Bolthole Index

Umatilla County, Oregon

Building permits, zoning and septic rules in Umatilla County, Oregon

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#2 of 36 in Oregon

Unincorporated Umatilla County, Oregon requires a structural (building) permit for new construction, additions and manufactured-home placement, issued through the Oregon Building Codes Division's Pendleton field office rather than a county building department1. The Umatilla County Planning Division separately requires a zoning permit for the same projects, and a pre-application meeting before most land-use applications2. Septic systems are permitted directly by the county's own Environmental Health program under authority delegated by the state3. Oregon is one of the states that lets an owner build their own single-family home under a statutory owner-builder exemption4.

At a glance

Structural (building) permit
Required for new construction, additions and manufactured-home setups, issued by the state Building Codes Division's Pendleton office1
Zoning permit
Required from Umatilla County Planning for new construction and additions, plus a pre-application meeting for most land-use requests2
Septic permit
Required and issued directly by Umatilla County, delegated from Oregon DEQ3
Owner-builder exemption
Available statewide for an owner-occupied home the owner builds personally or with unpaid help from friends and family4
RV or camping vehicle on your land
Oregon law lets you occupy a camping vehicle on private land with the owner's consent if water and sewage are adequate5
Agricultural building exemption
Qualifying farm buildings on resource-zoned land can skip the state structural code, with county planning sign-off6
Minimum lot size on resource land
80 acres for exclusive farm use land, 160 acres if designated rangeland, 80 acres for forestland7

Who to call

Planning & zoning

Umatilla County Planning Division

Zoning permits, land-use applications, pre-application meetings and farm-building exemption sign-off for unincorporated Umatilla County

541-278-6252

[email protected]

Building permits

Oregon Building Codes Division – Pendleton Field Office

Structural, electrical, plumbing and mechanical permits, plan review and inspections for Umatilla County

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

Septic permits

Umatilla County Environmental Health – Onsite Wastewater (Septic) Program

Septic construction, repair and reconnection permits for Umatilla County

541-278-6394

Roads & driveways

Umatilla County Department of Public Works

Road approach and private road crossing permits onto Umatilla County roads

3920 Westgate, Pendleton, OR 97801

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

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

Unincorporated Umatilla County, Oregon requires a structural (building) permit under the Oregon Residential and Structural Specialty Codes for new construction, additions, and manufactured-home setups1. That permit is issued by the Oregon Building Codes Division's Pendleton field office rather than a county building department, since Umatilla County is one of the counties the state division serves directly8. A structural permit application is required alongside a county zoning permit for all additions, new structures, manufactured-home placement, and plumbing, electrical and mechanical work9. Oregon also gives owner-builders a real exemption: if you are the recorded owner of the property and intend to occupy the home, you or you with unpaid help from friends and family can build it yourself and skip the structural code's requirements for ceiling heights, room sizes, and maintaining specific temperatures, as long as you have not used this exemption in the past five years10. Qualifying agricultural buildings on resource-zoned farm or forest land used for a bona fide farm operation can skip the state structural code entirely, but still need the county planning office's sign-off6.

Who issues permits in Umatilla County, and how do you reach them?

Two different offices share the job in Umatilla County. The Oregon Building Codes Division's Pendleton field office, at 800 SE Emigrant Ave., Suite 360, handles structural, electrical, plumbing and mechanical permits, plan review and inspections for the unincorporated county and several of its smaller cities8. The Umatilla County Planning Division, reached at 541-278-6252 or [email protected], handles the zoning side: zoning permits, land-use applications, and the pre-application meeting required before most land-use requests9. Homeowners and contractors typically get local planning and, where applicable, Oregon DEQ approval before submitting construction plans to the Building Codes Division for review8. If your project needs a septic permit, Umatilla County's own Environmental Health program, reachable at 541-278-6394, issues that separately from both the zoning and structural permits11.

Does Umatilla County have zoning?

