Bolthole Index

Kane County, Utah

Building permits, zoning and septic in Town of Big Water, Utah

Town of Big Water, Utah routes building-permit applications to the Town’s building inspector for work requiring a permit under Town building codes.1 Big Water sets its own zoning in Kane County, while Southwest Utah Public Health Department handles septic plan review, permits and inspections.23 A septic permit and approved design are required before installing, replacing or modifying a system.4

At a glance

Building permits
Town building-inspector review for work requiring a building permit under Town codes1
Zoning
Town zoning; allowed uses depend on district2
Septic permits
Southwest Utah Public Health Department; permit and approved design required43
Minimum dwelling size
1,000 square feet excluding garages in RE-2, RE-1, R-1 and M-1; no floor-area minimum in R-25
Manufactured homes
Permitted in residential districts, conditional in C-1 and prohibited in I-2; installation standards apply6
Lot coverage
Maximum 50% for principal and accessory structures in the listed residential districts7

Who to call

Building permits

Big Water Town Building Department

Town Hall contact for building-permit routing and inspection coordination

435.675.3760

[email protected]

60 North Aaron Burr Big Water, UT 84741

Planning & zoning

Big Water Town Planning & Zoning Administrator

Town zoning questions, district confirmation and building-permit application guidance

435.675.3760

[email protected]

60 North Aaron Burr Big Water, UT 84741

Building permits

Big Water Town Building Inspector — application rules

Building-permit application review under Town code

Septic permits

Southwest Utah Public Health Department Environmental Health

Septic designs, permits, inspections and records for Kane County

(435) 296-5477 ext. 3226

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

Off-grid gear

Going off-grid in Town of Big Water means bringing your own water and power. The kit we’d start with:

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

Do you need a building permit in Town of Big Water, UT?

Big Water requires a building-permit application for proposed work that needs a building permit under the Town’s building codes, with review by the Town’s building inspector; the application provision excludes agricultural buildings only to the extent Utah law exempts them.1 Big Water has adopted building-code requirements, and principal buildings must use a compliant permanent foundation or meet manufactured-housing installation requirements.8 Ask the Town Building Department to identify the approvals and inspections for your exact project before starting construction.9

Who handles building review in Town of Big Water?

Start with Big Water Town Hall for building-permit routing, and use the Town Planning & Zoning Administrator for the parcel’s zoning questions and application guidance.910 The Town’s building page identifies Kane County as the building inspector, while the Town code sends building-permit applications to the Town’s building inspector for review.91 Ask Town Hall how to coordinate the Town application with inspection services. The available Big Water fee ordinance is marked draft, so ask for the adopted fee schedule before budgeting application, review or inspection charges.11

Does Town of Big Water have zoning and setbacks?

Big Water has its own zoning, and the district use table determines which uses are allowed.2 In RE-2, RE-1 and M-1, principal buildings have a 30-foot front setback; R-1 and R-2 have a 20-foot front setback.12 Side and rear setbacks also differ by district, with corner-lot exceptions, so have the Town confirm the complete building envelope for your parcel.12 Principal and accessory structures together may cover no more than 50% of a lot in RE-2, RE-1, R-1, R-2 and M-1.7 These limits make the parcel’s district and proposed layout essential checks before buying.127

How do septic permits work inside Town of Big Water?

Southwest Utah Public Health Department reviews septic plans, issues septic permits, conducts inspections and keeps system records for its district, with a Kane County contact listed on its septic page.13 Installing, replacing or modifying a septic system in Big Water requires both a septic permit and an approved design.4 Soil and percolation testing must be completed by a Utah-certified onsite professional before design or installation.13 Begin with the department’s application checklist and request the requirements for your parcel; a complete application package is required, and incomplete submissions may delay review.13

Can you live in an RV or tiny home in Town of Big Water?

We could not confirm Big Water’s general rule for living in an RV on private land or camping while building; ask the Town Planning & Zoning Administrator about your proposed use and duration. A small dwelling faces district-specific floor-area rules: RE-2, RE-1, R-1 and M-1 require at least 1,000 square feet, excluding garages, while R-2 has no minimum floor-area requirement in the development table.5 The absence of an R-2 floor-area minimum does not resolve a particular tiny-home proposal; ask the Town how the structure would be classified. Manufactured homes are permitted in RE-2, RE-1, R-1, R-2 and M-1, conditional in C-1, and prohibited in I-2, subject to installation and code requirements.6

Building a home in Town of Big Water: what comes first?

