Bolthole Index

Codington County, South Dakota

Building permits, zoning and land rules in Codington County, South Dakota

43Index Score / 100
#57 of 66 in South Dakota

Unincorporated Codington County, South Dakota requires a building permit before excavation for construction, construction, or moving any building1. Codington County also administers and enforces zoning in its unincorporated areas2. Start with the Codington County Planning and Zoning Office; separate state requirements govern septic, electrical, plumbing, wells and state-highway access345.

At a glance

Building permit
Required before excavation for construction, construction, or moving a building in unincorporated areas1
Zoning
Administered and enforced by Codington County in unincorporated areas2
Permit fees
Based on construction value, including labor and materials6
Septic
State minimum rules apply; confirm the current local permit and inspection path before installation4
RV and tiny-home living
Not confirmed; ask the Planning and Zoning Office about the parcel and proposed occupancy2
Owner electrical work
A qualifying owner-occupant may do personal wiring with a homeowner permit and inspections7
Wells
The proposed water use may require a state water-right permit before drilling8
Septic soil difficulty
Only 0.1% of county soils lack severe limits for a conventional drain field9

Who to call

Building permits

Codington County Planning and Zoning Office

Building and zoning applications, permit requests, zoning administration, site plans, subdivision plans, variances and conditional uses in Codington County

(605) 882-6300

[email protected]

1910 West Kemp Avenue, Watertown, SD 57201-3048

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 Codington County, South Dakota?

Yes. Unincorporated Codington County requires a building permit before excavation for construction, before constructing a building, or before moving a building1. The permit fee depends on the value of construction, including materials and labor6. Starting without the permit can bring an administrative charge of up to 200% of the ordinary permit fee, and failure to obtain required permits may lead to civil or criminal proceedings1. County inspections are for zoning-ordinance compliance; the reviewed rule does not establish a mandatory construction-inspection schedule for every project10. South Dakota electrical and plumbing approvals may still apply separately from the county permit1112.

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

The Codington County Planning and Zoning Office reviews permit requests and issues applicable permits3. Reach the office at (605) 882-6300 or [email protected], or visit the Codington County Extension Complex at 1910 West Kemp Avenue, Watertown, SD 57201-30483. Building and zoning applications are available from the office or its webpage3. A complete application requires the applicant's contact information, legal description, construction description, site plan and fee; the original signed application returns with payment by cash or check13. A complete application that conforms to the zoning ordinance is generally issued in 4–5 business days13. Ask the office to confirm the current submission method because the reviewed process says email is not an acceptable application submission method13.

Does Codington County have zoning?

Yes. Codington County administers and enforces zoning in its unincorporated areas2. The Planning Commission reviews site plans and subdivision plans, while the County Commission approves plats and ordinance or comprehensive-plan amendments after a Planning Commission recommendation143. Incorporated municipalities and joint-jurisdiction areas may follow separate rules, so verify which authority covers the parcel2. The reviewed material does not confirm a countywide minimum dwelling size, general lot-coverage limit, or a complete setback schedule. Ask the Planning and Zoning Office for the parcel's current zoning district and adopted ordinance before designing a house or outbuilding. South Dakota's default construction-design exclusion for qualifying farmsteads is not a blanket exemption from local zoning, permits, occupancy rules or other requirements15.

How do septic permits work in Codington County?

South Dakota DANR administers statewide minimum requirements for individual and small onsite wastewater systems, and local governments may impose stricter requirements4. The available material does not confirm Codington County's current permit or inspection path for every individual septic system, so contact the Planning and Zoning Office and DANR before installation. Parcel-specific soil evaluation should happen early: only 0.1% of Codington County soils are rated without severe limitations for a conventional septic drain field9. That countywide rating is a screening signal, not a determination for a particular homesite. Where water or electricity is unavailable, state rules allow specified unconventional sanitation systems, but experimental systems other than vault privies require state approval of plans and specifications before installation16.

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

The available official material does not confirm whether long-term RV occupancy, temporary camping, or tiny-home occupancy is allowed on private land in unincorporated Codington County. Because Codington County administers zoning in unincorporated areas, ask the Planning and Zoning Office how the current ordinance classifies the proposed unit and residential use23. Also ask about the parcel's district, setbacks, minimum dwelling size, sanitation, and whether placing or moving the unit requires a building permit. Codington County requires a permit to move a building, but the available claim does not establish that every RV is treated as a building1. Do not treat the lack of a confirmed rule as permission. A qualifying owner may personally wire an owner-occupied residence or farmstead, but that state licensure exemption still requires a homeowner permit and inspections7.