Yes: Umatilla County's Planning Division administers county land-use and zoning regulation, and a zoning permit is required for new construction and additions once a use is confirmed as permitted outright, or after a land-use permit application is obtained2. A pre-application meeting is required for all land-use request applications and some other applications before you get that far9. Certain zones, including Light Industrial and Retail Service Commercial, and properties along Highway 395 north of Hermiston, also require a separate design-review application on top of the zoning permit12. Unzoned land that comes under county jurisdiction is automatically zoned General Farm or Exclusive Farm Use, whichever fits better, so there is effectively no unzoned land left once the county takes jurisdiction over it12. Zoning inside the twelve incorporated cities and their urban growth areas is handled differently than the unincorporated county, so confirm which jurisdiction actually governs a specific parcel before assuming county rules apply13.

How do septic permits work in Umatilla County?

Septic systems in Umatilla County are permitted directly by the county itself, not the state, because Oregon delegated its onsite wastewater authority here3. You need a county construction installation permit before starting any new septic system, an authorization notice or alteration permit to put a system into service or increase its waste flow, and a county repair permit for fixing an existing one, with emergency repairs allowed if you obtain the permit within three days of an emergency14. Before you can backfill, cover, connect to, or use a new or repaired system, the county must issue a certificate of satisfactory completion, so do not bury a new drain field before that inspection sign-off15. Soil matters here: only about 21.9% of Umatilla County's soils are rated free of severe limits for a conventional septic drain field in the USDA soil survey, so plan on a site evaluation and be prepared for an engineered or alternative system on much of the county's land16. Land in the county cannot be inhabited or used except in compliance with Oregon's onsite sewage law, and untreated or partially treated sewage may never be discharged onto the ground or into public waters17.

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

Oregon state law gives a real answer here: a person may occupy a manufactured dwelling or a camping vehicle on private land with the consent of the landowner, as long as the lot has adequate area for a safe, approved water supply and sewage disposal, and the occupant follows applicable sanitation, water, plumbing, electrical and sewerage standards5. Separately, Oregon lets a county allow a landowner in a rural area to place one recreational vehicle on their property as a rental unit for a tenant, but only when the owner's own single-unit dwelling is their primary residence on that same property, there is no other dwelling on it, and the owner provides essential services; whether Umatilla County has opted into this program is not confirmed on an official county page we found18. Neither of these state provisions removes the county's normal zoning and septic requirements, so confirm with Umatilla County Planning whether your specific parcel and setup would still need a zoning permit or septic approval before you move in9. Whether Umatilla County separately regulates tiny homes as their own category, or sets a minimum dwelling floor area, is not established on an official county source we could find, so ask Planning directly before you buy one to live in9.

Building a home in Umatilla County: the steps, in order

  1. Request a pre-application meeting with Umatilla County Planning at 541-278-6252 to confirm your zoning district, whether the use is permitted outright, and whether design review or a floodplain permit also applies9.
  2. If you are not on public sewer, apply for a septic construction permit through Umatilla County Environmental Health at 541-278-6394 before finalizing your site plan11.
  3. Apply for your zoning permit, attaching the required fee, a completed site plan, and the signatures of all property owners12.
  4. Submit your structural permit application, required alongside the zoning permit for new construction, additions, and manufactured-home placement, to the Oregon Building Codes Division's Pendleton field office8.
  5. If your parcel is in a flood hazard area, budget for a County Floodplain Development Permit, which costs $250 and already includes the initial zoning permit fee19.
  6. If you need a new driveway or road approach onto a county road, apply with Umatilla County Public Works at least a week ahead; current standards require the approach to sit at least 200 feet from an existing access, provide 300 feet of sight distance in both directions, be at least 12 feet wide, rise or drop no more than 5% for the first 20 feet, and the application carries a $50 fee20.
  7. Once construction is complete, the building official must issue a certificate of occupancy before you move in, except for work that was exempt from a permit or for accessory structures21.

