Sherman County, OR Building Permits, Zoning & Septic

Sherman County, Oregon requires a building permit, with land-use approval from the county Planning Department before the Oregon Building Codes Division's Pendleton field office issues building-code permits.¹ Sherman County also has county zoning, and North Central Public Health District handles septic permits.²³

At a glance

Building permit: Required; obtain county land-use approval first¹
Zoning: Yes; the county Planning Department administers land-use applications²
Septic: Permit required through North Central Public Health District³⁴
RV living: County parcel-specific approval is not confirmed; ask Planning before relying on RV occupancy⁵
Tiny home: County occupancy rules are not confirmed; zoning and building approval still matter²¹
Owner-builder: A limited state structural-code exemption is available, but a permit is still required⁶
Private well: Landowner well construction requires a state permit unless done by a licensed and bonded constructor⁷

Who to call

Planning & zoning

Sherman County Community Development and Planning Department

Land-use planning applications and inquiries, zoning, and local approval before state building permits

541-565-3601

66365 Lonerock Road, Moro, OR 97039

Building permits

Oregon Building Codes Division — Pendleton field office

Plan review, permitting, and inspections for Sherman County after local approvals

541-276-7814

800 SE Emigrant Ave., Suite 360, Pendleton, OR 97801

Online permits →

Septic permits

North Central Public Health District — Onsite Wastewater Program

Septic site evaluations, permits, authorizations, and inspections in Sherman County

(541)506-2603

Contact details are copied from each office’s official page and were checked against it on September 27, 2026.

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

Yes. Sherman County requires a building permit, but the work is divided between local and state offices: obtain land-use approval from the Sherman County Planning Department before the Oregon Building Codes Division's Pendleton field office issues the building-code permit.¹ Oregon's residential specialty code governs construction, reconstruction and repair of one- and two-family dwellings and townhouses.⁸

A qualifying agricultural building can receive an exemption from the structural permit and inspections, but that exemption does not cover a dwelling or erase permits for electrical, mechanical, plumbing or septic work.⁹ The local Planning Department must approve the proposed agricultural use and zoning before the state will recognize the exemption.⁹

Who issues building permits in Sherman County, Oregon?

Sherman County's Community Development and Planning Department processes land-use applications and inquiries and is the first office to contact about a rural parcel.¹⁰ The Planning Department is at 66365 Lonerock Road in Moro and can be reached at 541-565-3601.¹⁰

After county land-use approval, the Oregon Building Codes Division's Pendleton field office provides plan review, building permits and inspections for Sherman County.¹ The Pendleton office is at 800 SE Emigrant Ave., Suite 360 in Pendleton and its main number is 541-276-7814.¹¹ State building-code fees vary with the work type and valuation method, while Sherman County publishes a separate schedule for land-use applications.¹²¹³

Does Sherman County, Oregon have zoning?

Yes. Sherman County administers zoning and land-use controls through its Planning Department, which publishes a zoning map and links the county zoning ordinance.¹⁴¹⁵ A parcel's zoning can determine which uses need a conditional-use permit, variance or other application.¹⁴

We could not confirm a single countywide minimum dwelling size, setback, lot-coverage limit or building-height limit from the available official material, so ask the Planning Department for the standards tied to the parcel's zone.² Oregon resource-land rules set conditional minimum parcel sizes of 80 acres for exclusive farm-use land not designated rangeland, 160 acres for designated rangeland, and 80 acres for designated forestland, but statutory exceptions can apply.¹⁶ Those resource-land figures do not substitute for a parcel-level zoning determination from Sherman County.²

How do septic permits work in Sherman County, Oregon?

North Central Public Health District administers Sherman County's onsite wastewater program as Oregon DEQ's local agent.¹⁷ A septic permit is required to install, alter or repair a system, and a site evaluation alone does not authorize construction.⁴ After installation, an Environmental Health Specialist must inspect and approve the system before it is covered.¹⁸

Only about 26% of Sherman County soils are rated without severe limits for a conventional septic drain field, so a site evaluation belongs early in due diligence.¹⁹ Where public sewer is unavailable, household plumbing fixtures that generate wastewater must connect to an approved onsite wastewater system.²⁰ North Central Public Health District's onsite-wastewater office can be reached at (541)506-2603 for application help.²¹

Can you live in an RV or tiny home in Sherman County, Oregon?

