Building permits, zoning and land rules in Sarpy County, Nebraska

Yes. Sarpy County requires a permit before construction, reconstruction, enlargement, alteration, moving, use, occupancy, or water or sewer connection in the county zoning jurisdiction; dwellings require a permit¹. Sarpy County has adopted amended building codes and an amended electrical code for the county-administered jurisdiction².

The farm exception applies only to agricultural-purpose farm buildings on a farmstead of at least 20 acres that produces at least $1,000 in farm products each year; dwellings still need permits, and exempt farm structures must follow zoning¹. An owner working on the owner's own property is not a contractor for Nebraska contractor-registration purposes, but that exemption does not waive Sarpy County building permits, zoning or inspections⁵.

The Sarpy County Building Department, part of Planning & Building, handles building permits and inspections outside city limits and municipal extraterritorial jurisdiction^3,7. Use the county's jurisdiction map before filing because the applicable local authority depends on the parcel³.

Residential and commercial county applications use the SmartGov Online Portal⁸. A county application must be complete and identify the property, owner, applicant and proposed use, along with any other information needed to enforce the regulations¹. County building-permit fees vary with the project, and the county publishes its Master Fee Schedule¹. We could not confirm the complete inspection sequence, so ask the Building Department which inspections to schedule⁷.

Yes. Sarpy County zoning applies outside city corporate limits and municipal zoning jurisdiction¹. District boundaries are parcel-specific on the Official Zoning Map, and the county publishes agricultural, residential, manufactured-home, business, industrial, mixed-use, airport, planned-development, floodplain and overlay districts^1,3. County Planning evaluates zoning changes and special-use permits and reviews site and subdivision plans⁹.

Dimensional and use rules depend on the parcel's district. We could not confirm a countywide minimum dwelling size or complete current setback, lot-coverage and minimum-lot tables; ask Planning for the parcel's district standards before designing⁹. County-board approval is generally required before land in unincorporated Sarpy County is subdivided or platted, unless a statutory exception applies⁶.

Nebraska administers private onsite wastewater systems in Sarpy County⁴. Systems involving large size, non-domestic waste or siting issues require state permitting and site-specific evaluation, and every newly built or changed onsite system must be registered with the state agency⁴.

A wastewater-generating dwelling or other building must use a state-compliant onsite system, public sewer or another wastewater works; living off grid does not waive sanitation rules⁴. Only about 11% of Sarpy County soils avoid severe limitations for a conventional drain field, so test the site before fixing the house location or budget¹⁰. The county publishes a septic charge based on plumbing fixtures, but we could not confirm a general county inspection rule¹¹. Ask Planning & Building whether a local submission also applies⁹.

Sarpy County does not provide blanket permission to live in an RV on private land. A property owner's guest may occupy a travel trailer, camping trailer, pickup coach, auto camper or motor home on the same lot for temporary lodging for no more than 14 days in a one-month period without a special use permit¹. Other trailer or mobile-home uses may require special approval¹.

A single-wide mobile home cannot serve as a permanent residence outside the RMH Mobile Home Residential District¹. Seasonal recreational use of a single-wide requires an approved special permit for a three-year period, including after a change of ownership¹. We could not confirm a separate county tiny-home rule, so ask Planning how the unit is classified and whether the parcel's district allows it⁹. Any occupied dwelling that generates wastewater still needs compliant onsite treatment or an approved sewer connection⁴.

1. Confirm whether Sarpy County or a municipality controls zoning and building permits for the parcel³.
2. Ask County Planning for the zoning district, allowed use and parcel-specific dimensional rules^1,9.
3. Resolve wastewater through the Nebraska onsite program or an approved sewer or wastewater works⁴.
4. Complete grading review when required; grading exhibits go through Omaha Permix before the SmartGov application and payment⁸.
5. File a complete building-permit application with the property, owner, applicant and proposed-use information¹.
6. If the site is in a floodplain, submit and pay for the separate floodplain development application through SmartGov³.
7. Before occupancy in the MU Mixed Use District, confirm the project complies with its approved Mixed Use Development Agreement; the available source does not establish a countywide certificate-of-occupancy rule¹.

Confirm jurisdiction and the exact zoning district before assuming land can support a house, manufactured home, business or subdivision^1,3. Ask Planning for current setbacks, minimum lot area, lot coverage and dwelling-size rules⁹.

Check floodplain status early because floodplain development requires a separate application through SmartGov³. Investigate soils and wastewater before choosing a building site: only about 11% of county soils avoid severe limitations for a conventional drain field, and wastewater must use compliant onsite treatment or an approved sewer or wastewater works^4,10. Ask Public Works about county right-of-way involvement, but do not infer a driveway permit from that office's right-of-way permit list¹². Finally, budget for variable building-permit fees and property taxes near a 1.8% effective rate, with a median annual bill of about $5,157^1,10.