  1. Ask the Town Planning & Zoning Administrator to confirm the parcel’s district, allowed residential use and required zoning approval.210
  2. Fit the proposed home and accessory structures within the district’s setbacks, floor-area and lot-coverage standards.1257
  3. If using septic, arrange certified soil testing and obtain an approved design and septic permit from Southwest Utah Public Health Department before installation.13
  4. Present the building-permit application for Town building-inspector review where the Town building codes require a building permit.1

For land outside Town limits, use the Kane County guide for the county’s unincorporated-area zoning answer.14 Before buying inside Big Water, ask the Town about legal lot status, water service, driveway access, flood hazards and any owner-builder or occupancy requirements you plan to rely on.

Watch-outs

  • Big Water’s available building-fee ordinance is marked draft; request the adopted schedule before treating its amounts as current charges.11
  • We could not confirm private-land RV living, temporary camping or a tiny-home-specific rule in Big Water; ask the Town Planning & Zoning Administrator before buying for those uses.10
  • Big Water regulates subdivision and platting within Town limits, with stated exceptions for some agricultural divisions, boundary adjustments and parcel joinders.15

Sources

  1. Big Water Town Building Inspector — application rules (bigwater.municipalcodeonline.com)
  2. Big Water Municipal and Zoning Codes (Town of Big Water), quoted and re-checked
  3. Septic Systems - Southwest Utah Public Health Department (Town of Big Water), quoted and re-checked
  4. Septic Systems - Southwest Utah Public Health Department (Town of Big Water), quoted and re-checked
  5. Big Water Town Ordinance 07-2024, Table of Development Standards (Town of Big Water), quoted and re-checked
  6. bigwater.municipalcodeonline.com (Town of Big Water), quoted and re-checked
  7. Big Water Town Ordinance 07-2024, Table of Development Standards (Town of Big Water), quoted and re-checked
  8. Big Water Town Ordinance 07-2024, Table of Development Standards (Town of Big Water), quoted and re-checked
  9. Big Water Town Building Department (bigwaterut.gov)
  10. Big Water Town Planning & Zoning Administrator (bigwaterut.gov)
  11. Big Water Town Ordinance amending Building Department fees and permit application (Town of Big Water), quoted and re-checked
  12. Big Water Town Ordinance 07-2024, Table of Development Standards (Town of Big Water), quoted and re-checked
  13. Southwest Utah Public Health Department Environmental Health (swuhealth.gov)
  14. Planning Commission | Kane County, UT (2026 county census)
  15. Big Water Town Subdivision Ordinance (Town of Big Water), quoted and re-checked

Written October 11, 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.

Answers from the rulebook for Town of Big Water

Town of Big Water’s own rules

  • Building code adoptedAdopted

    Building construction inside Big Water Town.

    • The source refers to the Building Code as adopted by Big Water Town but does not identify the edition in the opened material.
    “Principal Buildings must be located on a site-built permanent foundation which meets the Building Code, and all other Codes, as adopted or if a Manufactured Home meets the requirements for manufactured housing installations”
  • Local zoningPresent

    Land inside Big Water Town limits; Big Water maintains its own zoning code and zoning districts.

    • The online code states that official hard copies govern if discrepancies exist.
    “The Table of Uses (Table 1) identifies the uses allowed within each Zoning District.”
  • Zoning districtsPublished

    Land inside Big Water Town; published zoning districts include RE-2, RE-1, R-1, R-2, C-1, M-1, and I-2.

    • The zoning code states that the Table of Uses identifies uses by zoning district.
    “USE ZONING DISTRICT (ZONE) RE-2 RE-1 R-1 R-2 C-1 M-1 I-2”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Minimum dwelling floor area in RE-2, RE-1, R-1, R-2, and M-1 residential zoning districts inside Big Water Town.

    • The standard excludes detached or attached garage area.
    • R-2 has no minimum floor-area requirement in the opened table.

    RE-2 minimum floor area: >= 1000 square feet (garage area excluded) · RE-1 minimum floor area: >= 1000 square feet (garage area excluded) · R-1 minimum floor area: >= 1000 square feet (garage area excluded) · R-2 minimum floor area: none (table states no minimum requirement) · M-1 minimum floor area: >= 1000 square feet (garage area excluded)

    “Minimum Floor Area for Dwelling, excluding any area used as a detached or attached garage.”
  • SetbacksDistrict specific (with conditions)

    Principal-building setbacks in RE-2, RE-1, R-1, R-2, and M-1 residential zoning districts inside Big Water Town.

    • Corner-lot side-yard and rear-yard exceptions apply as stated in the table.

    front yard by district RE-2, RE-1, R-1, R-2, M-1: 30, 30, 20, 20, 30 feet · side yard by district RE-2, RE-1, R-1, R-2, M-1: 10, 10, 10, 7.5, 10 feet (corner-lot street-side setbacks are larger as stated in the table) · rear yard by district: 20, 20, 20, 30, 20 feet (corner-lot exceptions stated in table)

    “Minimum Front Yard 30 feet 30 feet 20 feet 20 feet 30 feet”
  • Lot coverageSpecified

    All structures in RE-2, RE-1, R-1, R-2, and M-1 residential zoning districts inside Big Water Town.