Do not assume that owning rural land makes full-time RV occupancy legal in Sherman County. Oregon law protects RV occupancy only in specified settings and lets a county choose whether to allow one residential RV on certain rural parcels subject to conditions.²²⁵ We could not confirm that Sherman County has adopted that optional rural-RV allowance, so ask the Planning Department about the parcel and proposed duration before moving in.²

We also could not confirm a Sherman County rule specifically authorizing tiny-home occupancy.² A tiny home intended as a dwelling still needs a zoning answer, and construction subject to Oregon's residential code requires the applicable building approval.²¹ Composting toilets do not eliminate the need for an approved wastewater system for the home's remaining wastewater.²³

Building a home in Sherman County, Oregon: steps in order

1. Ask the Sherman County Planning Department to identify the parcel's zone, allowed dwelling use and required land-use application.¹⁴ + 2. Confirm water and wastewater feasibility before finalizing the house plan; North Central Public Health District requires septic approval for a new onsite system.⁴ + 3. Obtain county land-use approval, then submit plans to the Oregon Building Codes Division's Pendleton field office for building-code review and permits.¹ + 4. If the driveway will connect to an Oregon state highway, submit the state highway-approach application to ODOT.²⁴ + 5. Schedule required building inspections through the state office and the septic pre-cover inspection through North Central Public Health District.¹¹⁸ + An owner-builder exemption can relax only specified structural-code requirements; Oregon still requires a building permit documenting whether the project complies with the exempted requirements.⁶

What should you check before buying land in Sherman County?

Start with a written parcel-level zoning answer from the Sherman County Planning Department, especially for a dwelling, RV, tiny home, land division or agricultural structure.² A proposed partition requires county application materials covering boundaries, access, existing buildings, septic facilities, water supply, sewage disposal and intended use.²⁵

Check septic feasibility early because only about 26% of county soils are rated without severe limits for a conventional drain field.¹⁹ Sherman County averages about 13.3 inches of precipitation annually and has experienced severe drought in about 24.7% of years, making a dependable water plan especially important.²⁶²⁷ A landowner who personally constructs, alters, converts or abandons a water-supply well generally needs a state permit, fee and bond unless licensed and bonded as a Water Supply Well Constructor.⁷ Finally, verify legal road access; a new approach to a state highway requires an ODOT permit.²⁴

Watch-outs

County land-use approval comes before the state field office can issue the building-code permit.¹
A farm-building structural exemption does not cover a dwelling, septic, plumbing, electrical or mechanical permits.⁹
Only about 26% of Sherman County soils are rated without severe limits for a conventional septic drain field.¹⁹
Sherman County's parcel-specific RV, tiny-home, setback and minimum-dwelling-size rules could not be confirmed; ask the Planning Department before purchase or occupancy.²

Sources

Written September 27, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

How Sherman County scores

Seclusion81100% ev.

Self-Sufficiency1492% ev.

Admin Boringness42100% ev.

Durability33100% ev.

Property Autonomy72100% ev.

Carry Cost7696% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$294kTypical home

0.7%Property tax

$1,410Land / acre

13.3"Annual rain

24.7% of yrsSevere drought

10.4 / yr (+8.3)Mid-century 100°F days

40.6 daysMid-century dry spell

0.68" (+5.3%)Mid-century 1-day rain

1.18×Wildfire change factor

100%Forward climate coverage

$1,199Home insurance / yr

0.4% / yrInsurance growth

1.37%Nonrenewal rate

single ZIP shrunk to state medianInsurance basis

578People within 30 min

982,487People within 2 hr

1,906Radius comparison (15 mi)

