Bolthole Index

Union County, South Dakota

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

41Index Score / 100
#64 of 66 in South Dakota

Unincorporated Union County, South Dakota requires a building permit before construction, and Union County Planning and Zoning provides the application and administers county zoning12. County zoning uses district-specific rules for land use, setbacks and building height34. South Dakota sets minimum on-site wastewater standards, while local governments may impose stricter requirements5.

At a glance

Building permit
Required before construction in unincorporated Union County1
Zoning
County zoning applies with district-specific use and development standards34
Permit office
Union County Planning and Zoning2
Septic
State minimum standards apply; confirm the residential approval process locally56
RV living
Long-term occupancy was not confirmed; ask Planning and Zoning2
Tiny homes
No specific occupancy rule confirmed; county permits and zoning still apply13
Owner electrical work
A limited licensure exemption exists, but a homeowner permit and inspections remain required7
County-road access
The Highway Department publishes a highway access permit application8

Who to call

Building permits

Union County Planning and Zoning

Building-permit applications, zoning questions, conditional uses and variances for Union County

605-356-3354

209 E. Maint Street, Suite 100, Elk Point, SD 57025

Roads & driveways

Union County Highway Department

Highway access permits and work within or across Union County highway rights-of-way

(605) 356-2351

501 E. Pleasant Street, Elk Point, SD 57025-2159

Septic permits

South Dakota DANR On-Site Wastewater Systems

State on-site wastewater installation standards and information about system-plan review

(605) 773-4647

523 E Capitol Ave, Pierre, SD 57501-3182

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 Union County, South Dakota?

Yes. Unincorporated Union County requires a building permit before construction, and the county Planning and Zoning office provides the application12. Applications go to the Office of Planning and Zoning and must identify the work, describe the land and proposed use or occupancy, include a site plan, carry the applicant's signature, and supply other information the Planning Director requests9. The Planning Director reviews the application, and applicable fees must be paid before issuance9. We could not confirm which separate construction-code edition, routine county inspections or certificate-of-occupancy process applies to every project, so ask Planning and Zoning what plan details and inspections your particular build needs2.

Who is the Union County building department, and how do you reach it?

Union County Planning and Zoning is the practical first stop for a building permit or rural zoning question12. Call 605-356-3354 or visit 209 E. Maint Street, Suite 100, Elk Point, SD 570252. The county page provides the building-permit application as well as variance and conditional-use forms2. Before preparing plans, give the office the parcel location and intended use and ask which zoning district controls; the county ordinance divides land among Agricultural, Rural Residential, Commercial, Floodplain Conservation, Planned Development and other districts4. Also ask for the current fee schedule because the reviewed materials establish that fees are due but do not supply current amounts9.

Does Union County have zoning?

Yes. Union County has adopted zoning regulations for unincorporated land, and district rules control uses and development standards34. In the Agricultural District, the stated yards are 50 feet in front, 20 feet at the side and 30 feet at the rear10. The Agricultural District ordinarily caps structures at 35 feet and requires a conditional-use permit above that height, while identified farm structures and wind-energy systems have an exception outside an airport approach zone11. Those figures are not universal parcel standards because other districts differ104. We could not confirm a countywide minimum dwelling size, accessory-dwelling rule or broad agricultural exemption from local permits; take the parcel and proposed use to Planning and Zoning before relying on a design2.

How do septic permits work in Union County?

South Dakota's minimum on-site wastewater standards apply in Union County, and local government may impose stricter requirements5. DANR publishes the statewide installation requirements and directs system-plan questions to its on-site wastewater program6. The reviewed materials do not confirm a universal permit or inspection procedure for every ordinary residential system in Union County, so ask Union County Planning and Zoning and DANR what review applies before choosing a location or hiring an installer26. Only about 24.9% of Union County soils rate without severe limitations for a conventional drain field, making a site and soil evaluation an important early contingency12. South Dakota also treats unconventional sanitation systems other than vault privies as experimental and requires plans and specifications to be approved before installation13.

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

We could not confirm a Union County rule that specifically allows or prohibits long-term RV occupancy, temporary camping or tiny-home occupancy on private land; ask Planning and Zoning about the parcel, zoning district and proposed utilities before buying2. A tiny home is not automatically outside the local process because unincorporated Union County requires a building permit before construction and applies county zoning13. Manufactured homes have a defined but conditional path: qualifying units must have been constructed on or after July 15, 1976, have an exterior dimension of at least 24 feet excluding overhangs, extend foundation walls and piers at least 42 inches below final grade, and have a roof pitch of at least 3 in 1214.