    • The limit applies to principal and accessory structures.

    maximum lot coverage: <= 50 percent (all structures, principal and accessory)

    “Total Maximum Lot Coverage (all structures, Principal and Accessory) 50% 50% 50% 50% 50%”
  • Building heightSpecified

    Principal buildings in RE-2, RE-1, R-1, R-2, and M-1 residential zoning districts inside Big Water Town.

    maximum height by district RE-2, RE-1, R-1, R-2, M-1: 27, 27, 27, 27, 35 feet

    “Maximum Building Height 27 feet 27 feet 27 feet 27 feet 35 feet”
  • Manufactured homesLimited

    Manufactured homes in Big Water Town zoning districts.

    • Manufactured homes are permitted in RE-2, RE-1, R-1, R-2, and M-1; conditional in C-1; prohibited in I-2.
    • Manufactured homes must meet Section 15.24.020 and manufactured-housing installation requirements.
    “Manufactured Home (meeting the requirements of Section 15.24.020)P P P P C P X”
  • Off-grid sanitationLimited

    Individual sewage systems serving principal buildings in Big Water Town residential districts.

    • Health Department approval is required.
    • The health department separately requires a permit and approved design before installing, replacing, or modifying an onsite system.
    “Utah law requires wastewater to be handled through a public sewer connection or an onsite wastewater system (septic system). A permit and approved design are required before installing, replacing, or modifying a system.”
  • Subdividing landRegulated (with conditions)

    Subdivision and platting of all lands within Big Water Town corporate limits.

    • No person may subdivide land or obtain a building permit for a lot or parcel wholly or partly within Town limits except in compliance with the ordinance and applicable local, state, and federal law.
    • Agricultural divisions, boundary adjustments, and parcel joinders have stated statutory and ordinance exceptions.
    “This Ordinance shall govern and apply to the subdivision and platting of all lands lying within the corporate limits of Big Water Town, Utah.”
  • Short-term rentalsLimited

    Short-term rentals in Big Water Town zoning districts.

    • The use table marks short-term rental permitted in RE-2, RE-1, R-1, R-2, and M-1; prohibited in C-1 and I-2.
    • The use is subject to Section 15.40.
    “Short Term Rental (meeting the requirements of Section 15.40)P P P P X P X”
  • Permit feesPublished

    Building-related permits and reviews inside Big Water Town.

    • The building permit fee is determined by the most recently Utah State-adopted ICC Building Code publication.
    • Additional inspections cost $56.40 each and up.
    • The opened fee ordinance is marked draft.

    building permit application: 100 USD · building permit renewal: 100 USD · plan review: 100 USD (additional reviews $50 each) · re-inspection or additional inspection: 56.4 USD each and up · residential solar permit: 200 USD (application, plan review, and inspection included) · commercial solar permit: 300 USD (application, plan review, and inspection included) · demolition and grading permit: 150 USD (includes $25 fire inspection)

    “Building Permit Application $100 Building Permit Renewal $100 Plan Review $100 (additional reviews $50 each)”

Rules another office applies inside Town of Big Water

Town of Big Water does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Who permits septicMixed (with conditions)

    Onsite wastewater systems serving property inside Big Water Town and Kane County within the Southwest Utah Public Health Department service area.

    • The health department states that Kane County has a septic contact number, but the opened page does not expressly list Big Water by name.
    “Our department reviews plans, issues permits, conducts inspections, and maintains septic system records within our district.”
  • Septic permitRequired

    Installing, replacing, or modifying an onsite wastewater system serving property inside Big Water Town.

    • An approved design is also required before installation, replacement, or modification.
    • A complete application package is required.
    “A permit and approved design are required before installing, replacing, or modifying a system.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Big Water or Kane County directly.

  • Owner-builder exemption — Owner-builders inside Big Water Town.
  • Certificate of occupancy — Construction inside Big Water Town.
  • Living in an RV — Residential occupancy of recreational vehicles on private land inside Big Water Town.
  • Camping on your land — Temporary camping on private land inside Big Water Town.
  • Tiny homes — Tiny-home occupancy inside Big Water Town.
3 more unanswered
  • Well permit
  • Driveway access
  • Building in a floodplain

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.

Unanswered questions are usually a sign that Town of Big Water publishes no rule on the point, not that none exists. Kane County’s page lists the county offices to call.

← All of Kane County: county rules, score and offices