What to check before you buy land in Umatilla County

Check septic suitability before you commit: with only about 21.9% of Umatilla County's soils rated free of severe limits for a conventional drain field, ask the county's Environmental Health program for a site evaluation early, since many parcels will need an engineered or alternative system16. If the parcel is zoned for exclusive farm use or forestland, know that Oregon sets a statewide minimum lot size of 80 acres for most exclusive-farm-use land, 160 acres if it is designated rangeland, and 80 acres for designated forestland, so a smaller resource-zoned parcel may not be legally splittable7. Confirm whether the property sits in a flood hazard area with Umatilla County Planning, since a County Floodplain Development Permit is required there in addition to a zoning permit, and multiple properties involved in one project each need their own zoning permit19. If the parcel's only access is a private road or a new approach onto a county road, plan on Public Works' 200-foot spacing and 300-foot sight-distance standards before you assume a driveway location will be approved20. Umatilla County's typical property tax bill runs around $2,534 a year at an effective rate near 1% of value, noticeably higher than many nearby rural counties, so build that into your budget2223.

Watch-outs

  • Whether Umatilla County has opted into Oregon's rural rental-RV program under ORS 215.490, and whether the county regulates tiny homes or short-term rentals as their own categories, are not addressed on an official county page we could find; confirm directly with Planning before relying on any of these uses918.
  • No official Umatilla County source we found sets a minimum dwelling floor area for the zoning districts that allow single-family homes; do not assume there is no minimum without asking Planning directly9.
  • Only about 21.9% of Umatilla County's soils are rated free of severe limits for a conventional septic drain field, so budget for a site evaluation and possibly an engineered or alternative system before you count on a standard drain field16.

Sources

  1. Oregon Building Codes Division - Umatilla County permit services (2026 county census)
  2. Zoning Permits - Umatilla County (2026 county census)
  3. Chapter 116: Septic System Program Enforcement (2026 county census)
  4. 2023 Oregon Residential Specialty Code - ORS 455.320 reprinted (2026 county census)
  5. Oregon Revised Statutes, ORS 446.125 (Oregon statewide rule), quoted and re-checked
  6. Oregon Revised Statutes, Chapter 455 (Oregon statewide rule), quoted and re-checked
  7. Oregon Revised Statutes, Chapter 215 (Oregon statewide rule), quoted and re-checked
  8. Oregon Building Codes Division – Pendleton Field Office (oregon.gov)
  9. Umatilla County Planning Division (co.umatilla.or.us)
  10. 2023 Oregon Residential Specialty Code - ORS 455.320 reprinted (Oregon statewide rule), quoted and re-checked
  11. Umatilla County Environmental Health – Onsite Wastewater (Septic) Program (co.umatilla.or.us)
  12. Zoning Permits - Umatilla County, quoted and re-checked
  13. Planning Documents and Codes - Umatilla County, quoted and re-checked
  14. Chapter 116: Septic System Program Enforcement, quoted and re-checked
  15. Chapter 116: Septic System Program Enforcement, quoted and re-checked
  16. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  17. Chapter 116: Septic System Program Enforcement, quoted and re-checked
  18. Oregon Revised Statutes, ORS 215.490 (Oregon statewide rule), quoted and re-checked
  19. Flood Hazard - Umatilla County, quoted and re-checked
  20. Permit Application for Construction of Road Approaches and Private Road Crossings, quoted and re-checked
  21. 2023 Oregon Residential Specialty Code - Chapter 1, quoted and re-checked
  22. Median property tax bill: Bolthole Index county data
  23. Effective property tax rate: Bolthole Index county data

Written September 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Umatilla County in Oregon

68
County map
Umatilla County highlighted among the Oregon counties · colored by Index score

How Umatilla County scores

Seclusion70100% ev.
Self-Sufficiency54100% ev.
Admin Boringness42100% ev.
Durability51100% ev.
Property Autonomy72100% ev.
Carry Cost75100% 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 →

