions To Permit Requirements, quoted and re-checked
  8. Sheridan County Subdivision Regulations, quoted and re-checked
  9. Sheridan County Subdivision Regulations, quoted and re-checked
  10. Approach Manual for Landowners and Developers (Montana statewide rule), quoted and re-checked
  11. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  12. Certified City, County and Town Programs, quoted and re-checked
  13. Montana Building Codes Program, quoted and re-checked
  14. Montana Building Codes Program, quoted and re-checked
  15. Montana Building Codes Program (Dept. of Labor & Industry) (bsd.dli.mt.gov)
  16. Sheridan County Planning (sheridancountymt.gov)
  17. Sheridan County Environmental Health/Sanitarian (dphhs.mt.gov)
  18. Sheridan County Road & Bridge Department (sheridancountymt.gov)
  19. Encroachment Permit Application, quoted and re-checked
  20. 76-2-201. County zoning authorized, MCA (Montana statewide rule), quoted and re-checked
  21. Sheridan County Subdivision Regulations, quoted and re-checked
  22. Public Use Rules and Regulations (Montana statewide rule), quoted and re-checked
  23. Sheridan County Campground, quoted and re-checked
  24. Stream Permitting (Montana statewide rule), quoted and re-checked
  25. Annual precipitation: Bolthole Index county data
  26. Share of years in severe drought: Bolthole Index county data
  27. Share of land at 15% slope or less: Bolthole Index county data
  28. Wooded share of land: Bolthole Index county data
  29. Property Management Program (Montana statewide rule), quoted and re-checked
  30. Effective property tax rate: Bolthole Index county data
  31. Median property tax bill: Bolthole Index county data
  32. Typical home value (Zillow): 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

Sheridan County in Montana

46
County map
Sheridan County highlighted among the Montana counties · colored by Index score

How Sheridan County scores

Seclusion91100% ev.
Self-Sufficiency1492% ev.
Admin Boringness8090% ev.
Durability41100% ev.
Property Autonomy83100% ev.
Carry Cost8596% 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 →

$188kTypical home
1.3%Property tax
$1,554Land / acre
14.8"Annual rain
19.2% of yrsSevere drought
6.5 / yr (+5.4)Mid-century 100°F days
23.9 daysMid-century dry spell
1.05" (+6.3%)Mid-century 1-day rain
1.35×Wildfire change factor
100%Forward climate coverage
$2,130Home insurance / yr
3.8% / yrInsurance growth
1.36%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
85People within 30 min
11,405People within 2 hr
861Radius comparison (15 mi)
2.1People / sq mi
9.9%Federal land
75.9%Land at 15% slope or less
5%Septic soil without severe limits
52,145 acWorkable land screen
0.8%Wooded land
40.2°FAvg temp

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Answers from the rulebook for Sheridan County

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

Sheridan County rules

  • Camping on your landAllowed

    Temporary camping at the Sheridan County Campground, 4262 F Highway 16 S., Plentywood, Montana.

    • Sites are available without reservations on a first-come, first-served basis.
    • Electric/water campsites are $30 per night; dry camping is $20 per night.
    • Water will be shut off on November 4; campers are instructed to plan accordingly.
    • Public restrooms and showers are seasonal.

    electric/water campsite fee: 30 USD per night · dry campsite fee: 20 USD per night

    “Rates *no reservations, FCFS Campsites $30/night - Electric/water. $20/night - Dry camping.”
  • Who permits septicCounty (with conditions)

    Residential septic systems and drainfields in Sheridan County, including unincorporated areas.

    • Approval by the local health department is required before installation.
    • The Montana DEQ identifies the county sanitarian as the contact for questions regarding the system.
    • Sheridan County's environmental health/sanitarian office is listed by Montana DPHHS at 100 West Laurel Ave, Plentywood, Montana, telephone (406) 765-3511.
    “All residential septic systems are approved by your local Health Department. Prior to installation. Contact the County Sanitarian for questions regarding your system.”
    One more reviewed finding on this topic
    • Mixed (with conditions) — Onsite wastewater and subdivision sanitation review in Sheridan County.
      “REVIEWING AUTHORITY: The DEQ or local Board of Health or Sanitarian as authorized under Title 76, Chapter 4, MCA.”
  • Septic permitRequired

    Installation of a drainfield on a lot in Sheridan County, including a lot that has a Certificate of Subdivision Approval (COSA).

