Bolthole Index

McIntosh County, North Dakota

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

40Index Score / 100
#51 of 53 in North Dakota

McIntosh County, North Dakota requires a building permit and administers county zoning through its Planning and Zoning office.12 A septic permit must be secured from the applicable local public-health unit before work begins.3 Before buying rural land, confirm the parcel's zoning and current septic contact because rules for RV occupancy, tiny homes and owner-builders remain unconfirmed.

At a glance

Building permit
Required through county Planning and Zoning1
Zoning
County zoning applies2
Septic permit
Required from the applicable local public-health unit before work3
RV living
Not confirmed; ask county Planning and Zoning2
Tiny home
No specific occupancy rule confirmed; ask county Planning and Zoning2
Owner-builder
No exemption confirmed; ask county Planning and Zoning4
Private well
State appropriation permit applies above the annual withdrawal threshold5

Who to call

Zoning

McIntosh County Planning and Zoning

Building permit, conditional-use, zoning-variance, zoning-amendment and utility-permit applications

(701) 288-5140

112 1st Street NE, Ashley ND 58413

Septic permits

Central Valley Health District Environmental Health

Onsite sewage treatment system permits and inspections of existing septic systems

701-252-8130, ext. 9

122 2nd St NW Jamestown, ND 58401

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 McIntosh County, North Dakota?

Yes. McIntosh County administers a Building Permit Application under its adopted zoning ordinance.1 The county Planning and Zoning page also provides applications for conditional uses, zoning variances, zoning amendments and utility permits.6 Permit and plan-review fees are set by the enforcing governing authority rather than by one statewide fee schedule.7

North Dakota's state-code framework matters only where a city, county or township elects to adopt and enforce it, and an enforcing jurisdiction may amend the state code for local needs.89 Ask McIntosh County Planning and Zoning which building-code provisions, inspections and fees apply to the specific parcel and project; a general county inspection requirement could not be confirmed. Agricultural buildings used for agricultural purposes are exempt from the state building-code chapter unless they are places of human habitation or are used by the public, but that exemption does not erase other applicable county requirements.10

Who handles McIntosh County building permits and zoning?

McIntosh County Planning and Zoning is the first stop for building and land-use questions.12 The county's official page links the building-permit, conditional-use, zoning-variance, zoning-amendment and utility-permit applications.6 The office is at the McIntosh County Courthouse, 112 1st Street NE in Ashley, and the published county number is (701) 288-5140.6

Start by giving Planning and Zoning the parcel location, proposed use, structure type and whether the land lies inside a city or township jurisdiction. North Dakota allows a county to enforce the state building code only where that code is not administered by a city or township, so jurisdiction matters.9 Ask the office to identify the zoning district, required application, current fee, site-plan materials and any review or hearing needed. The county page states that regular Planning and Zoning meetings occur before regularly scheduled commission meetings, which is useful when a variance or conditional use is involved.6

Does McIntosh County have zoning?

Yes. McIntosh County has an adopted zoning ordinance and a Planning and Zoning Commission that handles conditional-use permits, variances and amendments.2 North Dakota law allows county commissioners to regulate the location and use of buildings and structures and the use or occupancy of land, subject to the state building-code chapter.11

County zoning means a rural parcel should not be treated as unrestricted merely because it is outside a city.2 Confirm the parcel's district and permitted use before relying on a listing description or planning a dwelling, accessory structure, business, RV setup or utility work. The county provides separate conditional-use, variance, amendment and utility-permit forms, showing that some projects can require more than the basic building application.6 No countywide minimum dwelling floor area, tiny-home occupancy rule or general certificate-of-occupancy requirement could be confirmed; ask McIntosh County Planning and Zoning for a parcel-specific written answer.

How do septic permits work in McIntosh County?

A local public-health permit is required before an onsite wastewater system is installed in North Dakota, and the installer must also hold a state license.3 The North Dakota Department of Environmental Quality licenses onsite wastewater installers, while the applicable local public-health unit issues the system permit and installers must follow local codes.12 Central Valley Health District's Environmental Health Department permits onsite sewage treatment systems and inspects existing septic systems; call the office to confirm that it currently processes the permit for the McIntosh County parcel and to ask about site evaluation, design and installation.13

Soil conditions deserve early attention: about 57.7% of mapped county soils are rated without severe limitations for a conventional septic drain field, which means suitability is far from uniform.14 Do not choose a house site or close on land based on the countywide percentage; obtain the public-health unit's parcel-specific requirements. A county-specific inspection requirement for newly installed systems could not be confirmed, so ask the permitting office what inspections and installer documentation it requires.

