Bolthole Index

Utah County, Utah

Building permits, zoning and septic rules in Highland, Utah

Highland, Utah requires building permits for construction and alterations, with limited exemptions for certain work.1 Highland City administers zoning inside city limits, while Utah County Health Department handles onsite wastewater review and permitting in Utah County.23 A Highland building permit also depends on an approved percolation test unless the property connects to an approved sewer system.4

At a glance

Building permits
Required for construction and alterations; limited exemptions1
Zoning
Highland City Planning administers the Development Code2
Septic
County health review plus city percolation-test approval unless connected to approved sewer34
Owner-builder
Available for qualifying personal residential construction5
Accessory dwellings
Registration, owner-occupied statement and applicable building permit required6
Private water
State water-quality approval required when piped culinary water is unavailable7

Who to call

Building permits

Highland City Building Division

Building permit applications, plan review and inspections inside Highland

801-772-4516

5400 W Civic Center Drive

Zoning

Highland City Community Development & Planning

City land-use and building regulations; planning and zoning questions

801-772-4506

5400 W. Civic Center Drive

Septic permits

Utah County Health Department - Environmental Health

Onsite wastewater review and permits for Utah County

(801) 851-7525

151 S University Ave

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 Highland means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Highland, UT?

Highland building permits are required before projects that add, repair, change, enlarge or demolish a structure, or install equipment or systems; the city separately lists limited exempt work.1 Highland has adopted building codes with state amendments.8

Highland offers an owner-builder certification process for qualifying personal, noncommercial residential work by the sole owner.5 The owner-builder route does not remove Highland’s building-permit requirement for covered work: establish both the certification and building application requirements with the Building Division before construction.51

Who issues Highland building permits, and what do they cost?

Use Highland City Building Division for city building applications; call 801-772-4516 or visit the division at 5400 W Civic Center Drive.9 The city building page links the My City Inspector online building permit portal.9

Highland building permit fees depend on construction valuation; new residential and commercial plan submissions require a $500 deposit applied toward the final building permit cost.10 Sheds, garages, remodels, additions and basements require a $45 deposit, and pools require a $100 deposit.10 Treat these as submission deposits rather than a total project fee.10

Does Highland have zoning, lot-size rules and setbacks?

Highland City Planning administers zoning through the Development Code, and the city zoning map identifies the district for each property.211 Highland’s published residential districts include R-1-40, R-1-30 and R-1-20.11

Ask Highland Community Development & Planning at 801-772-4506 to identify the parcel’s district and confirm minimum lot area, setbacks, dwelling size, building height and lot coverage before choosing a house plan.12 We could not confirm current district-specific dimensional limits for Highland; request the applicable Development Code provisions from city Planning.2 Subdividing Highland property is also subject to city applications and preliminary-plat and improvement-plan requirements.13

How do septic permits work inside Highland?

Utah County Health Department Environmental Health administers onsite wastewater review and permitting in Utah County; contact the office at (801) 851-7525.314 Highland separately requires a soil percolation test meeting state health requirements and approval by the City Building Inspector before issuing a building permit, unless the property connects to an approved sewer system.4

Resolve the sewer-or-septic route before submitting the house application because Highland’s building approval depends on that choice.4 Utah requires public sewer connection when available and practicable; otherwise an adequate approved wastewater system is needed.15 Ask Environmental Health which new-system or existing-system review applies to the parcel.3

Can you live in an RV or tiny home in Highland?

We could not confirm Highland’s rules for living in an RV, temporary camping or occupying a tiny home on private property; ask Highland Planning about the proposed structure, parcel and duration before relying on that arrangement.12 Highland zoning is administered under the city Development Code.2

Highland’s confirmed accessory-dwelling route requires registration in addition to any applicable building permit and fee, plus an owner-occupied statement of understanding.6 Highland approves and registers an ADU in connection with final inspection and the certificate of occupancy.16 ADU registration alone does not establish permission for the separate RV or tiny-home proposal; ask Planning to classify the proposed use.612

Building a home in Highland: what are the steps, in order?