2.4People / sq mi

12.3%Federal land

70.6%Land at 15% slope or less

26%Septic soil without severe limits

135,809 acWorkable land screen

1.3%Wooded land

50.4°FAvg temp

Answers from the rulebook for Sherman County

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

Sherman County rules

County-wide zoningPresent (with conditions)
Sherman County land-use planning and zoning under the county's Zoning, Subdivision, Partitioning, and Land Development Ordinance.
- The Sherman County Community Development and Planning Department processes land-use planning applications and inquiries.
- Specific uses, permits, variances, partitions, and conditional uses remain subject to the applicable ordinance provisions and application requirements.
“The Sherman County Community Development and Planning Department performs all functions relating to the principles and practices of Oregon Land Use planning for Sherman County, including processing applications and inquiries regarding Land Use Planning. [...] To view the current zoning map, please view Zoning Map (PDF).”
Planning Department | Sherman County, OR ↗Re-checked Sep 24, 2026
Local zoningPresent (with conditions)
County-administered zoning and land-use controls in Sherman County, including the county zoning ordinance and zoning map.
- The county website provides a current zoning map and links to the Sherman County Zoning Ordinance.
- The county planning department performs land-use planning functions and processes related applications; incorporated municipalities may have separate local requirements for matters within their jurisdiction.
“To view the current zoning map, please view Zoning Map (PDF). [...] Sherman County Zoning Ordinance (DOCX)”
Planning Department | Sherman County, OR ↗Re-checked Sep 24, 2026
Who permits septicLocal (with conditions)
Residential and small-business onsite wastewater permitting and local onsite program administration in Sherman County, including applications submitted through the district for Sherman County.
- The district program operates under Oregon DEQ rules.
- The page identifies the application service as covering Wasco and Sherman Counties.
“North Central Public Health District (NCPHD) administers the onsite wastewater program in Wasco and Sherman Counties as the local agent for the Oregon Department of Environmental Quality (DEQ).”
Septic Systems — North Central Public Health ↗Re-checked Sep 24, 2026
Septic permitRequired
Installation, alteration, or repair of septic systems in Sherman County under the North Central Public Health District onsite program.
- A site evaluation does not authorize installation; a separate Construction Installation Permit is required before any septic system can be installed.
- The permit application must satisfy site-evaluation conditions and applicable rule requirements.
- The issued septic installation permit is valid for one year from the date of issuance.
- The district uses Oregon ePermitting and identifies Sherman County as an available county for applications.
- For new construction, major repair, alteration, or authorization notices, the upload list includes a Land Use Compatibility Statement.
permit validity: 1 year from date of issuance
“Septic permits are required to install a new septic system, alter an existing septic system, or repair an existing system.”
Septic Systems — North Central Public Health ↗Re-checked Sep 24, 2026
Septic inspectionRequired
Permitted onsite wastewater systems installed in Sherman County through the North Central Public Health District program.
- Inspection and approval occur after the permit is issued.
- After installation, the applicant must submit a Final Inspection Request and Notice, as-built drawing, and materials list through ePermitting.
- Once those materials are received, staff schedule the pre-cover inspection.
- The source also states that the current system is evaluated for authorization notices to ensure it is in good working order and can handle the proposed change in use or flow.
“Onsite wastewater treatment systems must be designed and constructed in accordance with Oregon DEQ rules and local onsite program requirements administered by North Central Public Health District, and once the permit is issued must be inspected and approved by an Environmental Health Specialist.”
