Bolthole Index

Billings County, North Dakota

Building permits, zoning and land rules in Billings County, North Dakota

44Index Score / 100
#44 of 53 in North Dakota

Unincorporated Billings County, North Dakota requires building and zoning approval before new construction or a move-in structure, and completed work receives a final inspection or certificate of occupancy after compliance review.1 County zoning applies across unincorporated areas except where a city exercises extraterritorial zoning.2 Secure Southwestern District Health Unit approval for onsite water and sewage facilities before submitting the county application.3

At a glance

Building permit
Required for new construction and move-in structures1
Zoning
Yes in unincorporated areas, except where a city exercises extraterritorial zoning2
Septic
Health-unit approval is required before the county building or zoning application3
RV living
Private-land occupancy rule not confirmed; ask Planning & Zoning4
Tiny home
No distinct occupancy rule confirmed; county zoning and building approval still apply14
Owner-builder
No exemption confirmed; ask Planning & Zoning and Building Inspections5
Minimum lot size
Five acres in the Residential District, with a limited exception for older lots6
Private well
State appropriation rules depend on annual withdrawal7

Who to call

Building permits

Billings County Planning & Zoning

Building and zoning applications, zoning-board review, subdivision applications and county right-of-way applications

701-623-4810

[email protected]

495 4th Street, Medora, ND 58645

Septic permits

Southwestern District Health Unit Environmental Health

Sewage and water facility applications, sewer-system inspections and private-water testing information

(701)483-0171

528 21st West, Dickinson, ND 58601

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 Billings County, North Dakota?

Yes. Billings County requires a Building & Zoning Certificate before new construction or a move-in structure in the county's jurisdiction.1 The county also requires buildings used for residential or commercial purposes, along with their accessory structures, to comply with the North Dakota State Building Code.8 Plans and construction are inspected for current-code compliance, and the county issues a certificate of occupancy or final inspection when completed work complies.1

The zoning application reaches beyond a new house: the county says a landowner must apply when building, moving in a structure or mobile home, rezoning, or changing an existing building's outside dimensions.9 Agricultural land and buildings receive a limited county-zoning exemption, but road setbacks and floodplain regulations still apply.10 North Dakota's separate agricultural building-code exemption does not cover a building used as a home or by the public.11

Who is the Billings County building department, and how do you reach it?

Start with Billings County Planning & Zoning at the contact shown above; the office receives building and zoning applications and routes matters through the Zoning Board and County Commission.9 For technical building questions and inspections, the county page directs applicants to Building Department and Inspections at 701-260-5373.9

Submit early. County review can take at least one and a half months when a public hearing is required, while an application without a Zoning Board hearing can take up to two weeks.12 The County Commission gives final approval after the Zoning Board process for applications that require that review.12 General county building and zoning fees were not confirmed; North Dakota's code framework leaves permit and plan-review charges to the applicable governing authority.13 Ask Planning & Zoning for the current application, meeting deadline, fee, required plans and inspection sequence before scheduling construction.9

Does Billings County have zoning?

Yes. Billings County zoning applies to unincorporated areas except where an incorporated city has elected to exercise extraterritorial zoning.2 Confirm the parcel's jurisdiction and zoning district before using county standards because a city may control an affected extraterritorial area.14

The Residential District generally requires at least five acres per lot.6 A lot platted before November 5, 2013 may qualify at 40,000 square feet if it meets onsite-sewage standards.6 Major-subdivision standards differ depending on whether public water or sewer is available.6 Hillside and ridgeline standards also limit a sloping-roof building to 33 feet and a flat-roof building to 30 feet where those standards apply.15 Billings County requires approval by both the Zoning Board and County Commission for a subdivision application.16

How do septic permits work in Billings County?