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

  1. Ask the Planning and Zoning Office to identify the parcel's zoning authority and district, and confirm whether the project needs site-plan, subdivision, conditional-use, variance or rezoning review214.
  1. Confirm the current septic approval path with the county and DANR, and obtain a parcel-specific soil and site evaluation49.
  1. Determine whether the proposed well use requires a water-right permit; if required, approval must come before drilling8.
  1. Submit the original signed building application, site plan and payment before excavation or construction begins131.
  1. Arrange applicable state electrical and plumbing permits and inspections; electrical rough-in must be inspected before covering, and final electrical inspection comes before occupancy1112.

What should you check before buying land in Codington County?

Begin with the parcel's zoning district, permitted residential use, setbacks, plat status and legal access because Codington County regulates zoning and subdivision in unincorporated areas214. Investigate septic feasibility before choosing a building site: only 0.1% of county soils are rated without severe limits for a conventional drain field9. For a well, determine whether the intended use needs a state water-right permit before drilling8. Check mapped flood risk; participating South Dakota communities require permits for all floodplain development, but we could not confirm Codington County's parcel-specific floodplain process17. Confirm driveway authority too: connections to a state highway require South Dakota Department of Transportation permission, while the county-specific rule covers a narrower commercial-district situation518.

Watch-outs

  • Starting excavation or construction without the Codington County building permit can add an administrative charge of up to 200% of the permit fee and may lead to civil or criminal proceedings1.
  • Codington County RV living, temporary camping, tiny-home occupancy, minimum dwelling size and general setbacks remain unconfirmed; ask the Planning and Zoning Office for a parcel-specific answer23.
  • Only 0.1% of Codington County soils are rated without severe limitations for a conventional septic drain field, so obtain a site evaluation before relying on a conventional system9.
  • The county webpage says ordinances posted there may be drafts, so obtain the adopted zoning text directly from the Planning and Zoning Office before relying on a downloaded copy3.

Sources

  1. Zoning Office – Codington County South Dakota, quoted and re-checked
  2. Zoning Office – Codington County South Dakota, quoted and re-checked
  3. Codington County Planning and Zoning Office (codington.sdcounty.gov)
  4. On-Site Wastewater Systems in South Dakota (South Dakota statewide rule), quoted and re-checked
  5. Instructions: Applying for permission for driveway or intersection on a South Dakota state highway (South Dakota statewide rule), quoted and re-checked
  6. Frequently Asked Questions (FAQ), quoted and re-checked
  7. South Dakota Electrical Commission - Homeowner Wiring (South Dakota statewide rule), quoted and re-checked
  8. South Dakota Water Rights – Drilling a Well, quoted and re-checked
  9. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  10. Ordinance #67 – Article IV Administration, quoted and re-checked
  11. South Dakota Electrical Commission - Homeowner Wiring (South Dakota statewide rule), quoted and re-checked
  12. South Dakota Plumbing Commission - Inspections (South Dakota statewide rule), quoted and re-checked
  13. Frequently Asked Questions (FAQ), quoted and re-checked
  14. Zoning Office – Codington County South Dakota, quoted and re-checked
  15. South Dakota Codified Law Chapter 11-10: Building Codes and Standards (South Dakota statewide rule), quoted and re-checked
  16. Administrative Rule 74:53:01 — Individual and Small On-Site Wastewater Systems (South Dakota statewide rule), quoted and re-checked
  17. National Flood Insurance Program (South Dakota statewide rule), quoted and re-checked
  18. Ordinance No. 61 – Joint Jurisdiction, quoted and re-checked

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.

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County locator

Codington County in South Dakota

43
County map
Codington County highlighted among the South Dakota counties · colored by Index score

How Codington County scores

Seclusion60100% ev.
Self-Sufficiency1692% ev.
Admin Boringness49100% ev.
Durability50100% ev.
Property Autonomy67100% ev.
Carry Cost76100% 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 →

$350kTypical home
1.1%Property tax
$4,311Land / acre
24.9"Annual rain
4.1% of yrsSevere drought
3.8 / yr (+3.5)Mid-century 100°F days
19.4 daysMid-century dry spell
1.61" (+7.8%)Mid-century 1-day rain
1.61×Wildfire change factor
100%Forward climate coverage
$1,686Home insurance / yr
3.9% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
28,664People within 30 min
773,926People within 2 hr
28,504Radius comparison (15 mi)
42.1People / sq mi
14%Federal land
97.8%Land at 15% slope or less
0.1%Septic soil without severe limits
257 acWorkable land screen
1.9%Wooded land
42.3°FAvg temp

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Answers from the rulebook for Codington County

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

Codington County rules

  • Building permitRequired

    Construction, excavation for construction, or moving any building in unincorporated Codington County.