Septic Systems — North Central Public Health ↗Re-checked Sep 24, 2026
Off-grid sanitationLimited
Onsite/off-grid sanitation for residences and businesses in Sherman County where public sewer is unavailable.
- Where public sewer is not available, homeowners must install an approved onsite wastewater treatment system for residential or commercial wastewater.
- All plumbing fixtures generating human wastewater must be connected to an approved sewage system.
- The onsite system must comply with Oregon DEQ rules and local onsite program requirements administered by North Central Public Health District.
- A separate Construction Installation Permit is required before installation.
- After permit issuance, the system must be inspected and approved by an Environmental Health Specialist.
“In areas where public sewer is not available, homeowners must install onsite wastewater treatment systems (onsite or septic systems) for treating residential or commercial wastewater. All plumbing fixtures such as toilets, sinks, bathtubs, showers, washing machines, dishwashers, or anything else that generates human wastewater must be connected to an approved sewage system.”
Septic Systems — North Central Public Health ↗Re-checked Sep 24, 2026
Subdividing landRegulated (with conditions)
Land partitions and subdivision-related land division applications in Sherman County.
- A person proposing a land partition must provide the required documents and appropriate filing fee to the planning department.
- For proposals in zones other than EFU, a tentative partition map is required at minimum.
- Required materials include vicinity and partition plans, tract boundaries and dimensions, approximate parcel areas, easements, roadway information, existing buildings and septic facilities, relevant topographical features, water supply, sewage disposal, fire protection, access, and intended parcel use.
- Additional requirements apply to land with water rights and to partitions accommodating existing dwellings or requiring new road rights-of-way.
“Any person proposing a land partition, or the authorized agent or representative, shall provide the following documents”
Land Partition Application ↗Re-checked Sep 24, 2026
Permit feesPublished (with conditions)
Published Sherman County land-use application fees, including conditional use permits, partitions, boundary-line adjustments, variances, zone changes, comprehensive-plan amendments, goal exceptions, subdivisions, and appeals.
- The cited schedule covers county land-use fees and administrative reviews; it is not a complete schedule of state building-code fees.
- Subdivision fee is $1,000 plus $50 per lot.
- Wind-farm conditional-use fees are $1,000 under 10 MW and $2,000 over 10 MW.
- The schedule lists building permits, LUCS, and water-resource signoff under administrative reviews with a fee of $0.00.
- Planning Commission appeals are $100.00 and county court appeals are $200.00.
non-farm dwelling conditional-use permit fee: 300 USD · aggregate conditional-use permit fee: 400 USD · all other conditional-use permit fee: 200 USD · land partition fee: 200 USD · financial partition fee: 100 USD · boundary line adjustment fee: 50 USD · variance fee: 200 USD · zone change fee: 500 USD · subdivision base fee: 1000 USD (plus $50.00 per lot) · Planning Commission appeal fee: 100 USD · county court appeal fee: 200 USD
“LAND USE FEE SCHEDULE CONDITIONAL USE PERMITS Non Farm Dwellings Wind Farms Aggregate All Others 300.00 $1000.00 Under 10 MW $2000.00 Over 10 MW 400.00 200.00 Land Partitions $200.00 Financial Partitions $100.00 Boundary Line Adjustments $50.00 Variance $200.00 Zone Change $500.00 Comp Plan Amendment Text & Map $400.00 $750.00 Goal Exception $750.00 Subdivision $1000.00 + 50.00 per lot ADMINISTRATIVE REVIEWS Building Permits LUCS Water Resource Signoff 0.00 Appeals To Planning Commission $100.00 To county court $200.00”
Land Use Fee Schedule ↗Re-checked Sep 24, 2026
Building permitRequired
A building permit is required; land-use approval from the Sherman County Planning Department is needed first, and final building code permits are issued by the State of Oregon Building Codes Division (Pendleton Field Office).
Oregon Building Codes Division - Sherman County Permit Services ↗Scouted from the county site, not yet independently re-checked