Billings County requires a Water and Sewage Facilities Application approved by Southwestern District Health Unit before county building or zoning approval when onsite facilities are proposed.3 North Dakota also requires the onsite-wastewater installer to obtain the local public-health permit before work begins and to hold a state installer license.17 Southwestern District Health Unit lists sewage and water facility applications and sewer-system inspections among its Environmental Health services.18

Arrange the wastewater review before finalizing a house location or submitting the county package. Only about 13.8% of mapped Billings County soils are rated without severe limitations for a conventional septic drain field.19 That countywide soil measure does not decide an individual parcel, but it makes early site-specific evaluation prudent. We could not confirm the local inspection sequence or whether an off-grid sanitation alternative is acceptable; ask Environmental Health before choosing a system.18

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

We could not confirm a Billings County rule that generally allows or prohibits living in an RV on private land. Ask Planning & Zoning how the parcel's district treats residential RV occupancy, temporary occupancy during construction and utility connections before moving onto the land.9 County zoning still applies in unincorporated areas outside a city's extraterritorial jurisdiction.2

Billings County does not publish a confirmed tiny-home-specific occupancy rule in the reviewed material. A tiny home used as a dwelling should not be assumed exempt: new construction and move-in structures require county approval, and residential structures must comply with the state building code adopted by the county.18 New manufactured homes installed for residential use in North Dakota must be installed and inspected by state-licensed professionals.20 A general minimum dwelling size and an owner-builder exemption also remain unconfirmed, so obtain parcel- and project-specific answers from Planning & Zoning and Building Inspections.59

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

  1. Ask Billings County Planning & Zoning to confirm the parcel's governing jurisdiction and zoning district.914
  1. Check the district's lot-size rules and any hillside, ridgeline, road-setback or floodplain constraints before fixing the building site.61510
  1. Submit the sewage and water application to Southwestern District Health Unit and obtain approval before the county application.3
  1. If access crosses county right-of-way, submit the county right-of-way application for the approach and obtain the required approvals.9
  1. Submit the complete building and zoning package well ahead of construction because review timing depends on whether a public hearing is needed.12
  1. Do not begin construction until the required county approvals are issued, then coordinate code inspections and the final inspection or certificate of occupancy.1

What should you check before buying land in Billings County?

Confirm jurisdiction, zoning district and legal access first. County zoning covers unincorporated land except areas under a city's elected extraterritorial zoning, and a county right-of-way approach requires approval.29 Check the applicable lot minimum before assuming a parcel is buildable; the Residential District generally requires five acres, with a narrow older-lot exception tied to onsite sewage standards.6

Investigate soils, water and flood exposure before choosing a homesite. Only about 13.8% of mapped soils avoid severe limitations for a conventional septic drain field, and floodplain requirements remain applicable even to otherwise exempt agricultural uses.1910 For a private well, a state water-appropriation permit is required when annual withdrawal exceeds 12.5 acre-feet, while qualifying lower-volume uses have reporting requirements.7 Finally, Billings County's effective property-tax rate is about 0.4%, with a median annual property-tax bill of about $1,189.2122

Watch-outs

  • A Building & Zoning Certificate is required before new construction or moving in a structure; allow extra time when a public hearing is necessary.112
  • County zoning may not control where an incorporated city exercises extraterritorial zoning, so verify jurisdiction for the exact parcel.2
  • Most mapped soils have severe limitations for a conventional septic drain field because only about 13.8% are rated without severe limitations.19
  • Private-land RV occupancy, tiny-home-specific occupancy, a general minimum dwelling size and an owner-builder exemption remain unconfirmed; ask Planning & Zoning before buying or building.59