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

McIntosh County has zoning, but no specific county rule confirming full-time RV living or tiny-home occupancy could be established.2 The North Dakota state-park camping limit does not answer whether an owner may occupy an RV on private land because that limit applies only to state-park campsites and cabins.15

Before buying or moving a unit onto rural land, ask McIntosh County Planning and Zoning whether the proposed use is allowed in the parcel's district, whether a conditional-use or building permit is needed, and what setbacks or utility standards apply. The county publishes building, conditional-use, variance and utility-permit applications.6 A new manufactured home used as a residence must be installed by a state-licensed installer and inspected by a state-licensed inspector.16 Factory-built modular structures can also be subject to state manufacturing-stage inspection rules, so do not assume that a tiny or factory-built dwelling avoids review.17

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

  1. Confirm jurisdiction and zoning. Ask McIntosh County Planning and Zoning to identify the parcel's district and whether a city or township administers building rules at that location.29
  2. Describe the complete project. Tell the office about the dwelling, accessory buildings, temporary RV use and planned utilities, then request the correct building, conditional-use, variance or utility forms.6
  3. Confirm code, plans, fees and inspections. McIntosh County requires a building permit, while fees are established by the applicable governing authority.17
  4. Resolve wastewater before construction. Secure the local public-health septic permit before onsite-system work begins and use a state-licensed installer.3
  5. Plan water. A state water-appropriation permit is required when annual withdrawal exceeds 12.5 acre-feet; qualifying lower-volume domestic and livestock works must still be reported.5
  6. Keep approvals together. Retain the approved site plan, permit documents and any inspection records supplied by the responsible offices.1

What should you check before buying land in McIntosh County?

Begin with zoning, legal access, wastewater and water rather than assuming a rural tract is ready to build. McIntosh County has county zoning and requires a building permit.21 Ask Planning and Zoning about the parcel's district, permitted dwelling type, setbacks, utility work, RV use and any conditional-use or variance process.6

Evaluate the proposed septic area separately from the house site because only about 57.7% of mapped county soils avoid a severe conventional-drain-field limitation.14 About 93.5% of county land has a slope of 15% or less, but a countywide terrain statistic cannot establish whether one building pad or access route works.18 Confirm private-well reporting or appropriation requirements with the state before drilling; the appropriation threshold is 12.5 acre-feet per year.5 For budgeting context, the typical home value is about $80,300, the effective property-tax rate is about 1.1%, and the median annual property-tax bill is about $867.192021 Verify parcel taxes, easements, road access and flood status during due diligence.

Watch-outs

  • A building permit does not by itself settle zoning approval; McIntosh County also uses conditional-use, variance, amendment and utility-permit applications.6
  • No owner-builder exemption was confirmed for McIntosh County, so ask Planning and Zoning before planning to act as your own contractor.4
  • Do not use the North Dakota state-park camping limit as a private-land RV rule; it governs state-park campsites and cabins.15
  • Confirm the applicable local public-health unit before filing a septic permit; Central Valley Health District publishes the current onsite-septic contact, while the county's listed health authority differs.2213

Sources

  1. McIntosh County Zoning Office (2026 county census)
  2. McIntosh County Zoning Office (2026 county census)
  3. On-Site Wastewater Treatment Systems (North Dakota statewide rule), quoted and re-checked
  4. (2026 county census)
  5. Water Appropriation Permits (North Dakota statewide rule), quoted and re-checked
  6. McIntosh County Planning and Zoning (mcintoshnd.com)
  7. 2026 North Dakota State Building Code Book (North Dakota statewide rule), quoted and re-checked
  8. Building Codes, quoted and re-checked
  9. Building Codes (North Dakota statewide rule), quoted and re-checked
  10. North Dakota Century Code Chapter 54-21.3, State Building Code (North Dakota statewide rule), quoted and re-checked
  11. North Dakota Century Code, Chapter 11-33, County Zoning (North Dakota statewide rule), quoted and re-checked
  12. On-Site Wastewater Treatment Systems (North Dakota statewide rule), quoted and re-checked
  13. Central Valley Health District Environmental Health (centralvalleyhealth.org)
  14. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  15. Parks and Recreation FAQ (North Dakota statewide rule), quoted and re-checked
  16. Manufactured Home Installation Program (North Dakota statewide rule), quoted and re-checked
  17. 2026 North Dakota State Building Code Book (North Dakota statewide rule), quoted and re-checked
  18. Share of land at 15% slope or less: Bolthole Index county data
  19. Typical home value (Zillow): Bolthole Index county data
  20. Effective property tax rate: Bolthole Index county data
  21. Median property tax bill: Bolthole Index county data
  22. North Dakota DEQ - On-Site Wastewater Treatment Systems (2026 county census)

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

McIntosh County in North Dakota

40
County map
McIntosh County highlighted among the North Dakota counties · colored by Index score

How McIntosh County scores

Seclusion86100% ev.
Self-Sufficiency1492% ev.
Admin Boringness4390% ev.
Durability39100% ev.
Property Autonomy73100% ev.
Carry Cost8194% 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 →

$80kTypical home
1.1%Property tax
$1,783Land / acre
20.8"Annual rain
10.1% of yrsSevere drought
4.5 / yr (+4)Mid-century 100°F days
20.6 daysMid-century dry spell
1.29" (+7.4%)Mid-century 1-day rain
1.52×Wildfire change factor
100%Forward climate coverage
state median fallbackInsurance basis
113,886People within 2 hr
1,524Radius comparison (15 mi)
2.6People / sq mi
42.1%Federal land
93.5%Land at 15% slope or less
57.7%Septic soil without severe limits
342,865 acWorkable land screen
0.5%Wooded land
41.4°FAvg temp

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Answers from the rulebook for McIntosh County

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

McIntosh County rules

  • Building permitRequired

    The county Planning and Zoning office administers a Building Permit Application under its adopted zoning ordinance.

