Bolthole Index

Josephine County, Oregon

Building permits, zoning and land rules in Josephine County, Oregon

56Index Score / 100
#22 of 36 in Oregon

Unincorporated Josephine County, Oregon requires building permits for residential construction, and the county Building Safety Division manages permits and inspections12. County zoning also applies, while Oregon DEQ's Medford office—not the county—handles residential septic permits34. Start with Planning because land-use approval comes before the building and septic tracks5.

At a glance

Building permit
Required for residential construction in unincorporated Josephine County2
Zoning
Yes—Planning reviews County Code Title 19 compliance3
Septic permit
Oregon DEQ's Medford office handles new systems, alterations and repairs46
RV camping
Temporary only on private property, with zone-based time limits and sanitation rules7
Tiny home
Tiny homes on wheels are allowed in approved transitional housing camps8
Owner-builder
A narrow structural-code exemption exists, but a building permit is still required9
Rural-residential lots
New-lot minimums depend on the rural-residential zone and land-division rules10
Owner-drilled well
A state landowner permit, financial security and fee are required before work11

Who to call

Building permits

Josephine County Building Safety Division

Building permits, plan review, and inspections for unincorporated Josephine County

(541) 474-5405

700 NW Dimmick St., Suite C, Grants Pass, OR 97526

Online permits →

Planning & zoning

Josephine County Planning Division

Zoning and land-use review under County Code Title 19, including land-use checks for building and septic applications

(541) 474-5421

700 NW Dimmick St., Suite C, Grants Pass, OR 97526

Online permits →

Septic permits

Oregon DEQ — Residential Septic Permitting (Medford Office)

Residential and small-business septic permitting for Josephine County through the DEQ Medford office

503-229-5696

Online permits →

Contact details are copied from each office’s official page and were checked against it on September 29, 2026.

Do you need a building permit in Josephine County, Oregon?

Yes. A building permit is required to construct, enlarge, alter, repair or move a residential building or structure in unincorporated Josephine County, although exempt work may still need electrical, plumbing or mechanical permits2. Qualifying farm or forest-operation buildings can be exempt from the structural specialty code, but the exemption does not erase zoning, land-use, septic, floodplain or specialty-trade requirements12. The owner-builder exemption is narrow: an eligible owner who intends to occupy the home may receive relief only from structural-code requirements for ceiling heights, room sizes and maintaining specified temperatures; the permit must disclose compliance, and some noncompliant work must be recorded with the county clerk9. A residential building generally cannot be occupied until the building official issues a certificate of occupancy, except for permit-exempt work and accessory structures13.

Who issues Josephine County building permits, and how do you reach the office?

Josephine County Building Safety manages plan review, permits and inspections from 700 NW Dimmick St., Suite C, Grants Pass, OR 97526; call (541) 474-540514. Permit holders can use the county's online portal to buy some permits, schedule inspections and track project status14. Josephine County Planning is at the same address and can be reached at (541) 474-5421 for zoning and land-use review under County Code Title 195. Planning also verifies land-use compliance for building and septic applications, so confirm the parcel's zoning and proposed use there before finalizing construction plans5. County permit fees vary with valuation, area, permit type and inspection needs; the published schedule adds a plan-review fee equal to 65% of the permit fee15. Completed online applications are reviewed before payment and issuance, and a permit is not valid until all fees are paid16.

Does Josephine County have zoning?

Yes. Josephine County Planning administers zoning, subdivision and development regulations under County Code Title 19 for county land-use matters35. Rural-residential new-lot minimums are zone-specific: RR-5 lists 5 acres, RR-2.5 lists 2.5 acres, and RR-1 generally lists 2 acres, subject to state-goal exceptions and land-division rules10. Rural-residential setbacks are generally 30 feet front, 10 feet side and 25 feet rear, with additional road, stream and resource-site rules; the usual height limit is 35 feet1718. A single-family or manufactured dwelling is a ministerial use in rural-residential zones but still needs final development approval and compliance with lot, utility, access, sanitation and flood rules19. County approval is also required before rural land is divided or subdivision lots are sold20. No single countywide lot-coverage limit was confirmed, so ask Planning about the parcel.

How do septic permits work in Josephine County?

Oregon DEQ's Medford office directly administers residential and small-business septic permitting in Josephine County4. A permit is required for a new system, alteration or repair; a separate site evaluation may be required and does not authorize construction6. Property within a city limit, urban growth boundary or sanitary district may need a municipal statement on sewer availability with the septic application; legal access, practical connection and system capacity all matter21. After installation, the applicant submits the final-inspection request, notice, as-built drawing, photographs and materials list before DEQ schedules the pre-cover inspection22. Only about 0.4% of county soils are rated without severe limitations for a conventional drain field, so make the site evaluation an early purchase contingency23. A composting toilet still needs a permit and approved wastewater handling for the home's other plumbing24.

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

On private property in Josephine County, RV occupancy is temporary camping rather than permanent residence7. Camping is limited to 30 days during a consecutive six-month period in exclusive-farm, farm-resource, forest-commercial and woodlot-resource zones, or 120 days during a consecutive twelve-month period in other zones where camping is allowed; sanitation, doubled setbacks and post-stay storage rules also apply7. RVs may also serve as accommodations in an approved transitional housing camp, but the camp needs a conditional-use hearing, an onsite manager, approved sanitation and water, and a location in a zone allowing recreation parks or campgrounds25. Tiny homes on wheels up to 320 square feet are allowed through that same transitional-camp path8. Josephine County has not otherwise confirmed a general tiny-home occupancy rule, so ask Planning and Building Safety how a proposed unit will be classified514.

What are the steps to build a home in Josephine County?