Sources

  1. Billings County Zoning & Building Applications (2026 county census)
  2. Billings County Zoning Ordinance, quoted and re-checked
  3. Billings County Zoning & Building Applications (2026 county census)
  4. Billings County Zoning Ordinance (2026 county census)
  5. (2026 county census)
  6. Billings County Zoning Ordinance, quoted and re-checked
  7. Water Appropriation Permits (North Dakota statewide rule), quoted and re-checked
  8. Billings County Zoning Ordinance, quoted and re-checked
  9. Billings County Planning & Zoning (billingscountynd.gov)
  10. Billings County Zoning Ordinance, quoted and re-checked
  11. North Dakota Century Code Chapter 54-21.3, State Building Code (North Dakota statewide rule), quoted and re-checked
  12. Zoning & Building Applications, quoted and re-checked
  13. 2026 North Dakota State Building Code Book (North Dakota statewide rule), quoted and re-checked
  14. Billings County Zoning Ordinance, quoted and re-checked
  15. Billings County Zoning Ordinance, quoted and re-checked
  16. Planning & Zoning, quoted and re-checked
  17. On-Site Wastewater Treatment Systems (North Dakota statewide rule), quoted and re-checked
  18. Southwestern District Health Unit Environmental Health (swdhu.net)
  19. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  20. Manufactured Home Installation Program (North Dakota statewide rule), quoted and re-checked
  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

Billings County in North Dakota

44
County map
Billings County highlighted among the North Dakota counties · colored by Index score

How Billings County scores

Seclusion86100% ev.
Self-Sufficiency1796% ev.
Admin Boringness4390% ev.
Durability38100% ev.
Property Autonomy73100% ev.
Carry Cost7596% ev.

Evidence strength: 97%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$323kTypical home
0.4%Property tax
$1,167Land / acre
15.8"Annual rain
14.4% of yrsSevere drought
8.5 / yr (+7.1)Mid-century 100°F days
21.4 daysMid-century dry spell
1.19" (+6.5%)Mid-century 1-day rain
1.33×Wildfire change factor
100%Forward climate coverage
$2,114Home insurance / yr
0.7% / yrInsurance growth
2.1%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
802Radius comparison (15 mi)
0.9People / sq mi
45.9%Federal land
63.7%Land at 15% slope or less
13.8%Septic soil without severe limits
89,252 acWorkable land screen
9.5%Wooded land
8.6 tonsBiomass / forest ac
42.8°FAvg temp

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Answers from the rulebook for Billings County

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

Billings County rules

  • Building code adoptedAdopted (with conditions)

    Residential, commercial, and accessory structures regulated by the county ordinance.

    • Structures must comply with the North Dakota State Building Code.
    “All buildings or structures or parts of structures used for residential or commercial purposes, and accessory structures thereto shall be designed and constructed, altered, equipped, and maintained in accordance with the North Dakota State Building Code, N.D. Admin. Code Sec. 108-01-01 et seq.”
  • County-wide zoningPresent

    Billings County zoning regulations in unincorporated areas.

    • The ordinance excludes areas where incorporated cities have elected to exercise extraterritorial zoning under NDCC Section 40-48-18.
    “These regulations shall apply to all unincorporated areas of Billings County except those areas where the incorporated cities have elected to exercise extraterritorial zoning as authorized by Section 40-48-18, NDCC.”
  • Local zoningPresent (with conditions)

    County zoning in unincorporated Billings County.

    • Incorporated cities may exercise extraterritorial zoning instead of the county ordinance in the affected area.
    “These regulations shall apply to all unincorporated areas of Billings County except those areas where the incorporated cities have elected to exercise extraterritorial zoning as authorized by Section 40-48-18, NDCC.”
  • Zoning districtsPublished

    Billings County zoning districts and district map for the county zoning jurisdiction.

    • The official county page publishes the zoning ordinance and identifies the zoning district map within the ordinance materials.
    • The ordinance excludes areas where incorporated cities exercise extraterritorial zoning.
    “ARTICLE IV: ZONING DISTRICTS [...] 4.1 Zoning Districts [...] 4.2 Zoning Map [...] 4.3 Location of District Boundaries”
  • Minimum lot sizeSpecified

    Residential, recreational, commercial, and major-subdivision districts under the Billings County zoning ordinance.

