Bolthole Index

Clackamas County, Oregon

Zoning, building permits and septic rules in Molalla, Oregon

Inside Molalla, Oregon, most new construction needs two approvals: a building permit authorization from the City of Molalla, which reviews zoning, and a building permit from Clackamas County, which reviews the structure1. Molalla zones land inside city limits under its own municipal code2. We could not confirm who permits septic systems inside city limits; Clackamas County's Septic Program covers homes not served by community sewer3.

At a glance

Zoning
Yes, the City of Molalla zones land inside city limits2
Building permit
Two approvals: city building permit authorization, then a Clackamas County building permit1
Septic
Not confirmed inside city limits; Clackamas County Septic Program serves homes not on community sewer3
RV living
City RV Extended Stay Permit for a medically necessary caregiver, up to one year; other private-land RV living not confirmed4
Manufactured homes
Allowed by special-use standards in the R-1, R-2, R-3 and R-5 residential zones5
Accessory dwellings
Allowed by special-use standards in residential, C-1, C-2 and PSP zones; not in M-1 or M-26
Owner-builder
Oregon allows owner-built homes, but the building permit is still required7

Who to call

Zoning

City of Molalla Planning Division (Community Development)

Zoning questions, land use applications and building permit authorizations inside Molalla city limits

503-759-0205

[email protected]

315 Kennel Avenue, Molalla, OR 97038

Online permits →

Building permits

City of Molalla Building Permit Authorization

The city's zoning, planning and infrastructure review that comes before the Clackamas County building permit

503-759-0205

Also useful

City of Molalla RV Extended Stay Permit

Caregiver RV stays on a patient's property inside Molalla

503-759-0205

Building permits

Clackamas County Building Permitting

Building permits, plan review and inspections through Clackamas County's Development Direct portal

503-742-4240

[email protected]

150 Beavercreek Road, Oregon City, OR 97045

Online permits →

Septic permits

Clackamas County Septic Program

Septic permits, repair and inspection for Clackamas County properties not served by community sewer

503-742-4740

[email protected]

150 Beavercreek Road, 2nd Floor, Oregon City, OR 97045

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

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

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Does Molalla, Oregon have zoning, and what does it mean for lot size and manufactured homes?

Yes. The City of Molalla zones land inside city limits through its municipal code2, and the Planning Official keeps the official zoning map8. Rules differ by district, so check your parcel's zone first.

In the R-1 residential zone, a new detached single-family lot needs at least 5,000 square feet9, buildings can cover at most 40 percent of the lot10, and structures can stand at most 30 feet tall11.

Manufactured homes are allowed as special uses in the R-1, R-2, R-3 and R-5 residential zones and are not allowed in the C-1, C-2, M-1, M-2 and PSP zones5. Accessory dwellings are allowed as special uses in the residential, C-1, C-2 and PSP zones but not in M-1 or M-26. Ask the Planning Division for a zoning verification before you buy12.

Do you need a building permit in Molalla, and who issues it?

Two offices are involved. The City of Molalla issues a building permit authorization that reviews planning, zoning and infrastructure, and Clackamas County issues the building permit that reviews the structure, fire code and private connections to public infrastructure1. Most new construction, additions and structures need both1.

The city's review typically takes about 6 weeks, and the county application can run at the same time1. County residential permits go through the Development Direct portal13.

Oregon lets owners build their own home, but the owner-builder rules do not remove the permit requirement7. An owner who is not a licensed contractor must sign a statement before a residential building permit is issued14. We could not confirm a city rule on inspections or permit fees inside Molalla; ask the Planning Division.

How do septic permits work inside Molalla?

We could not confirm who permits septic systems inside Molalla city limits, or whether the city requires sewer connection for new homes. Ask the Planning Division before you assume either12.

For homes that are not on community sewer, the Clackamas County Septic Program regulates septic installation, repair and maintenance3. County septic permits need an approved site evaluation for most types of construction and a Land Use Compatibility Statement for new systems15. The state requires a construction permit for a new septic system, issued in many areas by a local agent, typically a county16.

Clackamas County's soils make this a real question: only about 7% of soils are rated not limited for a conventional drain field, so expect a site evaluation and possibly an engineered system17.

Can you live in an RV or tiny home in Molalla?

Molalla has an RV Extended Stay Permit: the city may allow a caregiver to live on a patient's property for up to one year when medically necessary, with a physician's statement required4. We could not confirm any other rule allowing year-round living in an RV on private land inside city limits, and we found no Molalla rule on tiny homes. Call the Planning Division at 503-759-0205 before you buy12.

Clackamas County's rule allowing one RV as a second dwelling applies only to unincorporated land outside cities, not inside Molalla18.