  1. Ask Planning to verify zoning, dwelling type, setbacks, height, access and required land-use approval before design work51718.
  1. Check the flood-hazard overlay; mapped flood-hazard development needs a permit, and floodway work requires pre-application for site-plan review26.
  1. Establish water and wastewater feasibility early; DEQ handles septic permits, and properties near public sewer may need a sewer-availability statement instead621.
  1. Submit plans and required documents through the county portal, wait for review, and pay every fee before treating the permit as valid16.
  1. Build to the applicable Oregon specialty code and schedule inspections with Building Safety2714.
  1. Obtain the required certificate of occupancy before using the completed residence13.

What should you check before buying land in Josephine County?

Start with zoning, legal access, flood exposure, water and septic feasibility rather than the listing description. Josephine County Planning checks land-use compliance for both building and septic applications, and the Planning Director administers the county flood-hazard overlay526. Septic deserves special attention because only about 0.4% of county soils are rated without severe limitations for a conventional drain field23. Terrain can compound the siting problem: about 12.8% of the county is at a slope of 15% or less, while about 91.7% is wooded2829. Federal ownership covers about 69.2% of Josephine County, so verify that access shown on a map is a recorded, usable right to the parcel rather than merely an adjacent public-land route30. For an owner-drilled water-supply well, Oregon requires a landowner permit, a $10,000 bond or irrevocable letter of credit, and a $550 fee before work begins11.

Watch-outs

  • Private-property RV use is temporary camping, with zone-based duration, sanitation, setback and storage limits7.
  • A dwelling cannot be used as a vacation or resort rental unless another provision of Josephine County's land-use code approves that use31.
  • A floodplain development permit can apply even to nonstructural work such as filling, grading, paving or excavation in a county flood-hazard area26.
  • A composting toilet does not remove wastewater permitting: other plumbing still needs an approved disposal system, and graywater reuse requires a DEQ permit24.

Sources

  1. Josephine County, OR - Building Safety (2026 county census)
  2. About Oregon residential building permits, quoted and re-checked
  3. Planning, quoted and re-checked
  4. Residential Septic Permitting, quoted and re-checked
  5. Josephine County Planning Division (josephinecounty.gov)
  6. Residential Septic Permitting, quoted and re-checked
  7. Chapter 19.98 Camping, Campgrounds, RV Parks, Lodges and Retreat Centers, quoted and re-checked
  8. Chapter 19.99A Nontraditional Shelter, quoted and re-checked
  9. 2023 Oregon Residential Specialty Code - Chapter 1, quoted and re-checked
  10. Chapter 19.10: Adoption, quoted and re-checked
  11. Landowner Constructed Wells, quoted and re-checked
  12. ORS 455.315 Exemption of agricultural buildings, agricultural grading, equine facilities and dog training facilities, quoted and re-checked
  13. 2023 Oregon Residential Specialty Code — Chapter 1, quoted and re-checked
  14. Josephine County Building Safety Division (josephinecounty.gov)
  15. Josephine County Community Development Building Safety Fee Schedule, quoted and re-checked
  16. Josephine County Online Public Portal, quoted and re-checked
  17. Chapter 19.10: Adoption, quoted and re-checked
  18. Chapter 19.10: Adoption, quoted and re-checked
  19. Chapter 19.61 Rural Residential Zones, quoted and re-checked
  20. Planning, quoted and re-checked
  21. Onsite Wastewater (Septic) Rules Update, quoted and re-checked
  22. Residential Septic Permitting, quoted and re-checked
  23. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  24. Considerations for Installing a Composting Toilet System, quoted and re-checked
  25. Chapter 19.99A: Nontraditional Shelter, quoted and re-checked
  26. Chapter 19.69A: Flood Hazard Overlay, quoted and re-checked
  27. Residential Structures Code Program, quoted and re-checked
  28. Share of land at 15% slope or less: Bolthole Index county data
  29. Wooded share of land: Bolthole Index county data
  30. Federal land share: Bolthole Index county data
  31. Chapter 19.11: Definitions, quoted and re-checked

Written September 29, 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

Josephine County in Oregon

56
County map
Josephine County highlighted among the Oregon counties · colored by Index score

How Josephine County scores

Seclusion70100% ev.
Self-Sufficiency48100% ev.
Admin Boringness42100% ev.
Durability35100% ev.
Property Autonomy72100% ev.
Carry Cost32100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$396kTypical home
0.5%Property tax
$20,397Land / acre
53.9"Annual rain
24% of yrsSevere drought
4.5 / yr (+3.5)Mid-century 100°F days
42.5 daysMid-century dry spell
3.14" (+6.9%)Mid-century 1-day rain
1.17×Wildfire change factor
100%Forward climate coverage
$1,286Home insurance / yr
4.1% / yrInsurance growth
1.27%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
372,323People within 2 hr
44,788Radius comparison (15 mi)
53.6People / sq mi
69.2%Federal land
12.8%Land at 15% slope or less
0.4%Septic soil without severe limits
4,565 acWorkable land screen
91.7%Wooded land
90.7 tonsBiomass / forest ac
51.4°FAvg temp

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Answers from the rulebook for Josephine County

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

Josephine County rules

  • Local zoningVaries (with conditions)

    Countywide aggregate of local zoning in Josephine County, including county-administered rural zoning and municipal zoning within incorporated jurisdictions.