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

  1. Confirm that the site is in unincorporated Union County, then ask Planning and Zoning for its district and permitted-use rules32.
  2. Confirm legal road access; for a county highway, the Union County Highway Department publishes an access-permit application, while a connection to a state highway needs South Dakota Department of Transportation permission before construction815.
  3. Submit the building-permit application with the land description, proposed use, site plan, signature and requested supporting information9.
  4. Confirm the septic design and review path with Planning and Zoning and DANR before fixing the house location56.
  5. Obtain required state electrical and plumbing approvals; electrical work needs rough-in and final inspections, and covered plumbing installations need an inspection certificate1617.

What should you check before buying land in Union County?

Access: contact the Union County Highway Department at (605) 356-2351 at 501 E. Pleasant Street, Elk Point, SD 57025-2159 for a county-highway access application8. Flood risk: development in a regulated floodplain requires a permit in participating South Dakota communities, so ask Planning and Zoning who administers floodplain review for the parcel182. Soils: about 24.9% of county soils rate without severe limitations for a conventional drain field, so test septic feasibility before committing to a building envelope12. Water: a water-right permit applies only to uses meeting state permitting criteria, but a well driller must be licensed19. Taxes: the effective property-tax rate is about 1.1%, and the median annual property-tax bill is about $2,9972021.

Watch-outs

  • Do not apply Agricultural District setbacks to every parcel; Union County uses multiple zoning districts, and the controlling map and later amendments may change the answer410.
  • Do not assume an RV or tiny home can be occupied simply because you own the land; Union County Planning and Zoning should confirm the proposed use and utility plan2.
  • A qualifying owner may perform certain electrical work without a contractor license, but the exemption still requires an approved homeowner permit and inspections7.

Sources

  1. Union County SD - Planning & Zoning (2026 county census)
  2. Union County Planning and Zoning (unioncountysd.gov)
  3. Union County SD - Revised Zoning Regulations (2026 county census)
  4. 2008 Revised Zoning Regulations, quoted and re-checked
  5. One-Stop Permitting and Regulation Guide, quoted and re-checked
  6. South Dakota DANR On-Site Wastewater Systems (danr.sd.gov)
  7. South Dakota Electrical Commission - Homeowner Wiring (South Dakota statewide rule), quoted and re-checked
  8. Union County Highway Department (unioncountysd.gov)
  9. 2008 Revised Zoning Regulations, quoted and re-checked
  10. 2008 Revised Zoning Regulations, quoted and re-checked
  11. 2008 Revised Zoning Regulations, quoted and re-checked
  12. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  13. Administrative Rule 74:53:01 — Individual and Small On-Site Wastewater Systems (South Dakota statewide rule), quoted and re-checked
  14. 2008 Revised Zoning Regulations, quoted and re-checked
  15. Instructions: Applying for permission for driveway or intersection on a South Dakota state highway (South Dakota statewide rule), quoted and re-checked
  16. South Dakota Electrical Commission - Homeowner Wiring (South Dakota statewide rule), quoted and re-checked
  17. South Dakota Plumbing Commission - Inspections (South Dakota statewide rule), quoted and re-checked
  18. National Flood Insurance Program (South Dakota statewide rule), quoted and re-checked
  19. South Dakota Water Rights — Drilling a Well (South Dakota statewide rule), quoted and re-checked
  20. Effective property tax rate: Bolthole Index county data
  21. Median property tax bill: Bolthole Index county data

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

Union County in South Dakota

41
County map
Union County highlighted among the South Dakota counties · colored by Index score

How Union County scores

Seclusion39100% ev.
Self-Sufficiency20100% ev.
Admin Boringness49100% ev.
Durability42100% ev.
Property Autonomy67100% ev.
Carry Cost65100% 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 →

$364kTypical home
1.1%Property tax
$7,151Land / acre
28.5"Annual rain
19.5% of yrsSevere drought
8.8 / yr (+7.6)Mid-century 100°F days
20 daysMid-century dry spell
1.61" (+8.9%)Mid-century 1-day rain
1.6×Wildfire change factor
100%Forward climate coverage
$2,297Home insurance / yr
4% / yrInsurance growth
1.61%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
103,258People within 30 min
1,791,935People within 2 hr
13,748Radius comparison (15 mi)
37.3People / sq mi
1.1%Federal land
98.7%Land at 15% slope or less
24.9%Septic soil without severe limits
72,295 acWorkable land screen
4.8%Wooded land
11.5 tonsBiomass / forest ac
47.7°FAvg temp

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Answers from the rulebook for Union County

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

Union County rules

  • Zoning districtsPublished (with conditions)

    County zoning districts and their district-specific regulations.