$317kTypical home
1%Property tax
$2,437Land / acre
20.7"Annual rain
12.9% of yrsSevere drought
7.1 / yr (+5.4)Mid-century 100°F days
34 daysMid-century dry spell
1.11" (+7.1%)Mid-century 1-day rain
1.2×Wildfire change factor
100%Forward climate coverage
$1,067Home insurance / yr
3.8% / yrInsurance growth
0.98%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
58,324People within 2 hr
16,356Radius comparison (15 mi)
24.9People / sq mi
21.9%Federal land
59.9%Land at 15% slope or less
21.9%Septic soil without severe limits
441,307 acWorkable land screen
31.2%Wooded land
38.3 tonsBiomass / forest ac
49.1°FAvg temp

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Answers from the rulebook for Umatilla County

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

Umatilla County rules

  • Building permitRequired

    Residential construction and applicable structural, plumbing, mechanical, and electrical work in Umatilla County served by the Oregon Building Codes Division.

    • The source states that Umatilla County receives full or limited services, and lists cities with full services; incorporated jurisdictions may have their own local arrangements.
    • Local planning and DEQ approval may be required before construction plans are submitted.
    • Permits are required for all new construction and specified alterations, but listed residential permit exemptions apply.
    • The person performing the work, whether homeowner or contractor, is responsible for obtaining necessary permits.
    “Permits are required for all new construction”
  • County-wide zoningPresent (with conditions)

    County land-use and zoning regulation administered by Umatilla County Planning Department, including new construction and additions where a zoning permit is required.

    • A pre-application meeting is required for all land use request applications and some other applications.
    • If the use is permitted outright on the subject property, a zoning permit is required for new construction and additions, or after a land use permit application is obtained.
    • The zoning permit application requires the appropriate fee stated on the form, a completed site plan, and signatures of all property owners.
    • A structural permit is required with a zoning permit for all additions, new structures, placement of manufactured homes, and plumbing, electrical, and mechanical permits.
    • Design review is also required in certain zones, including Light Industrial and Retail Service Commercial, and special Highway 395 North Hermiston design criteria apply to covered properties.
    • Farm/agriculture/equine building exemptions may apply under ORS 455.315 only for qualifying agricultural buildings on resource-zoned EFU or GF land where a bona fide farm is operated and the property is assessed under the Farm Deferral tax program.
    “Any unzoned land in the County coming under the jurisdiction of the County shall be automatically zoned GF or EFU, whichever is the more appropriate.”
  • Local zoningVaries (with conditions)

    Aggregate countywide characterization of zoning across Umatilla County, including Umatilla County zoning and zoning or land-use controls associated with incorporated cities and their urban growth areas; this does not assert that the county administers every municipal ordinance.

    • Umatilla County maintains a Development Code, Comprehensive Plan, zoning maps, and zoning-permit process.
    • The county states that its 1972 Zoning Code is applicable in the urban growth areas of various cities in Umatilla County.
    • The county has also co-adopted or amended city comprehensive-plan, zoning-map, and urban-growth-boundary actions, so applicable local controls vary by jurisdiction and area.
    • A zoning permit is required for new construction and additions when the use is permitted outright, or after a land-use permit application is obtained.
    • Fees, site plans, owner signatures, pre-application meetings, structural permits, and zone-specific design review may be required.
    “which is the location of 12 incorporated cities. [...] The county also has an Interactive County Map with all of the cities' zoning”
  • Zoning districtsPublished (with conditions)

    County zoning districts and parcel-specific zoning maps for areas under Umatilla County land-use jurisdiction; incorporated cities and their urban growth areas may have separate city zoning administration.

    • The county development code states that zone boundaries are indicated on the County Zoning Maps and that the Official Zoning Map is an electronic GIS map layer adopted by reference.
    • The county zoning-maps page states that maps are organized by Township, Range, Section, and Tax Lot; parcel identification is required to locate the applicable map.
    • The county planning documents page states that the 1972 Umatilla County Zoning Code applies in the urban growth areas of various cities, so city/UGB zoning should not be treated as countywide county-administered zoning.
    “The boundaries for the zones listed in this chapter are indicated on the County Zoning Maps of 1984, previously adopted and memorialized for historical records. The Official Zoning Map exists in official replica form as an electronic map layer within the County Geographic Information System (GIS) which is hereby adopted by reference.”
  • Who permits septicCounty (with conditions)

    Onsite septic systems in Umatilla County.