Oregon rules that apply here

Owner-builder exemptionAvailable (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.
- The owner must be the recorded title owner or contract purchaser shown on the last available complete assessment roll.
- The owner must not have used the subsection (2) exemptions during the five years before applying again.
- The exemption applies only 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.
- A building permit must be issued and must note 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 records and provide a legally sufficient property description.
- Noncompliance with the filing requirement does not affect conveyance of an interest in the property.
prior use lookback: 5 years (The owner must not have previously taken advantage of the subsection (2) exemptions during that period.)
“Owner-built dwellings and outbuildings shall be exempt from any requirements of the structural code for ceiling heights, room sizes”
2023 Oregon Residential Specialty Code - ORS 455.320 reprinted ↗Re-checked Sep 12, 2026
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”
Oregon Structural Specialty Code adoption ↗Re-checked Sep 12, 2026
2 more reviewed findings on this topic
- 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.”
  Oregon State Building Code ↗Re-checked Sep 12, 2026
- 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)”
  Residential Structures Code Program ↗Re-checked Sep 12, 2026
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”
Maps, Data and Tools ↗Re-checked Sep 12, 2026
Minimum lot sizeSpecified
Lots or parcels in Oregon resource-land zones covered by ORS 215.780: exclusive farm use land and designated forestland.
- The stated standards apply except as provided in ORS 215.780(2).
- A county may adopt a lower minimum lot or parcel size in specified circumstances if it demonstrates compliance to the Land Conservation and Development Commission or satisfies one of the statutory exceptions.
- The statute states that a county with an acknowledged smaller minimum lot or parcel size described in ORS 215.780(5) need not comply with subsection (2).
minimum lot or parcel size for exclusive farm use land not designated rangeland: >= 80 acres (Subject to ORS 215.780(2) and (5).) · minimum lot or parcel size for exclusive farm use land designated rangeland: >= 160 acres (Subject to ORS 215.780(2) and (5).) · minimum lot or parcel size for designated forestland: >= 80 acres (Subject to ORS 215.780(2) and (5).)
“Except as provided in subsection (2) of this section, the following minimum lot or parcel sizes apply to all counties: (a) For land zoned for exclusive farm use and not designated rangeland, at least 80 acres; (b) For land zoned for exclusive farm use and designated rangeland, at least 160 acres; and (c) For land designated forestland, at least 80 acres.”
Oregon Revised Statutes, Chapter 215 ↗Re-checked Sep 12, 2026
Living in an RVLimited
One residential-use recreational vehicle on a lot or parcel in an Oregon rural area, when a county elects to allow the use under ORS 215.490.
- The property must not be within an urban reserve.
- An owner-occupied single-unit dwelling must be sited on the property as the owner's primary residence.
- There must be no other dwelling units on the property, and no portion of the single-unit dwelling may be rented as a residential tenancy.
- The recreational vehicle space or vehicle may not be used for vacation occupancy or other short-term uses.
- The recreational vehicle must be owned or leased by the tenant.
- The property owner must provide essential services.
- A county may require registration, a written residential rental agreement, payment limits, and reasonable appearance, repair, inspection, or siting standards.
“A county may allow an owner of a lot or parcel in a rural area to site on the property one recreational vehicle”
Oregon Revised Statutes, ORS 215.490 ↗Re-checked Sep 12, 2026
One more reviewed finding on this topic
- Limited — Residential occupancy of a recreational vehicle in Oregon when the vehicle is allowed under ORS 215.490, located in a manufactured dwelling park, mobile home park, or recreational vehicle park and lawfully connected to required services, or placed on a lot with a dwelling made uninhabitable by a natural disaster.
  “A state agency or local government may not prohibit the placement or occupancy of a recreational vehicle”
  Oregon Revised Statutes, ORS 197.493 ↗Re-checked Sep 12, 2026
Manufactured homesAllowed (with conditions)
Occupancy of a manufactured dwelling on private land in Oregon with the landowner's consent.
- The lot, tract, or parcel must have adequate area for safe, approved water supply and sewage disposal facilities.
- The occupancy must not conflict with ORS 446.310(9).
- The person must comply with all applicable state or local sanitation, water, plumbing, electrical, and sewerage-installation standards.
“A person may occupy a manufactured dwelling or a camping vehicle on private land with the consent of the owner”
Oregon Revised Statutes, ORS 446.125 ↗Re-checked Sep 12, 2026
Accessory dwellingsLimited
Accessory dwelling units in areas within an urban growth boundary zoned for detached single-unit dwellings in a city with population greater than 2,500 or a county with population greater than 15,000.
- The local government must allow at least one accessory dwelling unit for each detached single-unit dwelling.
- Local regulations may address siting and design but may not include owner-occupancy requirements for the primary or accessory structure or requirements to construct additional off-street parking.
- Local governments may regulate vacation occupancies to require owner-occupancy or off-street parking.
city population threshold: > 2500 persons · county population threshold: > 15000 persons · minimum ADUs per detached single-unit dwelling: >= 1 unit
“A city with a population greater than 2,500 or a county with a population greater than 15,000 shall allow”
Oregon Revised Statutes, ORS 197A.425 ↗Re-checked Sep 12, 2026
Well permitRequired
Construction, alteration, conversion, or abandonment of a water-supply well by a landowner in Sherman County, Oregon.
- The landowner permit and bond must be obtained before beginning work.
- The permit requirement applies unless the landowner is a licensed and bonded Water Supply Well Constructor.
- The application requires a well design plan, a $10,000 bond or irrevocable letter of credit, and a $550 permit fee.
- Only the owner of record, an immediate family member of the owner of record, or a full-time employee of the owner of record whose main duties are other than well construction may operate a drilling machine under a landowner permit.