    • The ordinance identifies Agricultural, Rural Residential, Commercial, Floodplain Conservation, Planned Development, and other districts with separate standards.
    • The official zoning map and later amendments may control parcel-specific classification.
    “AG Agricultural RR Rural Residential C Commercial LI Light Industrial HI Heavy Industrial FPC Floodplain Conservation PD Planned Development”
  • SetbacksDistrict specific (with conditions)

    Required yards and setbacks in Union County zoning districts.

    • Agricultural District: front 50 feet, side 20 feet, rear 30 feet.
    • Floodplain Conservation District: front 75 feet, side 30 feet, rear 30 feet.
    • Double-frontage lots require a front yard on each street.

    AG front yard: 50 feet · AG side yard: 20 feet · AG rear yard: 30 feet · FPC front yard: 75 feet

    “Front yard…………...... 50' Side yard……………... 20' Rear yard…………....... 30'”
  • Lot coverageDistrict specific (with conditions)

    Energy Center Planned Development District and Industrial Transition Zone.

    • At least 60 percent of the subject property must be usable open space.
    • At least 80 percent of the Industrial Transition Zone must be usable open space.

    ECPD usable open space: >= 60 percent · Industrial Transition Zone usable open space: >= 80 percent

    “A minimum of 60% percent of the total lot area of the Subject Property shall be usable open space.”
  • Building heightDistrict specific (with conditions)

    Maximum building heights in Union County zoning districts.

    • AG maximum height is 35 feet, with no height limit for farm structures or wind-energy systems except in an airport approach zone.
    • A conditional-use permit is required for an AG structure exceeding 35 feet.
    • FPC maximum height is 35 feet, with an exception for accessory farm structures and wind-energy systems except in an airport approach zone.

    AG maximum height: 35 feet (farm structures and wind-energy systems except in airport approach zone) · FPC maximum height: 35 feet (accessory farm structures and wind-energy systems except in airport approach zone)

    “A conditional use permit will be required for any structure having a maximum height exceeding 35 feet.”
  • Manufactured homesLimited

    Manufactured homes and mobile homes in Union County zoning districts.

    • Manufactured homes may be considered as conditional uses only if constructed on or after July 15, 1976.
    • Exterior dimensions excluding overhangs must be at least 24 feet.
    • Foundation walls and piers must extend at least 42 inches below final grade.
    • Roof pitch must be at least 3 in 12.
    • Manufactured-home parks must meet district lot and setback rules, be at least 20 acres, and not be in a floodplain or floodway.

    minimum construction date: >= 1976-07-15 · minimum exterior dimension: >= 24 feet (measured excluding overhangs) · minimum foundation depth: >= 42 inches (below final grade) · minimum roof pitch: >= 3 in 12 · minimum manufactured-home park size: >= 20 acres

    “A manufactured home may be considered for a conditional use as specified in the district regulations only if the following requirements are met:”
  • Subdividing landRegulated (with conditions)

    Subdivision activity in Union County, including mobile-home and manufactured-home subdivisions.

    • The county planning page links the 2011 subdivision regulations.
    • Manufactured-home subdivisions must also meet district density, area, and yard requirements and must be at least 20 acres.

    manufactured-home subdivision minimum size: >= 20 acres

    “2011 Revised Subdivision Ordinance of Union County, South Dakota”
  • Permit processPublished (with conditions)

    Union County building-permit applications under the county zoning ordinance.

    • Applications are submitted to the Office of Planning and Zoning.
    • Applicants must identify the work, describe the land, state proposed use or occupancy, provide a site plan, sign the application, and provide other information requested by the Planning Director.
    • Plans may be waived when review is unnecessary for compliance.
    • The Planning Director reviews the application and fees must be paid before issuance.
    “To obtain a building permit, the applicant shall apply at the Office of Planning and zoning.”
  • Building permitRequired

    Union County Planning & Zoning issues building permits for the unincorporated county and provides a building permit application; a permit is required prior to construction.