  1. Identify the Highland parcel’s zoning district with city Planning and use the Development Code to establish the applicable land-use requirements.211
  2. Establish approved sewer service or obtain the percolation-test approval needed for Highland building permit issuance.4
  3. Prepare a complete building application with the required documentation; incomplete submissions do not begin Highland’s application review.17
  4. Submit through the city building application process, complete review and payment, and obtain the issued building permit before starting covered work.171
  5. Arrange the inspections required for the construction, including foundation, building systems and final inspection as applicable.18

What should you check before buying land in Highland?

For a Highland parcel without piped culinary water under pressure, the private domestic water supply must meet state water-quality requirements and the building or use application must include a certificate of approval.7 Utah’s shallow-well process requires a valid groundwater right and a Start Card before construction; ask the Utah Division of Water Rights about the proposed well category.19

Highland drive approaches and curb cuts do not require a building permit, but the city directs applicants to Public Works about where a cut may be made.20 Ask city Planning who administers floodplain review for the parcel; we could not confirm Highland’s floodplain-development building approval requirements.12 For property outside Highland city limits, consult the Utah County guide for the county building office’s unincorporated-area jurisdiction.21

Watch-outs

  • Highland ADUs require city registration and an owner-occupied statement as well as any applicable building permit.6
  • An approved sewer connection changes Highland’s pre-building-permit percolation-test requirement; settle the wastewater route before submitting plans.4
  • We could not confirm Highland RV occupancy or tiny-home occupancy rules; ask city Planning before planning to live on the lot during construction.12

Sources

  1. Building Division (Highland), quoted and re-checked
  2. Zoning (Highland), quoted and re-checked
  3. Annual Permits & Certifications (2026 county census)
  4. Highland City Development Code (Highland), quoted and re-checked
  5. Owner / Builder Certification Agreement (Highland), quoted and re-checked
  6. Building Division (Highland), quoted and re-checked
  7. Highland City Development Code (Highland), quoted and re-checked
  8. Codes & Specifications (Highland), quoted and re-checked
  9. Highland City Building Division (highlandut.gov)
  10. highlandut.gov (Highland), quoted and re-checked
  11. Zoning (Highland), quoted and re-checked
  12. Highland City Community Development & Planning (highlandut.gov)
  13. Applications & Fees (Highland), quoted and re-checked
  14. Utah County Health Department - Environmental Health (health.utahcounty.gov)
  15. DAR File No. 37575, Rule R317-4, Onsite Wastewater Systems (Utah statewide rule), quoted and re-checked
  16. highlandut.gov (Highland), quoted and re-checked
  17. Building Division (Highland), quoted and re-checked
  18. highlandut.gov (Highland), quoted and re-checked
  19. Water Well Drilling Information (Utah statewide rule), quoted and re-checked
  20. When Do I Need a Building Permit? (Highland), quoted and re-checked
  21. Building - Utah County Community Development (2026 county census)

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 Highland

Highland’s own rules

  • Building permitRequired

    Projects inside Highland City that add, repair, change, enlarge, demolish, or install equipment or systems in a structure.

    • The city lists limited permit-exempt work separately.
    “Building permits are required before projects to add, repair, change, enlarge, demolish install equipment or systems in a structure.”
  • Owner-builder exemptionAvailable (with conditions)

    Owner-build residential construction inside Highland City using the Utah owner/builder certification process.

    • The owner must be the sole owner.
    • For new residential construction, the project must be the only residential structure built by the owner that year.
    • The owner must not have built more than three residential structures in the previous five years.
    • Work must be for personal, non-commercial, non-public use.
    • Unlicensed contractors may not be compensated except as specified in the form.
    “For New Residential and Remodel Construction: The improvements being placed on the property are intended to be used and will be used for my personal, non-commercial, non-public use and the work performed on the project must be performed by the following:”
  • Building code adoptedAdopted

    Building construction inside Highland City.

    • The city adopts the listed codes with state amendments.
    “The City Council has adopted the following building codes with state amendments:”
  • InspectionsRequired

    Permitted building work inside Highland City.