    • A drainfield permit is required even when the lot already has a COSA.
    • The permit is required by the local health department; Sheridan County identifies its district sanitarian as responsible for sewage-disposal programs.
    • The sources reviewed do not state a permit fee, application form, inspection deadline, or direct sanitarian phone number or address beyond the county courthouse address.
    “Yes, even thought you have a COSA, a drainfield permit is still required by the local health department.”
    One more reviewed finding on this topic
    • Required — Installation of a septic drainfield in Sheridan County.
      “Yes, even thought you have a COSA, a drainfield permit is still required by the local health department.”
  • Agricultural exemptionAvailable (with conditions)

    Agricultural-use-only land divisions in Sheridan County under the county's subdivision regulations and Montana Code Annotated 76-3-207(1)(c).

    • The parcel must be outside a platted subdivision.
    • The parcel must be used only for production of livestock or agricultural crops.
    • No residential, commercial, or industrial buildings requiring water or sewer may be built on the parcel.
    • A certificate of survey must include a covenant running with the land under 76-3-207(1)(c), with a signed and acknowledged recitation on the survey; a separate recordable covenant document is also required.
    • Agricultural purpose means raising crops, livestock, or timber and specifically excludes residential structures and facilities for commercially processing agricultural products.
    • Any non-agricultural change of use subjects the parcel to review as a minor subdivision.
    • Residential, commercial, or industrial structures, including commercial agricultural-processing facilities, may not be used, constructed, or erected unless the covenant is revoked.
    • The landowner must demonstrate agricultural use, demonstrate that no residential, commercial, or industrial buildings have been or will be built, and the parcel must meet the agricultural-designation criteria under section 15-7-202, MCA.
    • The exemption may not be used to evade the Montana Subdivision and Platting Act.
    “This exemption is intended to allow a landowner to create a parcel”
  • Subdividing landRegulated (with conditions)

    Land divisions in Sheridan County subject to the Montana Subdivision and Platting Act and Sheridan County subdivision regulations.

    • Divisions qualifying for statutory or regulatory exemptions may be exempt from local subdivision review or surveying requirements.
    • Exemptions may not be used for the purpose of evading the Montana Subdivision and Platting Act.
    • Divisions exempt from review may remain subject to surveying requirements and zoning regulations adopted under Title 76 chapters 2 or 3.
    • The county regulations require submission of a certificate of survey or, if a survey is not required, an instrument of conveyance, plus evidence of and an affidavit affirming entitlement to the claimed exemption.
    “These regulations govern the subdivision of land”
  • Driveway accessLimited

    Approaches to county roadways requiring Sheridan County encroachment review.

    • The official county application lists "Approach to Roadway" as a permit category.
    • The application requires a sketch of the encroachment tied to major physical features or survey monumentation, including the nearest section corner and county road.
    • Traffic sight distance must be provided in feet with visibility in at least two directions.
    • The applicant must identify whether the duration is temporary or for the life of the facility.

    effective date: 2012-04-11 · traffic sight distance: in feet in at least two directions · duration: temporary or life of the facility

    “ENCROACHMENT PERMIT APPLICATION [...] 2. Nature of Permit (please check any that apply) [...] Approach to Roadway [...] 4. Traffic Sight Distance ________feet (North, East) ____________ feet (South, West) (Visibility in at least 2 directions) 5. Duration (check one) temporary life of the facility [...] EFFECTIVE: APRIL 11, 2012”
  • Building in a floodplainLimited

    Subdivision of land in Sheridan County for building, residential, or other uses that may increase or aggravate flood hazards.

    • Land in the floodway of a 100-year flood event, as defined by Title 76, Chapter 5, MCA, may not be subdivided for building or residential purposes or other uses that may increase or aggravate flood hazards to life, health, or welfare.
    • Other land determined by the governing body to be subject to flooding may not be subdivided for those purposes.
    • Subdivision may also be prohibited by applicable state or local floodplain or floodway regulations.
    • If any portion of a proposed subdivision is within 2,000 horizontal feet and 20 vertical feet of a live stream draining 25 square miles or more, and no official floodway delineation or floodway studies exist, the subdivider must provide DNRC a flood hazard evaluation.
    • The evaluation must include calculated 100-year-frequency water-surface elevations and 100-year floodplain boundaries and must be performed by a licensed professional engineer experienced in the field.
    • The evaluation must follow the guidelines for obtaining 100-year flood elevations in Approximate Zone A or unmapped areas at www.mtfloods.org.
    • The subdivider must ensure DNRC submits its report to the subdivision administrator before the hearing or meeting on the subdivision application.
    • The evaluation requirement is waived if the Water Resources Division states in writing that available data indicate the proposed subdivision is not in a flood hazard area.
    • DNRC may require additional information following the guidelines to ensure there are no flood hazards.
    • The county regulation applies to subdivisions; other development remains subject to the statewide SFHA permit rule and applicable state or local regulations.