    • Umatilla County's authority is delegated by the State of Oregon.
    • The county adopts and enforces applicable Oregon Revised Statutes and Oregon Department of Environmental Quality rules.
    “The purpose of this Chapter is to implement the County's authority to enforce the subsurface sewage disposal program delegated to Umatilla County by the State of Oregon for onsite septic systems.”
  • Septic permitRequired

    Construction, installation, development, alteration, repair, placement into service, change of use, or increased projected daily sewage flow for onsite sewage systems in Umatilla County.

    • Construction, installation, or development requires a county construction installation permit.
    • Placing a system into service, changing its use, or increasing projected daily sewage flow requires an authorization notice or alteration permit, as appropriate.
    • Repair requires a county repair permit.
    • Emergency repairs are allowed when sewage backs up into a dwelling or commercial facility, or when a broken sewer pipe requires immediate action, provided a permit is obtained within three days after emergency repairs begin.
    • All proposed or approved sewage facilities must comply with applicable Oregon Revised Statutes and Oregon Department of Environmental Quality rules.
    “Begin construction, installation or development of any system without first obtaining a construction installation permit from the county;”
  • Septic inspectionRequired

    Completion and use of onsite sewage systems in Umatilla County.

    • A system may not be backfilled, covered, connected to, or used without a certificate of satisfactory completion of construction, installation, repair, or alteration.
    • The certificate requirement may be waived by operation of law or otherwise.
    • The cited county provision requires a satisfactory-completion certificate but does not specify the inspecting official or inspection scheduling process.
    “Backfill or cover, connect to or use, any system without first obtaining a certificate of satisfactory completion of construction, installation, repair or alteration unless issuance of the certificate has been waived by operation of law or otherwise;”
  • Off-grid sanitationLimited

    Occupying or using land with onsite sanitation in Umatilla County.

    • Land may not be inhabited or used except in compliance with Oregon Revised Statutes Chapter 454 and rules adopted under that chapter.
    • Untreated or partially treated sewage or septic-tank effluent may not be discharged directly or indirectly onto the ground surface or into public waters.
    • Plumbing fixtures may not be connected to a sewage disposal system that has not been approved by the county.
    • Use remains subject to required permits and satisfactory-completion certification.
    “No person shall habitate on or utilize land except in compliance with ORS Chapter 454 and rules promulgated thereunder.”
  • Driveway accessRequired

    Construction of a road approach or private road crossing accessing a Umatilla County road or other public road.

    • The approach must enter the county road at right angles unless otherwise authorized by Public Works.
    • No access is allowed within 200 feet of an existing access under current standards.
    • Minimum sight distance is 300 feet in both directions.
    • The approach must rise or drop at no more than 5% for 20 feet from the county-road edge and be at least 12 feet wide.
    • A permit is required before construction; the approach or crossing may not be constructed until the permit signed by the Public Works Director is obtained.
    • A minimum of one week is required to obtain the permit.
    • A $50 county fee is stated on the application.

    application fee: 50 USD · minimum separation from existing access: >= 200 feet (current standards state no access within 200 feet) · minimum sight distance: >= 300 feet in both directions · minimum approach width: >= 12 feet · maximum grade change: <= 5 percent (for 20 feet from the edge of the county road)

    “A minimum of 1 week will be required to obtain a permit to allow the County Public Works Department adequate time to inspect the location of the approach site and obtain the signatures required. The approach or private crossing shall not be constructed until Permittee obtains a copy of this permit signed by the Public Works Director.”
  • Building in a floodplainRequired

    Properties within Umatilla County flood hazard areas.