    • This is an aggregate conclusion and does not mean Josephine County administers every local ordinance.
    • The county code expressly limits the cited Rural Land Development Code to rural areas outside the Grants Pass Urban Growth Boundary.
    • The Oregon Secretary of State identifies Cave Junction and Grants Pass as Josephine County's incorporated cities.
    • Grants Pass separately publishes a Development Code with zoning districts.
    “The Josephine County Rural Land Development Code replaces all previously enacted zoning, subdivision, flood hazard, and other related land use ordinances of Josephine County for the rural areas of the County not included in the urban growth boundary as established by ordinance and drawn on the official map of the Grants Pass Urban Growth Boundary.”
    2 more reviewed findings on this topic
    • Present (with conditions) — Josephine County local land-use administration by the Planning Division, including review for compliance with County Code Title 19 and zoning regulations.
      “The Planning Division is responsible for reviewing Land Use Applications for compliance with Josephine County Code Title 19 and state law, including zoning, subdivision and development regulations.”
    • Present (with conditions) — Rural areas of Josephine County outside the Grants Pass Urban Growth Boundary.
      “The Josephine County Rural Land Development Code replaces all previously enacted zoning, subdivision, flood hazard, and other related land use ordinances of Josephine County for the rural areas of the County not included in the urban growth boundary as established by ordinance and drawn on the official map of the Grants Pass Urban Growth Boundary.”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Residential cluster subdivisions governed by Josephine County Title 19 in rural county areas outside the Grants Pass Urban Growth Boundary.

    • The rule applies to cluster subdivisions, defined as residential land divisions creating four or more lots in a calendar year from the parent parcel.
    • Lots must be sited to achieve the listed goals to the best extent practicable.
    • The provision requires adequate width and lot area to accommodate one single-family dwelling of at least 1,200 square feet, a freestanding garage, drainfield, and replacement drainfield; it is a siting-capacity goal and does not itself establish an enforceable minimum floor area for the dwelling constructed.
    • Cluster subdivisions also require no more than 50 percent of gross acreage to be dedicated to lots, with the remainder maintained as open space.

    single-family dwelling floor area to be accommodated: >= 1200 square feet (The text states this as a goal to be achieved to the best extent practicable.)

    “Lots in a cluster subdivision shall be sited to achieve the following goals to the best extent practicable: [...] Allow adequate width and lot area to accommodate one single-family dwelling of at least 1,200 square feet, freestanding garage, drainfield, and replacement drainfield.”
  • Minimum lot sizeDistrict specific (with conditions)

    New lots and parcels in Josephine County rural residential zones outside the Grants Pass Urban Growth Boundary.

    • RR-5 has a listed minimum lot size of 5 acres; RR-2.5 has a listed minimum of 2.5 acres; RR-1 has a listed minimum of 2 acres.
    • The code states that, under OAR 660-004-0040, the minimum parcel size for new lots or parcels in all rural residential zones is two acres unless an exception to Statewide Goal 14 is demonstrated.
    • Applications submitted after October 3, 2000 to create parcels in RR-1 below two acres must be supported by an approved Goal 14 exception.
    • New lots or parcels cannot be sized less than the one-acre minimum specified for RR-1.
    • Changes to a higher-density zone, such as RR-5 to RR-2.5, must also be supported by a Goal 14 exception.
    • Under JCC § 19.71.010, proposed lots or parcels generally may not be divided below the minimum requirements for their zone unless part of an approved cluster subdivision; deficient lots are subject to additional limits.

    RR-5 minimum lot size: 5 acres (Subject to applicable Statewide Goal 14 and land-division rules.) · RR-2.5 minimum lot size: 2.5 acres (Subject to applicable Statewide Goal 14 and land-division rules.) · RR-1 minimum lot size: 2 acres (The revision note states a two-acre statewide rural-residential minimum unless a Goal 14 exception is demonstrated; it also states that new lots cannot be less than one acre in RR-1.) · Goal 14 statewide effective date stated in code: October 3, 2000 (Applications after this date creating RR-1 parcels below two acres require an approved exception.)

    “Minimum lot size – RR-5: 5 acres RR-2.5: 2.5 acres RR-1: 2 acres”
  • SetbacksDistrict specific (with conditions)

    Structures and buildings governed by Josephine County Title 19 in rural county areas outside the Grants Pass Urban Growth Boundary.

    • The table applies to permitted, administrative, conditional, and accessory structures unless otherwise specified; fences meeting Chapter 19.73 height requirements, utility poles, flagpoles, and irrigation-system components are not considered structures and do not require development permits under this provision.
    • Table setbacks are measured from property lines.
    • RC and RI setbacks may be reduced under JCC § 19.72.020(C) when side or rear property lines abut a commercial or industrial zone, if fire-resistance requirements are met, or by variance.
    • Except in commercial and industrial zones, buildings must be at least 60 feet from the centerline of a surveyed and established public street, road, or right-of-way and 30 feet from the described edge of a private road easement; the Review Body may vary these standards for corner lots.
    • Decks, paved or concrete slabs, patios, or walkways 30 inches or higher above grade must comply with setbacks; those lower than 30 inches are exempt from yard setbacks but remain subject to special stream setbacks.
    • Additional special setbacks apply to mineral and aggregate sites, riparian corridors, and documented osprey or great blue heron rookery or nest sites.

    RR front / side / rear setback: 30 / 10 / 25 feet (Height is 35 feet.) · RC front / side / rear setback: 10 / 10 / 10 feet (Setbacks may be reduced under JCC § 19.72.020(C) or by variance.) · RI front / side / rear setback: 10 / 10 / 10 feet (Setbacks may be reduced under JCC § 19.72.020(C) or by variance.) · EF, FR, FC, WR, LD, AG, S front / side / rear setback: 30 / 30 / 30 feet (The table contains the applicable zone-specific height values.)

    “RR* | 35 | 30 | 10 | 25 RC** | 35 | 10 | 10 | 10 RI** | 35 | 10 | 10 | 10 EF* | 35 | 30 | 30 | 30 FR* | 35 | 30 | 30 | 30 FC* | none | 30 | 30 | 30 WR* | 35 | 30 | 30 | 30 LD* | 35 | 30 | 30 | 30 AG | none | 30 | 30 | 30 S* | 35 | 30 | 30 | 30”
  • Lot coverageSpecified

    Cumulative footprint of all buildings on lots in the RR-1 and RR-2.5 zones, and on RR-5 lots smaller than 2.5 acres, in unincorporated Josephine County.