    flood event: 100 year (floodway definition under Title 76, Chapter 5, MCA) · horizontal distance from live stream: <= 2000 feet (applies when no official floodway delineation or floodway studies exist) · vertical distance from live stream: <= 20 feet (applies when no official floodway delineation or floodway studies exist) · drainage area: >= 25 square miles (live stream threshold for the evaluation requirement)

    “Land located in the floodway of a 100-year flood event as defined by Title 76, Chapter 5, MCA, [...] may not be subdivided”
  • Permit feesPublished (with conditions)

    Sheridan County road encroachment permits for work affecting a County road right-of-way.

    • The permit is for road encroachments and does not establish fees for every other permit type.
    • All right-of-way and damage payments must be paid prior to commencement of construction pursuant to separate documentation.
    • The source states an effective date of April 11, 2012; its revision field is blank.

    administrative fee: 35 USD per permit (for preliminary investigation, application processing, and final inspection of each encroachment) · minimum general liability insurance: 500000 USD single occurrence

    “Minimum general liability insurance is $500,000 single occurrence. 17. ADMINISTRATIVE FEE. $35 per permit”
  • Permit processPublished (with conditions)

    Sheridan County road encroachment permits for work in or affecting a County road right-of-way.

    • No work may commence until the permit is approved.
    • Work is subject to County Road & Bridge Department inspection and requires at least 24 hours notice of commencement.
    • Construction must follow Sheridan County standards or Montana Public Works Standard Specifications.
    • Traffic-control programs should be submitted before work interfering with traffic.
    • The permit may be revoked without notice if its conditions or terms are broken.
    • The source states an effective date of April 11, 2012; its revision field is blank.

    notice before commencement: >= 24 hours (notice is to the County Road & Bridge Department) · permit duration: Life of Facility or Temporary · revocation notice: 30 days (the County may revoke without notice for breach of permit conditions or terms)

    “No work shall commence until a Permit is approved.”
  • County-wide zoningAbsent

    Sheridan County has a Growth Policy adopted by resolution but explicitly notes it is 'not regulatory'; no countywide zoning ordinance was found.

    Sheridan County, MT - Planning ↗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.”
    One more reviewed finding on this topic
    • Limited — Construction in areas of Sheridan County outside a certified local-government building-code jurisdiction, including non-exempt buildings and work subject to the Montana state building-permit program.
      “A state building permit is required for any state owned agency or non-exempt building being built, remodeled, moved, or undergoing a change of occupancy”
  • 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.”
    2 more reviewed findings on this topic
    • Adopted (with conditions) — The Montana state building code framework applicable statewide, including Sheridan County where no certified local building-code jurisdiction is established.
      “The BC Program establishes and enforces statewide codes by issuing permits and performing inspections. [...] The remaining cities, counties and towns that have chosen not to enforce building codes, fall under the jurisdiction of the BC Program. [...] In addition, the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
    • Partial — Residential and commercial construction in Sheridan County under Montana's statewide building-code framework, including areas without a certified local building-code program.
      “In Montana, cities, counties and towns have the option to enforce local building, electrical, plumbing, and mechanical codes, all or in part (except for state-owned agencies, which must be permitted through this Department). These local building code enforcement programs must be certified by the BC Program. The remaining cities, counties and towns that have chosen not to enforce building codes, fall under the jurisdiction of the BC Program. The Building Codes Program safeguards individuals from potential hazards that are inherent in the construction of new buildings, as well as the enlargement, relocation, repair, alteration, or change in use or occupancy of existing buildings. The program also ensures the safety of boilers and elevators by performing annual inspections. 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

    Projects in areas of Sheridan County under the Montana State Building Codes Bureau that require a state building permit.

    • The Montana Building Codes Program issues permits and performs inspections.
    • The permit holder must notify the inspector when work is ready for inspection and provide access for required inspections.
    • Inspection requirements attach to projects requiring a permit; state permit exemptions listed by DLI may therefore be outside this inspection process.
    • Certified local jurisdictions may administer inspections within their certified areas.
    “The BC Program establishes and enforces statewide codes by issuing permits and performing inspections.”
    One more reviewed finding on this topic
    • Limited — Buildings and other projects requiring permits under Montana state building-code jurisdiction; certified local governments may perform inspections within their certified jurisdictional areas.
      “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.”
  • Off-grid sanitationLimited

    Private well/cistern and on-site drainfield or septic sanitation for subdivision property in Sheridan County

    • The arrangement must satisfy applicable Montana sanitation review and any local health requirements.
    • A COSA identifies the potable water source and wastewater disposal method for subdivision property.
    • Systems discharging 5,000 gallons per day or more require an MGWPCS permit.