    • The requirement applies to properties within the flood hazard area.
    • A zoning permit for each parcel is also necessary along with the floodplain development permit.
    • If more than one property is involved, multiple zoning permits are required.
    • The floodplain permit application states that incomplete applications may be refused.

    floodplain development permit fee: 250 USD (includes initial zoning permit fee; the fee schedule states it includes the zoning permit fee)

    “County Floodplain Development Permit Application - For those properties that are within the flood hazard area, a County Floodplain Development Permit is required.”
  • Permit processPublished (with conditions)

    County zoning-permit processing for new construction, additions, changes of use, manufactured-home placement, and other development in areas administered by Umatilla County.

    • A zoning permit is required for new construction and additions when the use is permitted outright, or after a land-use permit application is obtained.
    • Required materials include prior land-use approval when necessary, property location and tax-lot information, a site plan, and original signatures of all current property owners.
    • Pre-application meetings are required for all land-use request applications and some other applications.
    • Some projects also require state building-code, septic, health, or floodplain approvals.
    “If the use is permitted outright on the subject property, a zoning permit is required for new construction and additions or after a land use permit application is obtained. Attach the appropriate fee as stated on the form, completed site plan and signatures of ALL property owners.”

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”
  • Building code adoptedAdopted (with conditions)

    Statewide Oregon specialty building codes applicable in Umatilla County, administered through the Oregon Building Codes Division and local building departments.

    • The Oregon Building Codes Division adopts construction codes for 13 specialty areas and oversees a statewide inspection system.
    • Cities and counties administer a single code throughout Oregon.
    • For Umatilla County, the Building Codes Division provides full or limited electrical, mechanical, plumbing, and structural building-department services, including plan review, permitting, and inspections.
    • The 2025 Oregon Structural Specialty Code is effective October 1, 2025, with a six-month phase-in and mandatory application April 1, 2026.
    • The 2023 Oregon Residential Specialty Code Chapter 1 is effective and mandatory October 1, 2023; Chapters 2-44 and appendices are effective October 1, 2023 and mandatory April 1, 2024.
    • The 2023 Oregon Electrical Specialty Code and 2023 Oregon Plumbing Specialty Code are effective October 1, 2023.
    • The 2025 Oregon Mechanical Specialty Code is effective October 1, 2025 with a six-month phase-in period.
    • Local planning and Department of Environmental Quality approval may be required before construction plans are submitted for building-code review.
    “Permits are issued and inspections performed to ensure construction meets state building codes and safety standards.”
    3 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.”
    • Adopted (with conditions) — Commercial construction, reconstruction, alteration, and repair governed by the Oregon Structural Specialty Code statewide.
      “Construction provisions: [...] Mandatory April 1, 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)”
  • Certificate of occupancyLimited

    New residential dwellings, townhouses, and changes in character, use, or occupancy under the Oregon Residential Specialty Code, including applicable construction in Umatilla County.

    • A building or structure may not be used or occupied, or changed in character, use, or occupancy, until the building official issues a certificate of occupancy.
    • Certificates of occupancy are not required for work exempt from permits under Section R105.2 or for accessory buildings or structures.
    • Before issuance for a new residential dwelling or townhouse, the building official must issue the certificate unless a temporary certificate is issued.
    • Before issuance, the general contractor or structural-permit owner must provide contact and relevant license information for contractors that performed work.
    • A temporary certificate may be issued before all permitted work is complete if the occupied portion is safe, for a period set by the building official.
    “until the building official has issued a certificate of occupancy”
  • 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.”
  • 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”
    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”
  • 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”
  • 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”
  • 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.”
  • 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.”
  • Subdividing landRegulated (with conditions)

    Subdivisions and partitions in Oregon subject to review under ORS 92.044.