    • Residential district minimum is five acres, with a 40,000-square-foot exception for lots platted before November 5, 2013 if onsite sewage standards are met.
    • Major subdivisions have different lot-area standards depending on availability of public water and sewer.
    • Recreational district minimum is five acres.
    • Commercial district minimum is five acres, with a 40,000-square-foot pre-November 5, 2013 exception if onsite sewage standards are met.

    residential district minimum lot area: >= 5 acres (pre-November 5, 2013 lots may qualify at 40,000 square feet if onsite sewage standards are met) · major subdivision lot area without public water and sewer: >= 65000 square feet (onsite sewage standards and specified width/depth requirements apply) · major subdivision lot area with public water and/or sewer: >= 12750 square feet (minimum lot width 85 feet)

    “The minimum lot area for the Residential District shall be five (5) acres. For lots platted prior to November 5, 2013, a single-family dwelling and accessory buildings may be erected on a lot having a minimum lot area of 40,000 square feet provided said lot meets the minimum standards for on-site sewage disposal by the Southwest District Health Unit or North Dakota State Health Department.”
  • Building heightDistrict specific (with conditions)

    Buildings on hillside and ridgeline land subject to Billings County land-use standards.

    • Hillside and ridgeline standards require building-envelope compliance where applicable.
    • Other zoning districts may have additional or different height controls.

    sloping-roof building height: <= 33 feet (hillside and ridgeline land) · flat-roof building height: <= 30 feet (hillside and ridgeline land)

    “Building height shall not exceed 33 feet on buildings with a sloping roof and 30 feet for buildings with a flat roof”
  • Agricultural exemptionConditional

    Land and buildings for agricultural uses under the Billings County zoning ordinance.

    • The agricultural exception does not eliminate road setbacks or floodplain regulations.
    “These regulations shall not apply to the land and buildings for agricultural uses, as herein defined, except for setbacks from roads and flood plain regulations.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land in Billings County's county zoning jurisdiction.

    • A zoning certificate is required before subdividing land.
    • Subdivision applications must be approved by the Zoning Board and County Commission.
    “Application for Development of a Subdivision (PDF) Has to be approved by the Zoning Board and the Billings County Commission.”
  • Short-term rentalsLimited

    Short-term rentals operated on a nightly, weekly, or other short-term basis in Billings County zoning jurisdiction.

    • Short-term rentals are conditionally permitted.
    • Approval by the Zoning Board and County Commission is required before renting.
    • Applications are valid for one year and may be renewed.
    • Renewals may be approved administratively if no changes have been made, subject to contact with the zoning office.

    application validity: 1 year (renewal may be available)

    “Short-term rentals are a Conditionally Permitted Use and must be approved by the Zoning Board and the Billings County Commission before renting a home on a nightly, weekly, or other short-term basis. Applications are valid for one year and may be renewed.”
  • Permit processPublished (with conditions)

    County zoning and building application process.

    • Applications should be submitted well in advance.
    • Final review and approval can take at least one and a half months for applications requiring a public hearing; applications without a hearing can take up to two weeks.
    • The county states that application deadlines and meeting dates are subject to change.
    “Applications should be submitted well in advance before you plan to start construction. Final review and approval of applications can take at least one and a half months to complete. Applications that do not require a Zoning Board Public Hearing take less time, but the process can be up to two weeks.”
  • Building permitRequired

    Billings County requires a Building & Zoning Certificate approved by the Zoning Board and County Commission before any new construction or move-in structure.

    Billings County Zoning & Building Applications ↗Scouted from the county site, not yet independently re-checked

North Dakota rules that apply here

  • InspectionsRequired

    Factory-built modular residential or commercial structures manufactured in North Dakota or intended for placement in North Dakota, where the manufacturer produces two or more modular residential or commercial structures per year.