    Union County SD - Planning & Zoning ↗Scouted from the county site, not yet independently re-checked

  • County-wide zoningPresent

    Union County has adopted county zoning regulations (Revised Zoning Regulations) governing land use in unincorporated areas, enforced by the Planning & Zoning Department.

    Union County SD - Revised Zoning Regulations ↗Scouted from the county site, not yet independently re-checked

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”
  • InspectionsRequired

    Plumbing installations in South Dakota outside cities that administer their own plumbing inspection requirements.

    • The exception is for cities with their own inspection requirements.
    • Inspection requests generally require at least 72 hours advance notice, excluding weekends and holidays.
    • Inspections occur after a plumbing installation certificate is secured.

    installation certificate fee: 20 USD · single-family inspection fee: 110 USD · small-structure inspection fee: 100 USD (Five or fewer fixtures.) · large-structure inspection fee: 275 USD (Six or more fixtures.)

    “You must have a plumbing inspection certificate for all plumbing installations.”
    One more reviewed finding on this topic
  • Who permits septicMixed (with conditions)

    On-site wastewater systems in Union County under South Dakota minimum requirements, subject to potentially more stringent local requirements.

    • South Dakota regulates under SDCL Chapter 34A-2 and ARSD Chapter 74:53:01.
    • Local governments may impose more stringent requirements.
    “These regulations are the state’s minimum requirements and standards, but local governments may have more stringent regulations.”
    One more reviewed finding on this topic
    • State — Individual and small on-site wastewater systems statewide in South Dakota.
      “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.”
  • 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.”
  • Driveway accessLimited

    New or modified driveways and intersections connecting to South Dakota state highways.

    • Permission from the South Dakota Department of Transportation is required for access to a state highway.
    • The application may require an access approach design, vicinity map, estimated traffic volumes, three copies of a site plan, traffic-control plan, liability insurance, development plan, drainage plan, traffic-impact study, and revegetation plan.
    • Construction cannot begin until the access permit is issued.
    • The permittee pays construction, maintenance, and removal costs.
    • The permit expires if access is not under construction within one year, subject to one written one-year extension.
    • Access construction must be completed within 45 days after initiation within the highway right-of-way.

    application review update threshold: 30 days (If the application is not completed within 30 days, a Department employee will contact the applicant with an update.) · construction completion period: 45 days (Measured from initiation of construction within the highway right-of-way.)

    “Construction of the access shall not proceed until the access permit is issued. The access shall be completed in an expeditious and safe manner and shall be finished within 45 days from the initiation of construction within the highway right-of-way.”
  • 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.”
  • Permit feesPublished (with conditions)

    South Dakota state electrical wiring permits, including residential and farmstead wiring subject to state administration.

    • A wiring permit is required for electrical service entrances over 60 amperes, owner-exemption wiring, and other installations with an estimated inspection fee of at least $30.
    • Local inspection systems may have their own procedures, inspection fees, and regulations.
    • Inspection fees are separate from the $20 wiring-permit fee.

    wiring permit fee: 20 USD · permit validity: 3 years (A new permit is required if the installation extends beyond three years.) · late permit administrative fee: 250 USD (Applies when the permit is not dated at job start or is not renewed before expiration.)

    “A wiring permit may be obtained for twenty dollars from the commission office. A wiring permit is valid for three years from the date the permit is issued.”
  • 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 — Adoption of a construction building code by Union County.
  • Certificate of occupancy — Certificate-of-occupancy requirements in Union County.
  • Minimum dwelling size — Minimum dwelling size in Union County zoning districts.
  • Living in an RV — Long-term or residential RV occupancy on private land in Union County.
  • Camping on your land — Temporary camping on private land in Union County.
6 more unanswered
  • Tiny 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 Union County, South Dakota

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

Union County scores 41/100 on the Bolthole Index, a marginal county profile. Its strengths: a stronger property-autonomy legal backdrop and manageable long-term carry cost. Watch-outs: workable self-sufficiency basics (28.5″/yr rainfall) and about 103,258 people within a 30-minute drive.

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

Union County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by South Dakota DANR (on-site wastewater rules, ARSD 74:53:01), permitted locally. 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 Union County, South Dakota?

Land in Union County runs about $7,151 per acre, based on the latest county data.

What is the water situation in Union County?

Union County gets about 28.5" of rain a year, with severe drought in roughly 19.5% of years.

How remote is Union County?

A representative private-land location has about 103,258 people within a 30-minute drive and 1,791,935 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 Union County means bringing your own water and power. The kit we’d start with:

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How Union compares in South Dakota

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