    • The cumulative footprint of all buildings is limited to 50 percent of the lot area.
    • The provision applies specifically to RR-1, RR-2.5, and RR-5 lots smaller than two and one-half acres.
    • This is a building-footprint limit, not a general impervious-surface limit.

    maximum cumulative building footprint: <= 50 percent of lot area (RR-5 applicability limited to lots smaller than two and one-half acres)

    “the cumulative footprint of all buildings on the lot shall not exceed 50 percent of the lot area.”
  • Building heightDistrict specific (with conditions)

    Buildings and structures governed by Josephine County Title 19 in rural county areas outside the Grants Pass Urban Growth Boundary.

    • The table applies to permitted, administrative, conditional, and accessory structures unless otherwise specified.
    • Height is measured under JCC § 19.11.100.
    • The height restriction does not apply to agricultural buildings in zones marked with an asterisk, subject to JCC § 19.72.030(B)(3).
    • The code lists additional structures that may exceed height limits, including elevator and stairway roof structures, fire or parapet walls, skylights, towers, flagpoles, chimneys, smokestacks, radio masts, television antennas, agricultural buildings, specified industrial or utility structures, and other similar structures.
    • Structures exempted from height requirements remain subject to applicable wild-and-scenic-rivers, airport-overlay, and sign requirements.

    RR height limit: 35 feet (Agricultural buildings are exempt under the asterisk note.) · RC height limit: 35 feet (The table does not provide a commercial-zone height exemption.) · RI height limit: 35 feet (The table does not provide an industrial-zone height exemption.) · EF, FR, WR, LD, S height limit: 35 feet (Agricultural-building exception applies where marked with an asterisk.) · FC and AG height limit: none (The table's asterisk note and JCC § 19.72.030 still govern exempt structures and overlays.)

    “RR* | 35 | 30 | 10 | 25 RC** | 35 | 10 | 10 | 10 RI** | 35 | 10 | 10 | 10 EF* | 35 | 30 | 30 | 30 FR* | 35 | 30 | 30 | 30 FC* | none | 30 | 30 | 30 WR* | 35 | 30 | 30 | 30 LD* | 35 | 30 | 30 | 30 AG | none | 30 | 30 | 30 S* | 35 | 30 | 30 | 30”
  • Living in an RVTemporary only (with conditions)

    Camping-unit occupancy, including recreational vehicles, on private lots in Josephine County under JCC § 19.98.050.

    • One camping party must include the landowner or have the landowner's permission.
    • Sanitary waste disposal must use an approved onsite wastewater system, a self-contained holding tank with disposal at an approved sanitary dump station, or a portable toilet with disposal at an approved sanitary dump station.
    • The camping unit must be set back at least twice the normal distance required for a single-family dwelling in the applicable zoning district.
    • In exclusive farm and farm resource zones and forest commercial and woodlot resource zones, camping may not exceed 30 days during any consecutive six-month period.
    • In all other zones where camping is allowed, camping may not exceed 120 days during any consecutive 12-month period.
    • After the camping stay, the unit must be removed or stored as specified by JCC § 19.98.050(A)(4).

    maximum camping duration in exclusive farm, farm resource, forest commercial, and woodlot resource zones: 30 days per consecutive 6 months · maximum camping duration in other zones where camping is allowed: 120 days per consecutive 12 months

    “camping shall not exceed a total of 30 days during any consecutive six-month period.”
    One more reviewed finding on this topic
    • Limited — Occupancy of recreational vehicles in Josephine County transitional housing camps located in zoning districts that allow recreation parks or campgrounds.
      “camping vehicles such as recreational vehicles, fifth wheels, motor homes”
  • Camping on your landLimited

    Camping on a private lot in Josephine County, including camping by a landowner or one camping party with the landowner's permission.

    • Camping is allowed without a development permit only for one camping party that includes the landowner or one camping party with the landowner's permission.
    • Sanitary waste disposal must use an approved onsite waste disposal system, a self-contained holding tank with disposal at an approved sanitary dump station, or a portable toilet with disposal at an approved sanitary dump station.
    • The camping unit must be set back at least twice the normal distance from property lines, roads, and water required for a single-family dwelling in the applicable zoning district.
    • In exclusive farm and farm resource zones and forest commercial and woodlot resource zones, camping may not exceed 30 total days during any consecutive six-month period.
    • In all other zones where camping is allowed, a camping stay may not exceed 120 total days during any consecutive 12-month period.
    • After the camping stay, the camping unit must be removed or stored indoors, or have power turned off, water lines drained, holding tank emptied, and be locked and parked in a side or rear yard within 20 feet of a building; otherwise it is deemed camping.

    maximum stay in exclusive farm, farm resource, forest commercial, and woodlot resource zones: <= 30 days per consecutive six-month period · maximum stay in other zones where camping is allowed: <= 120 days per consecutive twelve-month period

    “a camping stay shall not exceed a total of 120 days during any consecutive 12-month period.”
  • Tiny homesAllowed (with conditions)

    Tiny homes on wheels and other specified units in transitional housing camps in Josephine County zoning districts that allow recreation parks or campgrounds.

    • Transitional housing camps may be allowed only in zoning districts that allow recreation parks or campgrounds.
    • The property manager must reside onsite.
    • The camp must meet all state campground guidelines.
    • Tiny homes on wheels may not exceed 320 square feet.
    • Prefabricated structures must be at least 201 square feet and may not exceed 320 square feet, and must comply with the 2017 Oregon Transitional Housing Standard.
    • Tents and yurts are prohibited.
    • Overnight accommodation areas must be set back 100 feet from side and rear residentially zoned property lines and 60 feet from a road right-of-way.
    • The camp must provide restrooms connected to public sewer or an approved onsite waste disposal system, potable drinking water, specified information, emergency contacts, proof of insurance, and other listed operational conditions.
    • Transitional housing camps require a conditional use permit with hearing.

    maximum tiny home on wheels floor area: <= 320 square feet · minimum prefabricated structure floor area: >= 201 square feet · maximum prefabricated structure floor area: <= 320 square feet · setback from side and rear residentially zoned property lines: >= 100 feet · setback from road right-of-way: >= 60 feet

    “tiny homes on wheels not to exceed 320 square feet in area”
    One more reviewed finding on this topic
  • Manufactured homesLimited

    Manufactured dwellings used as single-family dwellings in Josephine County rural residential zones.