- The permit expires six months after issuance.
- A water-well report must be submitted within 30 days after permit expiration or within 30 days after well completion, whichever occurs first.
- The Department may deny a permit for a health threat, health hazard, contamination source, or groundwater-waste source.
bond or irrevocable letter of credit: 10000 USD · permit fee: 550 USD · permit validity: 6 months from issuance · water-well report deadline: 30 days (After permit expiration or well completion, whichever occurs first)
“The Water Resources Commission requires a permit, permit fee, and bond or irrevocable letter of credit, for each water supply well constructed, altered, converted, or abandoned by a landowner, unless the landowner is a licensed and bonded Water Supply Well Constructor.”
Landowner Constructed Wells ↗Re-checked Sep 24, 2026
One more reviewed finding on this topic
- Limited — Water-right permitting for use of groundwater from a well in Sherman County, Oregon.
  “With some exceptions, a water right permit or license from the Oregon Water Resources Department (Department) is required to use water from any source in the State of Oregon—whether it is underground, from lakes or streams, or from a reservoir. A few examples of uses that are exempt from this requirement include emergency fire control, stock watering, and domestic water use from a well not exceeding 15,000 gallons per day.”
  Water Rights FAQs ↗Re-checked Sep 24, 2026
Mandatory utility hookupSewer (with conditions)
A building located within an Oregon sewer district, including a building using a composting toilet.
- The source specifically addresses buildings within a sewer district.
- A composting toilet does not eliminate the sewer-connection requirement.
“What if my building is within a sewer district? Your building will still need a sewer connection.”
What do I do with the finished material? ↗Re-checked Sep 12, 2026
Agricultural exemptionConditional
Agricultural buildings in Sherman County and other jurisdictions served by the Oregon Building Codes Division Pendleton field office, where the proposed structure satisfies ORS 455.315.
- The exemption applies only to the structural permit and inspections under the Oregon State Structural Specialty Code.
- Separate permits are required for electrical wiring, mechanical systems, boilers, plumbing, and septic systems.
- The form is for jurisdictions served by the field office, including Sherman County.
- Local planning approval and signature are required; Building Codes Services cannot issue local zoning permits.
- If the local jurisdiction determines the property is not a farm, is not zoned appropriately, or is denied for another purpose, Building Codes Services will not exempt the building.
- If plumbing is included, DEQ sanitation approval is required before approval.
- An agricultural building does not include a dwelling, a structure with 10 or more persons present at one time except for growing plants, a State Fire Marshal-regulated structure, a structure used by the public, or a structure subject to the National Flood Insurance Act.
- The building must be located on a farm or forest operation and used for qualifying agricultural, forestry, horticultural, animal-husbandry, or equine purposes.
- The exemption does not apply to a dwelling.
- The state interpretation states that the determination of what constitutes a farm or forest operation is vested with the local planning department in conjunction with adopted zoning ordinances.
- The state interpretation states that additional personal storage uses such as recreational vehicles are conditionally allowed only when incidental and accessory to qualifying agricultural uses, personal to the farm owner and immediate household, and not posing a greater hazard.
maximum persons present: < 10 persons (A structure used for a purpose other than growing plants is excluded from the agricultural-building definition when 10 or more persons are present at one time.) · historical application fee: 50 USD (The official form states that Oregon Building Codes Services is waiving the fee at this time.)
“If the indicated use meets the statutory parameters of ORS 455.315”
Farm Agriculture/Equine Building Exemption Request ↗Re-checked Sep 24, 2026
One more reviewed finding on this topic
- Available (with conditions) — Qualifying agricultural buildings, agricultural grading, equine facilities and dog-training facilities under Oregon structural-code law.
  “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.”
  Oregon Revised Statutes, Chapter 455 ↗Re-checked Sep 12, 2026
Driveway accessRequired
A new driveway or other road approach, or an access or approach, connecting to an Oregon state highway in Sherman County.
- The requirement applies to access or approaches to state highways, not necessarily every private or county-road driveway.
- The request must be submitted on ODOT Application for State Highway Approach, Form 734-2680.
- Other federal, state, and local approvals may also be required.
application form: 734-2680
“A permit from ODOT is needed for an access or approach to a state highway. The request for a permit is to be submitted on an “Application for State Highway Approach,” Form 734-2680.”
Permits ↗Re-checked Sep 24, 2026
Permit processPublished (with conditions)
Online homeowner building-permit applications through Oregon ePermitting in participating cities and counties.
- Participation by cities or counties is voluntary.
- Each participating city or county determines which permits are available for online sale.
- The applicant creates an account, downloads the homeowner acknowledgement form, searches for the work-site address, enters owner contact details, uploads the form, and enters work details.
- After submission, the local city or county contacts the applicant when fees are ready to be paid and when the permit has been issued.
- Applicants may track status, pay fees, upload documents, schedule inspections, and review inspection results after submission.
“Participation by cities or counties is voluntary and each participating city or county determines which permits are available for sale online.”
Online building permit application process for homeowners ↗Re-checked Sep 12, 2026
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.”
Oregon Revised Statutes, Chapter 215 — County Planning; Zoning; Housing Codes ↗Re-checked Sep 21, 2026
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.”
Oregon Revised Statutes, Chapter 455 — Building Code ↗Re-checked Sep 21, 2026