    MGWPCS permit threshold: >= 5000 gallons per day

    “It also describes what the potable water source will be (well, municipal water system, cistern, etc) and where wastewater will be disposed (drainfield/septic system, municipal wastewater facility).”
  • Well permitLimited

    New or expanded groundwater uses and wells in Sheridan County

    • A Beneficial Water Use Permit is required for new or expanded groundwater uses unless an exception applies.
    • A groundwater well using 35 gallons per minute or less and not exceeding 10 acre-feet per year may qualify for the permit exception.
    • Beginning January 1, 2026, users relying on the permit exception must file Form 602I before putting the water to use.
    • For a new groundwater well, the driller must submit a Well Log Report Form 603 to the Montana Bureau of Mines and Geology within 60 days.
    • A Notice of Completion and filing fee are required within 60 days after development is put to use.

    permit-exception flow limit: <= 35 gallons per minute · permit-exception annual volume limit: <= 10 acre-feet per year · Form 602I effective date: 2026-01-01 (Notice of Intent required before use under the permit exception)

    “A person is not required to apply for a permit to develop a groundwater well, spring, pit, or pond with a use of 35 gallons per minute or less, not to exceed 10 acre-feet per year.”
    3 more reviewed findings on this topic
    • Limited — Groundwater wells in Sheridan County qualifying for Montana's groundwater permit exception.
      “A person is not required to apply for a permit to develop a groundwater well, spring, pit, or pond with a use of 35 gallons per minute or less, not to exceed 10 acre-feet per year (Section 85-2-306, MCA).”
    • Required — Surface-water uses and groundwater uses exceeding 35 gallons per minute or 10 acre-feet per year in Sheridan County.
      “Water Permits: 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.”
    • Limited — Groundwater wells and other groundwater developments in Sheridan County under Montana water-right permitting rules
      “A person is not required to apply for a permit to develop a groundwater well, spring, pit, or pond with a use of 35 gallons per minute or less, not to exceed 10 acre-feet per year (Section 85-2-306, MCA). Beginning on January 1, 2026, appropriators are required to notify DNRC of their intent to use groundwater under the exception to the permitting process described in 85-2-306(3)(a)(iii) or (iv), MCA, by submitting a Notice of Intent to Appropriate Groundwater (Form 602I) prior to putting the water to use.”
  • Mandatory utility hookupConditional

    Subdivision development in Sheridan County subject to a Montana Certificate of Subdivision Approval

    • The approved potable-water source may be a well, municipal water system, or cistern.
    • The approved wastewater-disposal method may be a drainfield/septic system or municipal wastewater facility.
    • No official source reviewed expressly requires connection to public water or sewer throughout Sheridan County.
    • Municipal connection rules, if any, were not located for Plentywood, Medicine Lake, or Westby.
    “It also describes what the potable water source will be (well, municipal water system, cistern, etc) and where wastewater will be disposed (drainfield/septic system, municipal wastewater facility).”
  • 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”
  • 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 building-permit or inspection requirements in Sheridan County.
  • Local zoning — Local zoning across Sheridan County, including unincorporated areas and incorporated municipalities.
  • Zoning districts — Published zoning districts or a zoning-district map for Sheridan County, Montana.
  • Minimum dwelling size — Minimum dwelling size in unincorporated Sheridan County, Montana.
  • Minimum lot size — Minimum lot size in unincorporated Sheridan County, Montana.
8 more unanswered
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Septic inspection

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 Sheridan County, Montana

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

Sheridan County scores 46/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 85 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: weak self-sufficiency basics: only 14.8″ of rain a year and elevated current hazard exposure.

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

Sheridan 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 Sheridan County Sanitarian / Environmental Health (DEQ-delegated). 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 Sheridan County, Montana?

Land in Sheridan County runs about $1,554 per acre, based on the latest county data.

What is the water situation in Sheridan County?

Sheridan County gets about 14.8" of rain a year, with severe drought in roughly 19.2% of years.

How remote is Sheridan County?

A representative private-land location has about 85 people within a 30-minute drive and 11,405 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 Sheridan County means bringing your own water and power. The kit we’d start with:

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How Sheridan compares in Montana

Compare side-by-side →See all 56 Montana counties ranked →