    • All uses must meet applicable development standards in JCC § 19.61.060.
    • A development permit is required as final permit approval.
    • Applicable sanitation and wastewater laws and regulations apply.
    • Applicable building safety requirements and State Specialty Codes apply.
    • This claim concerns rural residential zones and does not establish entitlement in every county zoning district.
    “Single-family dwelling or manufactured dwelling.”
    One more reviewed finding on this topic
    • Allowed (with conditions) — A single-family or manufactured dwelling in Josephine County rural residential zones.
      “The following uses, with accessory uses, shall be permitted using ministerial review procedures [...] Single-family dwelling or manufactured dwelling.”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units in Josephine County rural residential zones.

    • The lot or parcel must be at least two acres and outside an urban reserve mapped in the County GIS system.
    • One single-family dwelling must already be sited on the lot or parcel and must not be subject to a nuisance order or pending ORS 105.550 to 105.600 action.
    • The ADU must comply with sanitation and wastewater laws and regulations.
    • The ADU is limited to 900 square feet and must be no more than 100 feet from the existing single-family dwelling.
    • The lot or parcel must not be restricted by the State Water Resources Commission for the specified domestic water uses.
    • Proof of service by a qualifying fire protection service provider and proof of approved domestic water supply by Oregon Department of Water Resources are required.
    • The ADU must comply with applicable wildfire and emergency safety standards, Josephine County R-327 building safety requirements, State Specialty Codes, driveway access standards, and staged evacuation requirements.
    • The ADU may not be used for vacation occupancy.
    • Only one ADU is allowed on any lot or parcel.
    • The existing dwelling and ADU may not be separated through subdivision, partition, or other division.

    minimum lot or parcel size: >= 2 acres · maximum ADU floor area: <= 900 square feet · maximum distance from existing single-family dwelling: <= 100 feet · maximum ADUs per lot or parcel: 1 ADU

    “The ADU is limited to 900 square feet in floor area and shall be located no more than 100 feet from the existing single-family dwelling;”
  • Subdividing landRegulated (with conditions)

    Subdivision of land in rural Josephine County areas outside the Grants Pass Urban Growth Boundary.

    • No person, agent, or corporation may divide or sell any lot in a subdivision unless the lot is created in conformance with tentative-plan and final-plat approval requirements in Title 19.
    • The Planning Director reviews subdivisions creating nine or fewer lots only when the additional listed conditions are met; the Planning Commission reviews all other tentative subdivision plans.
    • The code defines subdivision by reference to JCC § 19.11.210 and ORS Chapter 92.
    • Previously enacted zoning, subdivision, flood-hazard, and related land-use ordinances are replaced for rural county areas outside the urban growth boundary, while prior approvals remain subject to their original conditions.

    Planning Director review threshold: <= 9 lots (Additional conditions in JCC § 19.51.020(A)(1)(b)-(e) must also be met.)

    “The purpose of this chapter is to ensure that the subdivision of land in Josephine County complies with the requirements of state law and this title. It shall therefore be the requirement that no person, agent, or corporation shall divide or sell any lot in any subdivision unless the lot is created in conformance with the requirements for tentative plan and final plat approvals as contained in this title.”
  • Driveway accessRequired

    Driveway access for development or replacement of dwellings in Josephine County residential zones: Rural Residential, Serpentine, and Limited Development, when the driveway accesses a county road.

    • The source limits the procedure to Josephine County's residential zones: Rural Residential, Serpentine, and Limited Development.
    • Contact the Josephine County Public Works Department if the driveway accesses a county road.
    • Provide copies of legal easements if applicable.
    • The procedure document is marked Revised: 10/30/23; this revision date is not treated as an effective date.
    “The following steps help guide property owners through the process of obtaining permits for the development or replacement of dwellings within Josephine County's residential zones (Rural Residential, Serpentine and Limited Development). [...] OBTAIN ROAD APPROACH PERMIT FOR DRIVEWAY ACCESS • Contact the Josephine County Public Works Department if the driveway accesses a county road (provide copies of legal easements if applicable);”
  • Building in a floodplainRequired

    Development on lands located within a Josephine County flood hazard area identified under the county flood-hazard overlay.

    • The overlay applies to flood hazard areas identified in the FEMA Flood Insurance Study and Flood Insurance Rate Map materials adopted by reference.
    • Approximate floodplain and floodway-fringe permits use ministerial review procedures under Chapter 19.22 JCC.
    • Development within a floodway requires pre-application for site-plan review under JCC § 19.42.030.
    • Nonstructural development including mining, dredging, filling, grading, paving, stockpiling, and excavation must also be authorized by a development permit.
    • The Planning Director is the Floodplain Administrator and may impose conditions and determine whether federal, state, and local permits have been obtained.

    FEMA Flood Insurance Study and FIRM effective date: 2009-12-03 date

    “A development permit shall be obtained before any development as defined in JCC § 19.11.060 occurs on lands located within a flood hazard area.”
  • Short-term rentalsLimited

    Vacation or resort occupancy of dwellings in areas governed by the Josephine County Rural Land Development Code.