    • A building permit is required before commencement of excavation or construction or moving of any building.
    • An administrative fee up to two hundred percent of the permit fee may be charged for beginning construction without a permit.
    • Failure to obtain necessary permits may result in civil or criminal proceedings.

    administrative fee for construction without permit: <= 200 percent of permit fee

    “building permits are required prior to the commencement of excavation for construction”
  • InspectionsLimited

    County zoning-compliance inspections of buildings, structures, and land uses.

    • The ordinance assigns the Zoning Officer inspection authority to determine compliance with the ordinance; this does not establish that every construction project receives a mandatory inspection schedule.
    “Conduct inspections of buildings, structures, and the use of land to determine compliance with this Ordinance.”
  • County-wide zoningPresent

    Zoning administration and enforcement in unincorporated Codington County.

    • The county page states that building permits are required in the unincorporated areas; incorporated municipalities and joint jurisdictions may have separate rules.
    “responsible for zoning administration and enforcement.”
  • Subdividing landRegulated (with conditions)

    Subdivision proposals in Codington County subject to county subdivision review.

    • The Planning Commission reviews subdivision plans and proposes amendments to the Subdivision Ordinance.
    • Plat approval is handled through the county commission after Planning Commission recommendation.
    “reviews Site Plans and Subdivision Plans”
  • Driveway accessRequired

    Proposed uses and structures in the C Commercial District adjacent to a South Dakota state highway.

    • Property in the C District must have access to a concrete or bituminous-asphalt state or county highway.
    • For uses and structures adjacent to a state highway, a South Dakota Department of Transportation access permit is required before filing a plat or issuing a building/use permit.
    “an access permit [...] shall be required”
  • Permit feesVariable (with conditions)

    Codington County building-permit fees.

    • The fee is based on the value of construction, including materials and labor.
    • The county zoning page states an administrative fee up to 200 percent of the permit fee may be charged for starting construction without a permit.
    “The fee is based upon the value of construction”
  • Permit processPublished (with conditions)

    County building-permit application process.

    • The landowner or agent must obtain the permit before construction.
    • The original signed application must be returned with payment.
    • Payment must be by check or cash; credit and debit cards are not accepted; email is not an acceptable application submission method.
    • The application must include name, address, phone number, legal description, construction description, site plan, and permit fee.
    • A complete conforming application is generally issued within 4–5 business days.
    • Variance, conditional-use, or rezoning applications require submission with payment by noon on the first Monday of the month for the next regularly scheduled meeting.

    general issuance time: 4-5 business days (application must be complete and conform to zoning ordinance)

    “The original application with original signature must be returned”

South Dakota rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    An individual owner personally installing electrical wiring and fixtures in a residence or farmstead owned and resided in by that individual.

    • The exemption is from electrical licensure requirements, not from permitting or inspection.
    • An approved homeowner permit must be obtained before electrical work begins.
    • The exemption does not apply to commercial or rental property.
    • Mobile-home and modular-home installations are allowed only when the unit is on an owner-occupied lot at the time of installation; otherwise a licensed South Dakota electrical contractor is required.
    • A final inspection is required before occupancy.
    “an "owner's exemption" as an exemption from licensure requirements”
  • Who permits septicState

    Individual and small on-site wastewater systems statewide in South Dakota.

    • The South Dakota Department of Agriculture and Natural Resources secretary or authorized representative administers the state on-site wastewater requirements.
    • The state rules are minimum requirements; local governments may impose more stringent requirements, according to the DANR permitting guide.
    “The authority for regulating on-site wastewater systems is found in SDCL Chapter 34A-2.”
  • Off-grid sanitationAllowed (with conditions)

    Unconventional off-grid sanitation systems where a water or electrical system is unavailable statewide.

    • Vault privies, chemical toilets, incinerator toilets, or composting units must be used when a water or electrical system is unavailable.
    • Except for vault privies, all unconventional systems are experimental systems and require plans and specifications submitted to the secretary for approval before installation.
    “all unconventional systems are considered experimental systems”
  • Well permitLimited

    Water-well drilling and proposed water uses statewide in South Dakota.