Building a home in Molalla: the steps, in order

  1. Confirm your parcel's zone and the allowed uses with the City of Molalla Planning Division12.
  2. Apply for the city's building permit authorization; the city reviews for zoning compliance1.
  3. Apply for the building permit with Clackamas County through Development Direct, which can happen at the same time as city review13.
  4. Settle sewer or septic: ask the city about sewer, or contact the county Septic Program if the lot is not on community sewer19.
  5. Build, then schedule the county's final building inspection, which happens only after all other required inspections are approved20.

What stays with Clackamas County, and what to check before you buy in Molalla

The county's own zoning and building rules cover unincorporated land outside cities21. For land outside Molalla, see the Clackamas County page. Septic permits for homes not on community sewer come from the county3. Domestic wells are an Oregon Water Resources Department matter: a landowner who drills a well needs a permit and a $10,000 bond22.

Countywide figures: the typical home value in Clackamas County is $622,53723, and the median property tax bill is $5,051 a year24. We could not confirm Molalla's floodplain, short-term rental or fee rules; ask the Planning Division.

Watch-outs

  • Do not apply Clackamas County's unincorporated rules, such as its RV second-dwelling program, to a lot inside Molalla city limits18.
  • A city building permit authorization is not a building permit; the Clackamas County permit is a separate approval1.
  • We could not confirm Molalla's septic, sewer connection, floodplain and short-term rental rules, so ask the Planning Division at 503-759-020512.
  • Planning staff warn that scammers impersonate city staff; verify any payment request by calling 503-759-020512.

Sources

  1. City of Molalla Building Permit Authorization (cityofmolalla.com)
  2. Molalla Municipal Code, Chapter 17-2.1, Establishment of Zoning Districts (Molalla), quoted and re-checked
  3. Septic Program | Clackamas County, quoted and re-checked
  4. City of Molalla RV Extended Stay Permit (cityofmolalla.com)
  5. Molalla Municipal Code § 17-2.2.030, Allowed Uses (Molalla), quoted and re-checked
  6. Molalla Municipal Code § 17-2.2.030, Allowed Uses (Molalla), quoted and re-checked
  7. 2023 Oregon Residential Specialty Code - ORS 455.320 reprinted (Oregon statewide rule), quoted and re-checked
  8. Molalla Municipal Code, Chapter 17-2.1, Establishment of Zoning Districts (Molalla), quoted and re-checked
  9. Molalla Municipal Code § 17-2.2.040, Lot and Development Standards (Molalla), quoted and re-checked
  10. Molalla Municipal Code § 17-2.2.040, Lot and Development Standards (Molalla), quoted and re-checked
  11. Molalla Municipal Code § 17-2.2.040, Lot and Development Standards (Molalla), quoted and re-checked
  12. City of Molalla Planning Division (Community Development) (cityofmolalla.com)
  13. Clackamas County Building Permitting (clackamas.us)
  14. Oregon Revised Statutes, ORS 701.325, quoted and re-checked
  15. How to Apply for a Permit: Septic | Clackamas County, quoted and re-checked
  16. Housing and Onsite Wastewater Management (Oregon statewide rule), quoted and re-checked
  17. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  18. ADUs and RVs as options for secondary dwellings, quoted and re-checked
  19. Clackamas County Septic Program (clackamas.us)
  20. Residential Inspections, quoted and re-checked
  21. Planning and Zoning, quoted and re-checked
  22. Landowner Constructed Wells (Oregon statewide rule), quoted and re-checked
  23. Typical home value (Zillow): Bolthole Index county data
  24. Median property tax bill: Bolthole Index county data

Written October 24, 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.

Answers from the rulebook for Molalla

Molalla’s own rules

  • Local zoningPresent (with conditions)

    Land inside Molalla city limits.

    • Land use is limited to uses allowed by the applicable base and overlay zones.
    “Chapter 17-2.1 establishes zoning districts, consistent with the City of Molalla Comprehensive Plan.”
  • Zoning districtsPublished (with conditions)

    All real property inside Molalla city limits.

    • Official zoning-map copies are maintained by the Planning Official.
    • Where the zoning map conflicts with the Comprehensive Plan, the Comprehensive Plan governs.
    “Zoning designations are as depicted on the City of Molalla Zoning Map. The Planning Official maintains official copies of the Zoning Map and Comprehensive Plan.”
  • Manufactured homesLimited

    Manufactured homes on single-family lots in the R-1, R-2, R-3, and R-5 residential zones inside Molalla city limits.

    • Manufactured homes are subject to Chapter 17-2.3 special-use standards and § 17-2.2.040 lot and development standards.
    • The cited table marks manufactured homes as not allowed in C-1, C-2, M-1, M-2, and PSP zones.
    “Manufactured Home | S | S | S | S | N | N | N | N | N | Ch. 17-2.3”
  • Accessory dwellingsLimited

    Accessory dwellings in R-1, R-2, R-3, R-5, C-1, C-2, and PSP zones inside Molalla city limits.