    • A dwelling may not be used as a vacation or resort rental unless approved under another provision of the county title.
    • Other county provisions may authorize particular visitor-accommodation uses, such as bed-and-breakfast inns, subject to their own conditions.
    • The cited rule is scoped to county land-use code areas and does not establish rules for incorporated municipalities.
    “A dwelling shall not be used as a rental for vacation or resort occupancy, unless approved under other provisions of this title.”
  • Permit feesPublished (with conditions)

    Josephine County Community Development building permits and related specialty-code permits.

    • The fee schedule includes a plan-review fee equal to 65% of the permit fee for every permit issued.
    • A deposit toward the plan-review fee is due at application.
    • An additional 40% fire-life-safety plan-review fee applies when required on commercial applications.
    • Fees vary by valuation, square footage, permit type, inspections, and other listed circumstances.
    • The cited fee schedule contains entries dated 2025-01-01.

    plan review fee: 65 percent of permit fee (added to each permit fee for every permit issued) · fire life safety plan review fee: 40 percent of permit fee (when required on commercial applications)

    “A plan review fee equal to 65% of the permit fee shall be added to each permit fee for every permit issued.”
  • Permit processPublished (with conditions)

    Building, mechanical, plumbing, electrical, manufactured-dwelling, planning, environmental, zoning, and site-development permits processed through the Josephine County online portal.

    • Applicants should review required application documents and upload required submittals with plans.
    • Completed applications are reviewed before payment is accepted and permits are issued.
    • Permits are not valid unless all fees have been paid.
    • Inspection requests must be received by 11:00 p.m. to be scheduled for the next day.
    • The county may add project-specific submittal requirements during review.

    application review response time: 24 business hours (stated as an allowance for an email response regarding completed permit application status) · inspection request deadline: 11:00 pm local time (requests received by this time may be scheduled for the next day)

    “Prior to applying for a permit, please review the application documents tab below for required submittal(s) and upload it with your plans.”
  • County-wide zoningPresent

    The Josephine County Planning Division administers zoning and land-use under County Code Title 19 (Rural Land Development Code); all Oregon counties are zoned under statewide land-use planning.

    Josephine County, OR - Planning ↗Scouted from the county site, not yet independently re-checked

Oregon rules that apply here

  • Building permitRequired

    Construction, enlargement, alteration, repair, or movement of a residential building or structure in Josephine County subject to the Oregon residential building code.

    • The state page states that the general description applies to detached one- or two-family dwellings.
    • Work exempt from a building permit may still require mechanical, electrical, or plumbing permits.
    • Local land-use planning and zoning laws must be considered first.
    • Work not meeting all parameters of a particular permit exemption requires a local building permit.
    • Josephine County Building Safety manages local permits and inspections.
    “A building permit is required to construct, enlarge, alter, repair, or move a residential building or structure.”
  • Owner-builder exemptionConditional

    Owner-built single-family residences and adjacent auxiliary structures in Josephine County whose structural components are constructed entirely by the owner intending to occupy them, or by the owner with unpaid assistance from friends and relatives.

    • The owner must be the title owner or contract purchaser shown on the last available complete assessment roll.
    • The owner must not have used the subsection (2) exemption during the five years before applying.
    • The structures must be a single-family residence and adjacent auxiliary structures constructed entirely by the owner intending to occupy them, or by the owner and unpaid friends and relatives.
    • The exemption is limited to structural-code requirements for ceiling heights, room sizes, and maintenance of specific temperature levels.
    • It applies to new construction, renovation, remodeling, or alteration of an owner-built dwelling or outbuilding.
    • The building permit must state whether the owner-built dwelling or outbuilding complies with the exempted requirements.
    • If the structure does not comply with those requirements, the owner-builder must file a copy of the building permit with the county clerk for permanent deed recording and provide a property description sufficient to give constructive notice of a mortgage.
    • Noncompliance with the recording requirement does not affect conveyance of an interest in the property.

    prior use lookback period: 5 years (The owner must not have taken advantage of the subsection (2) exemption during this period.)

    “Owner-built dwellings and outbuildings shall be exempt”
    One more reviewed finding on this topic
    • Available (with conditions) — Owner-built single-family residences and adjacent auxiliary structures in Oregon where the structural components are constructed entirely by the owner intending to occupy the structures, or by the owner with unpaid assistance from friends and relatives.
      “Owner-built dwellings and outbuildings shall be exempt from any requirements of the structural code for ceiling heights, room sizes”
  • Building code adoptedAdopted (with conditions)

    Commercial construction, reconstruction, alteration, and repair governed by the Oregon Structural Specialty Code statewide.

    • The 2025 Oregon Structural Specialty Code is based on the 2024 International Building Code, International Fire Code, and International Existing Building Code.
    • Administrative provisions are effective and mandatory October 1, 2025.
    • Construction provisions were effective October 1, 2025 with a six-month phase-in period and became mandatory April 1, 2026.
    • During the phase-in period, use of either the 2022 OSSC or 2025 OSSC was permitted.

    administrative provisions effective and mandatory: 2025-10-01 · construction provisions effective: 2025-10-01 (six-month phase-in period) · construction provisions mandatory: 2026-04-01

    “Construction provisions: [...] Mandatory April 1, 2026”
    3 more reviewed findings on this topic
    • Adopted (with conditions) — Construction, reconstruction, and repair of one- and two-family dwellings and townhouses in Josephine County under Oregon's Residential Specialty Code.
      “The division works with building officials, technical committees, advisory boards, and the public to adopt, amend, and interpret the Oregon Residential Specialty Code (ORSC).”
    • Adopted (with conditions) — Oregon State Building Code specialty codes administered statewide by the Oregon Building Codes Division.
      “The Building Codes Division adopts, amends, and interprets specialty codes that make up the Oregon State Building Code.”
    • Adopted (with conditions) — Construction, reconstruction, and repair of one- and two-family dwellings and townhouses governed by the Oregon Residential Specialty Code statewide.
      “2023 Oregon Residential Specialty Code (ORSC) [...] Based on 2021 International Residential Code (IRC)”
  • Certificate of occupancyLimited

    Residential buildings and structures in Josephine County subject to the Oregon Residential Specialty Code, including changes in character, use, or occupancy.