    • A water-right permit is required only for proposed water uses that fall within the permitting requirements; the official page directs applicants to the Using Water in SD page to determine whether a permit is needed.
    • When a water-right permit is required, state law requires approval before well drilling.
    • The chief engineer may permit construction of a test well before obtaining the water-right permit; the test well may serve as the production well if the application is approved.
    • A water-right permit, when required and approved, provides five years to construct the water-use system and an additional four years to place all water to beneficial use.
    • A well driller's license is required before drilling any well or contracting to drill a well.

    construction period after water-right permit approval: 5 years · period to place water to beneficial use: 4 years

    “If a water right permit is needed, state law requires the permit to be approved prior to doing any well drilling.”
    One more reviewed finding on this topic
  • Agricultural exemptionAvailable (with conditions)

    Farmsteads and accessory structures or buildings thereto under South Dakota's default construction-design standard when the local unit of government has not adopted an ordinance prescribing standards under SDCL 11-10-5.

    • The default standard applies to building work commenced after July 1, 2026.
    • The local unit of government may adopt an ordinance allowing local administration and enforcement of the design standard.
    • The exclusion is from SDCL 11-10-6's default 2024 International Building Code design standard; it does not establish that all local zoning, building, occupancy, or other requirements are waived.
    • The statute defines farmstead as a farm or ranch, including any structure or building located on the land.
    • Residential structures and mobile or manufactured homes are also excluded from this specific default-standard provision.

    construction commencement date: > 2026-07-01 (The provision applies to buildings commenced after July 1, 2026.) · building standard: 2024 International Building Code (The default standard does not apply to a farmstead or accessory structure or building thereto.)

    “farmstead and any accessory structure or building thereto.”
  • Building in a floodplainRequired

    Development in floodplains within South Dakota communities participating in the National Flood Insurance Program, including incorporated and unincorporated areas administered separately by local governments.

    • Participating communities must adopt and enforce a flood-damage-prevention ordinance.
    • Permits are required for all types of development in the floodplain.
    • New or substantially improved homes and manufactured homes must be elevated above the Base Flood Elevation.
    • Non-residential buildings must be elevated or flood-proofed.
    • Elevation Certificates are required to document compliance.
    • NFIP participation and eligibility are established separately for incorporated and unincorporated areas; the source does not establish a single uniform permit process for every South Dakota location.
    “Require permits for all types of development in the floodplain.”
  • county zoning authorityGeneral

    South Dakota county boards' authority to adopt zoning ordinances, including for unincorporated county land.

    • The authority is granted for promoting the health, safety, or general welfare of the county.
    • The statute authorizes regulation of building and land-use characteristics including height, number of stories, building and structure size, lot coverage, yards, courts, open spaces, population density, and locations and uses of buildings, structures, and land.
    • The authorized purposes expressly include trade, industry, residence, flood plain, and other purposes.
    • This claim identifies statewide enabling authority; whether a particular county has adopted an ordinance is a separate local question.
    “For the purpose of promoting health, safety, or the general welfare of the county the board may adopt a zoning ordinance to regulate and restrict the height, number of stories, and size of buildings and other structures, the percentage of lot that may be occupied, the size of the yards, courts, and other open spaces, the density of population, and the location and use of buildings, structures, and land for trade, industry, residence, flood plain, or other purposes.”

Still unanswered

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

  • Building code adopted — General building-code adoption for construction in unincorporated Codington County.
  • Certificate of occupancy — General certificate-of-occupancy requirements in Codington County.
  • Minimum dwelling size — Minimum dwelling size in Codington County.
  • Lot coverage — Lot-coverage limits in Codington County.
  • Living in an RV — Long-term or residential RV occupancy on private land in Codington County.
8 more unanswered
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Septic permit
  • Septic inspection
  • Mandatory utility hookup
  • 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 Codington County, South Dakota

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

Codington County scores 43/100 on the Bolthole Index, a marginal county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop. Watch-outs: thin water margin (24.9″/yr rainfall).

Do you need a building permit in Codington County, South Dakota?

Codington County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by South Dakota Department of Agriculture & Natural Resources (DANR). 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.

How much does land cost in Codington County, South Dakota?

Land in Codington County runs about $4,311 per acre, based on the latest county data.

What is the water situation in Codington County?

Codington County gets about 24.9" of rain a year, with severe drought in roughly 4.1% of years.

How remote is Codington County?

A representative private-land location has about 28,664 people within a 30-minute drive and 773,926 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.

Off-grid gear

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

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How Codington compares in South Dakota

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