    • Before a plat may be made and recorded, the applicant must submit a written application to the city or county having jurisdiction under ORS 92.042.
    • The application must include a tentative plan showing the general design.
    • The tentative plan must be approved before the plat may be considered for approval.
    • Cities and counties must adopt standards and procedures governing submission and approval, including requirements addressing utilities, streets, minimum lot sizes, safety, light and air, overcrowding, transportation, water, sewerage, drainage, education, recreation and other needs.
    • Applicable local zoning ordinances and regulations remain part of plat approval criteria.

    tentative-plan approval before plat consideration: true (Applies to subdivisions or partitions subject to review under ORS 92.044.) · local standards and procedures: required by city or county ordinance or regulation (Jurisdiction is determined under ORS 92.042.)

    “Before a plat of any subdivision or partition subject to review under ORS 92.044 may be made and recorded, the person proposing the subdivision or partition or authorized agent or representative of the person shall make an application in writing to the county or city having jurisdiction under ORS 92.042 for approval of the proposed subdivision or partition in accordance with procedures established by the applicable ordinance or regulation adopted under ORS 92.044.”
  • Permit feesVariable (with conditions)

    Oregon state building-code permit fees and fee methodologies, including residential and commercial electrical, plumbing, mechanical, and structural work.

    • Residential electrical new-construction fees are calculated by square footage or, for alterations and repairs, by services, feeders, and branch circuits.
    • Residential plumbing new-construction fees are based on kitchens and bathrooms; alteration and repair fees are based on fixtures.
    • Residential mechanical fees are calculated per appliance or equipment.
    • Residential structural new-construction fees use the ICC Valuation Table current as of April 1 of each year; alteration and repair fees use fair market value as determined by the building official.
    • Commercial plumbing fees are based on fixtures; commercial mechanical fees use equipment valuation and installation costs; commercial electrical fees use services, feeders, and branch circuits.
    • Commercial structural new-construction valuation is the greater of the ICC Valuation Table current as of April 1 of each year or the applicant's stated value; otherwise the building official determines valuation when the construction or occupancy type does not fit the table.
    • Local fee schedules and additional departmental fees may also apply.

    residential structural valuation table date: April 1 of each year · commercial structural valuation: greater of ICC Valuation Table or applicant-stated value (when construction is new/addition) · alteration or repair valuation: fair market value determined by building official (residential structural work)

    “Fees calculated per appliance/equipment. [...] Fees based on fair market value as determined by the building official.”
  • 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.”

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 floor area in Umatilla County zoning districts
  • Tiny homes — Occupancy of tiny homes on private land in unincorporated Umatilla County.
  • Short-term rentals — Short-term rental use in unincorporated Umatilla County.

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.

Water rights & wells in Umatilla County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Oregon’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt — no permit or water right

Single or group domestic groundwater use up to 15,000 gpd is exempt from permitting, but the exemption can be limited inside designated Critical Groundwater Areas.

Limit: 15,000 gpd domestic (plus stockwater and ≤0.5 acre lawn/garden) under ORS 537.545

Oregon Water Resources Department — Exempt Water Uses ↗

Prior-appropriation state (first in time, first in right). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Oregon state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Umatilla County, Oregon

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

Umatilla County scores 68/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop. Watch-outs: more administrative friction around building and land use.

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

Umatilla County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Umatilla County (Public Health) as agent of Oregon DEQ Onsite Wastewater Program. 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 Umatilla County?

Living in an RV on your own land in Umatilla 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 Umatilla County, Oregon?

Land in Umatilla County runs about $2,437 per acre, based on the latest county data.

What is the water situation in Umatilla County?

Umatilla County gets about 20.7" of rain a year, with severe drought in roughly 12.9% of years. On water rights, Umatilla County lies in the Umatilla Basin Critical Groundwater Areas (Ordnance, Butter Creek, Stage Gulch) — Declining basalt/gravel aquifers designated critical; new groundwater appropriations are closed/heavily restricted and some exempt uses may be curtailed..

How remote is Umatilla County?

A typical private-land location has about 16,356 people within 15 miles and 936,667 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Off-grid gear

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

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How Umatilla compares in Oregon

Compare side-by-side →See all 36 Oregon counties ranked →