    • A building or structure may not be used or occupied, or have a change in existing character, use, or occupancy, until the building official issues a certificate of occupancy for that change.
    • Certificates of occupancy are not required for work exempt from permits under Section R105.2.
    • Certificates of occupancy are not required for accessory buildings or structures.
    • A temporary certificate of occupancy may be issued before the entire permitted work is complete if the occupied portion can be occupied safely.
    • Local municipalities may require or enforce their own ordinances.
    “Certificates of occupancy are not required for work exempt from permits”
  • Zoning districtsPublished (with conditions)

    Statewide Oregon zoning data published by the Department of Land Conservation and Development; the data represents local zoning and does not itself replace local zoning ordinances or maps.

    • The source identifies the dataset as Statewide Zoning - 2023.
    • The source provides downloads through GEOHub and a GIS service.
    • Local governments remain the relevant authorities for parcel-level zoning determinations and ordinance administration.

    dataset year: 2023

    “Statewide Zoning - 2023 Downloads available from GEOHub Service”
  • Who permits septicState

    Residential and small-business septic permitting in Josephine County

    • The Oregon Department of Environmental Quality administers permitting for Josephine County from the DEQ Medford Office.
    • In Oregon's other 33 counties, DEQ has contracts with local jurisdictions for residential and small-business septic permitting.
    “Josephine counties out of the DEQ Medford Office.”
    One more reviewed finding on this topic
    • Mixed — Residential and small-business septic permitting statewide in Oregon.
      “The Oregon Department of Environmental Quality permits residential and small business septic systems in Curry, Jackson, and Josephine counties out of the DEQ Medford Office. In Oregon's other 33 counties, DEQ has contracts with local jurisdictions for residential and small business septic permitting.”
  • Septic permitRequired

    Residential septic systems in Josephine County, including new installations, alterations, and repairs

    • A separate site evaluation may be required and does not itself authorize construction.
    • The onsite program specialist reviews application materials, site-evaluation conditions, and rule requirements.
    • The installation permit is valid for one year.
    • Applications for Josephine County are submitted through Oregon e-Permitting; applications missing required fees or exhibits are incomplete.
    • After installation, the final inspection request, notice, as-built drawing, installation photos, and materials list must be submitted.

    permit validity: 1 year · usual permit issuance time after complete and accurate review: 20 days days (Revisions or requests for additional information may delay issuance.)

    “Septic permits are required to install a new septic system”
  • Septic inspectionRequired

    Residential septic installations in Josephine County after permitted construction

    • After installation, the applicant must submit a final inspection request and notice, as-built drawing, installation photos, and materials list through Oregon e-Permitting.
    • Once received, the pre-cover inspection will be scheduled.
    • For pressure-distribution, sand-filter, and alternative-treatment-technology systems, required inspections apply, but the agent may waive certain inspections.
    “Once received, the pre-cover inspection will be scheduled.”
  • Off-grid sanitationLimited

    Composting-toilet and related off-grid sanitation systems in Josephine County

    • A permit is required to install a composting toilet.
    • Residential composting toilets must meet NSF 41.
    • A plumbing permit is required; venting fans require an electrical permit, and building modifications may require additional permits.
    • Material removed from a composting toilet must be buried under 12 inches of soil under OAR 918-770-0080.
    • A building within a sewer district still needs a sewer connection.
    • Composting toilets do not eliminate all household wastewater; plumbing fixtures still need connection to an approved septic or other approved wastewater treatment system.
    • Graywater reuse and disposal systems require a DEQ permit and may be used only under the stated seasonal and nuisance-discharge conditions.

    burial depth for removed composting-toilet material: 12 inches of soil · general permit validity: 180 days (Permits may be renewed if needed.)

    “A permit is required to install your composting toilet to ensure that systems are properly sited and constructed to protect human health and the environment.”
    One more reviewed finding on this topic
    • Limited — Use of composting toilets and related graywater systems in Oregon.
      “Composting toilets don't eliminate all water generated in a home and therefore you will need to be hooked up to an approved wastewater treatment system.”
  • Well permitLimited

    Construction, alteration, conversion, or abandonment of a water-supply well by a landowner in Josephine County

    • A landowner permit, permit fee, and bond or irrevocable letter of credit must be obtained before beginning work.
    • The exception is when the landowner is a licensed and bonded Water Supply Well Constructor.
    • The required bond or irrevocable letter of credit is $10,000 and the listed permit fee is $550.
    • Only the owner of record, an immediate family member, or a qualifying full-time employee may operate a well-drilling machine under the landowner permit.
    • The permit expires six months after issuance.
    • A water-well report is due within 30 days after permit expiration or completion of the well, whichever occurs first.
    • The Department may deny the permit if the proposed work presents a health threat, health hazard, contamination source, or groundwater-waste source.

    landowner bond or irrevocable letter of credit: 10000 USD · landowner permit fee: 550 USD · landowner permit duration: 6 months

    “The landowner permit and bond shall be obtained prior to beginning work on a well.”
  • Mandatory utility hookupConditional

    Sewer availability and connection requirements affecting septic permits and development in Josephine County

    • Sewer is available when the property is within a city limit, urban growth boundary, or sanitary district.
    • For legal availability, the sewer connection must be accessible by a right-of-way or existing easement.
    • The municipality determines whether connection is physically practical, legally available under local ordinances, and supported by system capacity.
    • If local ordinances do not establish a physical distance, default OAR distances apply.
    • For existing development with projected daily sewage flows up to 899 gallons per day, the nearest sewer connection point must be within 200 feet for a repair or alteration permit and within 300 feet for a construction-installation permit.
    • A written statement from the municipality with sewer authority is required with a septic permit application for property within a city limit, urban growth boundary, sanitary district, or equivalent.
    • Emergency repairs are not allowed in those areas unless the sewer authority provides written confirmation that sewer is unavailable.