    • The manufacturer must contract with a third party for inspection during the manufacturing process in the factory.
    • The third-party inspector must be approved as a certified third-party inspector by the Division of Community Services.
    • The inspection covers applicable building, electrical, fire, and plumbing codes and standards.
    • When a certified third-party inspector monitors compliance during factory manufacturing, no further inspection by state or local building, electrical, fire, or plumbing inspectors may be required for that structure during the manufacturing process in the factory.
    • The statutory provision does not apply to a factory manufacturing fewer than two residential or commercial structures per year; the Commerce program page states that manufacturers producing less than two modular structures per year are exempt but must submit a yearly certification of exemption.

    annual modular structures produced: >= 2 structures/year (Factories producing fewer than two residential or commercial structures per year are exempt from the statutory provision; the Commerce program page requires a yearly certification of exemption.)

    “shall contract with a third party for the inspection of the structure for compliance with all applicable building, electrical, fire, and plumbing codes and standards”
  • Manufactured homesLimited

    New manufactured homes installed in North Dakota for residential purposes.

    • Installation must be performed by an installer licensed by the Division of Community Services.
    • The home must be inspected by an inspector licensed by the Division of Community Services.
    • The installer must first apply for and receive authorization to install the home from a licensed inspector.
    • A minimum of two inspections are required on a double-wide home and one inspection on a single-wide home.
    • After installation meets the installation requirements, an insignia is attached to show the home passes inspections.

    minimum inspections for double-wide manufactured home: >= 2 inspections · minimum inspections for single-wide manufactured home: 1 inspection

    “All new manufactured homes installed in North Dakota for residential purposes must be installed by an installer licensed by the Division of Community Services and inspected by an inspector licensed by the Division of Community Services.”
  • Who permits septicMixed

    On-site wastewater treatment systems statewide in North Dakota.

    • The North Dakota Department of Environmental Quality licenses onsite wastewater treatment system installers.
    • A local public health unit issues the system permit before work begins.
    • Installers must follow local codes.
    “The North Dakota Department of Environmental Quality oversees the licensing of onsite wastewater treatment system installers”
  • Septic permitRequired

    Installation of an onsite wastewater treatment system anywhere in North Dakota.

    • A permit from the applicable local public health unit must be secured before beginning work.
    • The installer must also obtain a state license from the North Dakota Department of Environmental Quality.
    • Installers must follow local codes.
    “Installers must obtain both a state license and a local public health permit before beginning work.”
  • Well permitLimited

    Private water-supply wells statewide in North Dakota.

    • A water appropriation permit from the North Dakota Department of Water Resources is required when annual withdrawal exceeds 12.5 acre-feet.
    • A permit is not needed for wells drawing less than 12.5 acre-feet per year, according to the official private-well guide.
    • For domestic, livestock, fish and wildlife, and recreational uses below 12.5 acre-feet per year, the location and capacity of constructed works must be reported to the Department of Water Resources.
    • Anyone hired to construct, install, or repair a well, pump, or pitless unit must be licensed; individuals may install or repair wells on their own property without a license.

    annual water withdrawal threshold: > 12.5 acre-feet per year (Domestic, livestock, fish and wildlife, and recreational uses below this threshold do not require a water appropriation permit but must be reported.) · annual water withdrawal threshold: > 4073137 gallons per year (Equivalent threshold stated by the Department of Water Resources.)

    “Domestic, municipal, public, livestock, fish and wildlife, and recreational water use exceeding 12.5 acre-feet (4,073,137 gallons or 96,979 barrels) per year.”
  • Building in a floodplainRequired

    Construction or modification of North Dakota water-control structures regulated by the Department of Water Resources.

    • A DWR construction permit is required when a water-control structure is capable of retaining, diverting, or obstructing more than 50 acre-feet for dikes, other devices, and low-hazard dams.
    • The threshold is more than 25 acre-feet for medium-hazard and high-hazard dams.
    • This claim does not establish the separate local floodplain-development-permit requirements administered by local floodplain administrators.

    retention/diversion/obstruction threshold for dikes, other devices, and low-hazard dams: > 50 acre-feet · retention/diversion/obstruction threshold for medium- and high-hazard dams: > 25 acre-feet

    “A construction permit is required from the DWR if a water control structure is constructed or modified”
  • Permit feesVariable (with conditions)

    Building-permit fee schedules under the North Dakota State Building Code framework.