Still unanswered

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

Minimum dwelling size — Minimum dwelling size requirements in Sherman County.
Setbacks — Building and structure setbacks in Sherman County.
Lot coverage — Lot-coverage requirements in Sherman County.
Building height — Building-height requirements in Sherman County.
Tiny homes — Occupancy of tiny homes, including any tiny home on wheels, in Sherman County.

2 more unanswered

Building in a floodplain
Short-term rentals

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 Sherman County, Oregon

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

Sherman County scores 38/100 on the Bolthole Index, a marginal county profile. Its strengths: sparse surroundings — about 578 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: weak self-sufficiency basics: only 13.3″ of rain a year, in severe drought 24.7% of years and elevated current hazard exposure.

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

Sherman County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by North Central Public Health District (agent for Oregon DEQ Onsite Wastewater Program, serving Wasco and Sherman Counties). 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 Sherman County?

Living in an RV on your own land in Sherman County is limited to specific cases: Statewide rule. One residential-use recreational vehicle on a lot or parcel in an Oregon rural area, when a county elects to allow the use under ORS 215.490. The property must not be within an urban reserve. An owner-occupied single-unit dwelling must be sited on the property as the owner's primary residence. Confirm with the county before relying on it.

How much does land cost in Sherman County, Oregon?

Land in Sherman County runs about $1,410 per acre, based on the latest county data.

What is the water situation in Sherman County?

Sherman County gets about 13.3" of rain a year, with severe drought in roughly 24.7% of years.

How remote is Sherman County?

A representative private-land location has about 578 people within a 30-minute drive and 982,487 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

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

At a glance

Who to call

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

Who issues building permits in Sherman County, Oregon?

Does Sherman County, Oregon have zoning?

How do septic permits work in Sherman County, Oregon?

Can you live in an RV or tiny home in Sherman County, Oregon?

Building a home in Sherman County, Oregon: steps in order

What should you check before buying land in Sherman County?

Watch-outs

Sources

Sherman County in Oregon

How Sherman County scores

Find land. Bring the promising ones back.

Parcel due diligence

Answers from the rulebook for Sherman County

Sherman County rules

Oregon rules that apply here

Still unanswered

Living off-grid in Sherman County, Oregon

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

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

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

How much does land cost in Sherman County, Oregon?

What is the water situation in Sherman County?

How remote is Sherman County?

How Sherman compares in Oregon