    repair or alteration sewer-distance threshold: <= 200 feet (Existing development with projected daily sewage flows up to 899 gallons per day.) · construction-installation sewer-distance threshold: <= 300 feet (Existing development with projected daily sewage flows up to 899 gallons per day.) · effective date of rule update: 2026-01-01

    “For a repair or alteration permit, the nearest sewer connection point must be within 200 feet.”
    One more reviewed finding on this topic
    • Sewer (with conditions) — A building located within an Oregon sewer district, including a building using a composting toilet.
      “What if my building is within a sewer district? Your building will still need a sewer connection.”
  • Agricultural exemptionAvailable (with conditions)

    Qualifying agricultural buildings, agricultural grading, equine facilities and dog-training facilities under Oregon structural-code law.

    • The exemption is only from the Oregon Structural Specialty Code.
    • Electrical, plumbing and mechanical work remains subject to permits and the applicable specialty codes.
    • An agricultural building must be located on a farm or forest operation and used for the statutory agricultural, forestry, horticultural, animal-husbandry or related purposes.
    • An agricultural building does not include a dwelling; a structure used for a purpose other than growing plants in which 10 or more persons are present at any one time; a structure regulated by the State Fire Marshal; a structure used by the public; or a structure subject to the National Flood Insurance Act provisions identified in ORS 455.315.
    • Incorporated cities may regulate agricultural buildings, equine facilities and dog-training facilities within their boundaries.
    • Additional uses in an agricultural building must be incidental and accessory, personal to the farm owner and immediate family or household, and pose no greater hazard than the listed agricultural uses.

    maximum persons present for qualifying non-growing-plants agricultural structure: < 10 persons (Structures with 10 or more persons present at one time are excluded.)

    “The provisions of this chapter do not authorize the application of a state structural specialty code to any agricultural building, agricultural grading, equine facility or dog training facility.”
    One more reviewed finding on this topic
  • county zoning authorityGeneral

    Oregon counties adopting and revising comprehensive plans, zoning, subdivision, and other land-use ordinances applicable to county land, including unincorporated areas.

    • The statutory text states an exception for ORS 527.722.
    • Plans and related ordinances may be adopted and revised part by part or by geographic area.
    • Zoning, subdivision, and other ordinances or regulations must be designed to implement the adopted county comprehensive plan.
    • Before a county zoning ordinance has legal effect, the governing body or planning commission must conduct one or more public hearings and publish 10 days' advance public notice; additional notice requirements apply to certain zone changes under ORS 215.223.
    “Except as provided in ORS 527.722, the county governing body shall adopt and may from time to time revise a comprehensive plan and zoning, subdivision and other ordinances applicable to all of the land in the county. The plan and related ordinances may be adopted and revised part by part or by geographic area.”
  • county building authorityGeneral

    Oregon counties administering and enforcing building inspection programs, including issuance and enforcement of building permits for residential construction in areas outside incorporated cities.

    • A county building inspection program is subject to the state building code and the statutory building-inspection-program framework.
    • If a county does not notify the director, or notifies the director that it will not administer and enforce a building inspection program, the director must arrange administration and enforcement through a municipality, other person, state employees, or state agencies; permit and other fees arising therefrom are paid into the Consumer and Business Services Fund.
    • A building inspection program is administered for four-year periods under ORS 455.150; the governing body must provide required notices to the Director of the Department of Consumer and Business Services.
    • The program must specify cooperation with the State Fire Marshal or designee and how a uniform fire code will be considered in design and construction review.
    • The cited archive is the 2015 Oregon Revised Statutes edition; the current official ORS 455 page was identified but returned a 403 error during retrieval.
    “If a city does not notify the director, or notifies the director that it will not administer the building inspection program, the county or counties in which the city is located shall administer and enforce the county program within the city in the same manner as the program is administered and enforced outside the city, except as provided by subsection (6) of this section.”

Inside cities and towns in Josephine County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Local zoningPresent (with conditions)

    Land within the City of Grants Pass jurisdiction.

    • The City of Grants Pass publishes a separate Development Code containing zoning districts.
    • The cited page identifies Article 12 as revised January 8, 2026; that revision date is not treated as an effective date.
    “Article 12 (PDF) Opens a New Window. : Zoning Districts (Revised 1/8/26)”

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 Josephine County, Oregon

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

Josephine County scores 56/100 on the Bolthole Index, a solid county profile. Its strengths: a stronger property-autonomy legal backdrop and about 44,788 people within 15 miles. Watch-outs: higher long-term carry cost and elevated current hazard exposure.

Do you need a building permit in Josephine County, Oregon?

Josephine County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Oregon Department of Environmental Quality (DEQ), Medford Office. Owner-builders may act as their own contractor to build their home. 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.

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

Living in an RV on your own land in Josephine County is allowed on a temporary basis only: Camping-unit occupancy, including recreational vehicles, on private lots in Josephine County under JCC § 19.98.050. One camping party must include the landowner or have the landowner's permission. Sanitary waste disposal must use an approved onsite wastewater system, a self-contained holding tank with disposal at an approved sanitary dump station, or a portable toilet with disposal at an approved sanitary dump station. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in Josephine County, Oregon?

Land in Josephine County runs about $20,397 per acre, based on the latest county data.

What is the water situation in Josephine County?

Josephine County gets about 53.9" of rain a year, with severe drought in roughly 24% of years.

How remote is Josephine County?

A typical private-land location has about 44,788 people within 15 miles and 687,079 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Off-grid gear

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

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How Josephine compares in Oregon

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