    • The applicable enforcing jurisdiction determines how it administers and enforces the state building code.
    • The state publication provides only a sample jurisdiction fee schedule, not a single statewide fee schedule.
    • Permit and plan-review fees are established by the applicable governing authority; plan-review fees are separate from and in addition to permit fees.
    “Where a permit is required, a fee for each permit and plan review shall be paid as required, in accordance with the schedule as established by the applicable governing authority.”
  • Campground & park staysLimited

    Camping at North Dakota state-park campsites and cabins administered by the North Dakota Parks and Recreation Department.

    • Campsite and cabin occupancy is limited to no more than 14 nights in any 30-day period.
    • All vehicles entering a state park must have a valid daily or annual vehicle entrance permit, including overnight stays and day visits.
    • The cited rule concerns state-park facilities and does not determine camping on private land or land governed by local ordinances.

    maximum campsite or cabin occupancy: <= 14 nights in any 30-day period

    “Campsite and cabin occupancy is limited to no more than 14 nights in any 30-day period.”
  • county zoning authorityGeneral

    North Dakota counties adopting zoning regulations for land and buildings within the county, including unincorporated areas.

    • The authority is exercised by the board of county commissioners.
    • Regulation is subject to North Dakota Century Code chapter 54-21.3.
    • The authority covers the location and use of buildings and structures and the use, condition of use, or occupancy of lands for residence, recreation, and other purposes.
    • County zoning regulations must be made in accordance with a comprehensive plan.
    • A county may divide all or any parts of the county into districts, and regulations must be uniform within each district but may differ between districts.
    • County zoning regulations must account for the statutory limitations governing farming, ranching, and animal feeding operations in section 11-33-02.1.
    • The board must state the grounds for approving or disapproving zoning amendments or variances, and written findings must be included in the records.
    • The board must establish zoning requirements for solid waste disposal and incineration facilities before July 1, 1994.
    • The board may impose tipping or other fees on solid waste management and incineration facilities, but may not impose a fee under this section on an energy conversion facility or coal mining operation that disposes of its waste onsite.
    • The board may establish institutional controls addressing environmental concerns with the department of environmental quality under section 23.1-10-16.
    “For the purpose of promoting health, safety, morals, public convenience, general prosperity, and public welfare, the board of county commissioners of any county may regulate and restrict within the county, subject to chapter 54-21.3, the location and the use of buildings and structures and the use, condition of use, or occupancy of lands for residence, recreation, and other purposes.”

Still unanswered

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

  • Minimum dwelling size — General dwelling minimum size in unincorporated Billings County.
  • Lot coverage — Lot coverage standards under Billings County zoning.
  • Tiny homes — Tiny-home occupancy in unincorporated Billings County.
  • Accessory dwellings — Accessory dwelling units in unincorporated Billings County.
  • Septic inspection — Inspection of onsite sewage systems in Billings County.
1 more unanswered
  • Off-grid sanitation

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 Billings County, North Dakota

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

Billings County scores 44/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 802 people within 15 miles and manageable long-term carry cost. Watch-outs: thin water margin (15.8″/yr rainfall) and elevated current hazard exposure.

Do you need a building permit in Billings County, North Dakota?

Billings County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Southwestern District Health Unit. 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 Billings County, North Dakota?

Land in Billings County runs about $1,167 per acre, based on the latest county data.

What is the water situation in Billings County?

Billings County gets about 15.8" of rain a year, with severe drought in roughly 14.4% of years.

How remote is Billings County?

A typical private-land location has about 802 people within 15 miles and 135,837 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Off-grid gear

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

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How Billings compares in North Dakota

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