    • Accessory dwellings are subject to Chapter 17-2.3 special-use standards and § 17-2.2.040 lot and development standards.
    • The cited table marks accessory dwellings as not allowed in M-1 and M-2 zones.
    “Accessory Dwellings | S | S | S | S | S | S | N | N | S | Ch. 17-2.3”
  • Subdividing landRegulated (with conditions)

    Subdivisions, partitions, and property line adjustments inside Molalla city limits.

    • A subdivision creates four or more lots from one parent lot, parcel, or tract within one calendar year.
    • A partition creates three or fewer lots from one parent lot, parcel, or tract within one calendar year.
    • Subdivision and partition approvals use preliminary-plat and final-plat evaluation; all proposals must conform to ORS Chapter 92.
    • Lots created through a land division must have adequate public utilities, drainage, vehicle access, and parking as applicable.

    subdivision threshold: >= 4 lots (Created from one parent lot, parcel, or tract within one calendar year)

    “Subdivisions are the creation of four or more lots from one parent lot, parcel, or tract, within one calendar year.”
  • Driveway accessRequired

    Lots created or reconfigured through land division inside Molalla city limits.

    • Vehicle access and parking must be adequate as may be required under Chapter 17-3.3.
    • The requirement applies to lots created or reconfigured through land division.
    “Adequate Access. All lots created or reconfigured shall have adequate vehicle access and parking, as may be required, pursuant to Chapter 17-3.3.”
  • Permit processPartial

    Subdivision and partition applications inside Molalla city limits.

    • The preliminary plat must be approved before the final plat is submitted.
    • The final plat must demonstrate compliance with every preliminary-plat approval condition.
    • Property-line adjustments and lot consolidations creating no new lot are subject to § 17-4.3.120 rather than §§ 17-4.3.020 through 17-4.3.110.
    “The preliminary plat must be approved before the final plat can be submitted for approval consideration; and”

Rules another office applies inside Molalla

Molalla does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Minimum lot sizeSpecified

    New single-family, non-attached dwellings in the R-1 residential zone inside Molalla city limits.

    • The table applies to all new development in residential zones as of November 10, 2017.
    • Exceptions may be provided under § 17-4.3.050, Chapter 17-4.7, or Chapter 17-4.8.

    minimum lot area: 5000 square feet (Single-family, not attached, R-1 zone)

    “Minimum Lot Area (square feet) Single-Family, not attached Single-Family, common-wall dwellings Duplex (per duplex) Multifamily (per unit) Non-Residential Uses | 5,000 sf 2,500 sf 5,000 sf NA 2,500 sf”
  • Lot coverageSpecified

    New detached single-family dwellings in the R-1 residential zone inside Molalla city limits.

    • The table applies to all new development in residential zones as of November 10, 2017.
    • The Planning Official may approve an adjustment through a Type II procedure under § 17-2.2.070.
    • Exceptions may be provided under § 17-4.3.050, Chapter 17-4.7, or Chapter 17-4.8.

    maximum lot coverage: 40 percent (Single-family, not attached, R-1 zone)

    “Lot Coverage. Maximum Lot Coverage (foundation plane area as % of site area) Single-Family, Not Attached Single-Family, Attached/Common Wall Duplex (per duplex) Multifamily or Cottage Cluster Nonresidential Uses | 40% 60% 60% 60% 60%”
  • Building heightSpecified

    New development in the R-1 residential zone inside Molalla city limits.

    • The table applies to all new development in residential zones as of November 10, 2017.
    • The standard cross-references setback-yard exceptions, height measurement, exceptions and transitions, vision clearance, and fences and walls.
    • Exceptions may be provided under § 17-4.3.050, Chapter 17-4.7, or Chapter 17-4.8.

    maximum building or structure height: 30 feet (R-1 zone)

    “Building or Structure Height. See also Sections 17-2.2.050 Setback Yard Exceptions, 17-2.2.080 Height Measurement, Exceptions, and Transitions, 17-3.3.030.G Vision Clearance, and 17-3.4.040 Fences and Walls. | 30 ft”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Molalla or Clackamas County directly.

  • Building permit — Residential building construction inside Molalla city limits.
  • Owner-builder exemption — Owner-builders constructing inside Molalla city limits.
  • Building code adopted — Building construction inside Molalla city limits.
  • Inspections — Residential building inspections inside Molalla city limits.
  • Certificate of occupancy — New or changed building occupancy inside Molalla city limits.
14 more unanswered
  • Minimum dwelling size
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Building in a floodplain
  • Short-term rentals
  • Permit fees

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.

Unanswered questions are usually a sign that Molalla publishes no rule on the point, not that none exists. Clackamas County’s page lists the county offices to call.

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