    McIntosh County Zoning Office ↗Scouted from the county site, not yet independently re-checked

  • County-wide zoningPresent

    McIntosh County has an adopted zoning ordinance (2025) and a Planning and Zoning Commission handling conditional use permits, variances, and amendments.

    McIntosh County Zoning Office ↗Scouted from the county site, not yet independently re-checked

North Dakota rules that apply here

  • Building code adoptedAdopted (with conditions)

    The North Dakota State Building Code, consisting of the IBC, IRC, IMC, and IFGC, with the 2024 updates and stated amendments effective statewide as the state code framework.

    • Community Services updates and amends the state code but does not enforce it.
    • The 2024 updates to the IBC, IRC, IMC, and IFGC, plus the 2024 IECC and IEBC versions and proposed amendments, were adopted on September 11, 2025.
    • The new North Dakota State Building Code went into effect January 1, 2026.
    • Appendix chapters are not part of the state building code unless specifically adopted.

    code versions adopted: 2024 IBC, IRC, IMC, IFGC, IECC, and IEBC with proposed amendments · effective date: 2026-01-01

    “adopted the 2024 updates to the IBC, IRC, IMC, and IFGC and the proposed amendments.”
    One more reviewed finding on this topic
    • Adopted (with conditions) — North Dakota State Building Code applicable when a city, county, or township elects to adopt and enforce building codes.
      “If a city, county, or township elects to adopt and enforce building codes, it must adopt and enforce the State Building Code.”
  • 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.”
  • Agricultural exemptionAvailable (with conditions)

    Buildings used for agricultural purposes under North Dakota's State Building Code.

    • The statute defines agricultural purposes to include agriculture, farming, ranching, dairying, pasturage, horticulture, floriculture, viticulture, and animal and poultry husbandry.
    • The exemption does not apply when the building is a place of human habitation or is for use by the public.
    • The exemption is from Chapter 54-21.3, the State Building Code chapter; other applicable laws or local authorities may still apply.
    “Any building used for agricultural purposes, unless a place of human habitation or for use by the public, is exempt from this chapter.”
  • 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”
  • Short-term rentalsLimited

    Transient lodging rentals held out to the public for a charge in North Dakota.

    • A lodging license applies to buildings or structures held out to the public where sleeping accommodations are furnished to transient guests for a charge.
    • The lodging license does not apply to a single structure with five or fewer guest rooms and ten or fewer total occupants.
    • The lodging license also does not apply to a series or group of buildings or structures containing five or fewer guest rooms and ten or fewer total occupants.
    • License applications must be submitted at least 30 days before beginning construction or acquiring new ownership; new construction, renovation, or remodeling also requires the Section 3 Plan Review Checklist; after payment, review may take up to 30 calendar days.

    guest-room exemption threshold: <= 5 guest rooms or fewer (Only when total occupants are ten or fewer.) · occupant exemption threshold: <= 10 occupants or fewer (Only when the structure has five or fewer guest rooms.)

    “The lodging license does not apply to: Single structures with five or fewer guest rooms and ten or fewer total occupants.”
  • 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.”
  • Permit processPartial

    Administration and enforcement of the North Dakota State Building Code by eligible city, township, and county jurisdictions.

    • A city, township, or county that elects to administer and enforce a building code must adopt and enforce the state building code.
    • Local jurisdictions may amend the state building code to conform to local needs.
    • A city or township may enforce only within its jurisdictional area; a county may enforce in areas where the state building code is not administered by a city or township.
    “Community Services is not involved in the enforcement of the State Building Code. This is the responsibility of jurisdictions that elect to adopt and enforce building codes.”
  • 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.

  • Owner-builder exemption — Owner-builder exemptions from county building requirements.
  • Certificate of occupancy — Certificate-of-occupancy requirements in county-jurisdiction areas.
  • Minimum dwelling size — Minimum dwelling-size requirements in county-jurisdiction areas.
  • Tiny homes — Tiny-home occupancy in county-jurisdiction areas.
  • Septic inspection — Inspection of on-site wastewater systems in McIntosh County.
2 more unanswered
  • Off-grid sanitation
  • Mandatory utility hookup

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 McIntosh County, North Dakota

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

McIntosh County scores 40/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 1,524 people within 15 miles and manageable long-term carry cost. Watch-outs: thin water margin (20.8″/yr rainfall) and elevated current hazard exposure.

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

McIntosh County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by McIntosh 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 McIntosh County, North Dakota?

Land in McIntosh County runs about $1,783 per acre, based on the latest county data.

What is the water situation in McIntosh County?

McIntosh County gets about 20.8" of rain a year, with severe drought in roughly 10.1% of years.

How remote is McIntosh County?

A typical private-land location has about 1,524 people within 15 miles and 292,793 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Off-grid gear

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

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How McIntosh compares in North Dakota

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