    • Inspections are scheduled Monday through Thursday from 8:00am to 6:00pm.
    • Inspections must be scheduled at least 24 hours in advance.
    • Required inspections vary with construction complexity.
    “The standard inspections are, but are not limited to, footings, foundations, temporary power, underground plumbing, four-way (electrical, plumbing, mechanical, and framing), permanent power, stucco, weather barrier, flashing, sheetrock, shower pan, and final inspection. However, depending upon the complexity of your construction there may be other inspections required.”
  • Certificate of occupancyRequired

    Accessory dwelling units inside Highland City.

    • The ADU is approved and registered in connection with final inspection/certificate of occupancy.
    • An owner-occupied statement must be completed, signed, notarized, and submitted to Highland City.
    “The ADU will be approved and registered in connection with final inspection/certificate of occupancy.”
  • Local zoningPresent

    Land inside Highland City limits; Highland City administers its own zoning criteria.

    • The Development Code and zoning map determine applicable district rules.
    “The Highland City Planning Department administers and regulates zoning criteria as outlined in the Development Code.”
  • Zoning districtsPublished

    Land inside Highland City; zoning districts and a zoning map are published by the city.

    • The city identifies three residential zones: R-1-40, R-1-30, and R-1-20.
    • The zoning map identifies the zoning for each property.
    “The Highland City Planning Department administers and regulates zoning criteria as outlined in the Development Code. The City currently has 3 zones allocated for residential development:”
  • Accessory dwellingsLimited

    Accessory dwelling units inside Highland City.

    • An ADU must be registered in addition to any applicable building permit and fee.
    • An owner-occupied statement of understanding is required.
    • The ADU is approved and registered in connection with final inspection/certificate of occupancy.
    “In addition to any applicable building permit and fee, you must register the accessory dwelling unit.”
  • Who permits septicMixed (with conditions)

    On-site wastewater and culinary-water approval inside Highland City.

    • The city building inspector approves the percolation test.
    • The test must be consistent with Utah State Division of Health requirements.
    • The rule does not apply when connection is made to an approved sewer system.
    “No building permit shall be issued until a soil percolation test consistent with requirements of the Utah State Division of Health has been performed and approved by the City Building Inspector unless connection is made to an approved sewer system.”
  • Mandatory utility hookupConditional

    New development inside Highland City.

    • An approved sewer connection avoids the percolation-test requirement.
    • If piped culinary water under pressure is unavailable, private water must satisfy Utah Department of Environmental Quality, Water Quality Division requirements and receive a certificate of approval.
    • The reviewed code did not state a general distance-to-utility threshold.
    “In all cases where a proposed supply of piped culinary water under pressure is not available, the domestic culinary water supply shall comply with requirements of the State Department of Environmental Quality, Water Quality Division and the application for a building or use permit shall be accompanied by a certificate of approval from said Water Quality Division.”
  • Subdividing landRegulated (with conditions)

    Property subdivision inside Highland City.

    • The city distinguishes minor subdivisions of 2 lots or less from major subdivisions of 3 lots or more or subdivisions requiring public improvements.
    • Preliminary-plat and improvement-plan submittal requirements apply.
    “Subdivision Application: Application for both Minor (2 lots or less) and Major (3 lots or more or requires public improvements) subdivisions and for subdivision improvement plans (civil/construction drawings).”
  • Driveway accessLimited

    Drive approaches and curb cuts inside Highland City.

    • A building permit is not required for drive approaches and curb cuts, but Public Works must be checked regarding where a cut may be made.
    “Drive approaches and curb cuts (do need to check with public works on where you can cut)”
  • Short-term rentalsLimited

    Short-term rental properties inside Highland City.

    • A Highland City business license is required.
    • New short-term rental businesses applying for a license must be owner-occupied to be eligible.
    • Rentals must be for at least two consecutive calendar nights.
    • Occupancy is limited to the lesser of 2 adults and 2 related children per bedroom, 12 persons total, or the fire-code maximum.
    • Fire inspections and applicable building, health, and fire codes apply.

    minimum rental duration: >= 2 calendar nights · maximum total occupancy: <= 12 persons (Also limited by bedroom formula and fire code.)

    “Short-term rentals must be rented for a minimum of two consecutive calendar nights.”
  • Permit feesPublished (with conditions)

    Highland City building permit submissions.

    • Fees are based on construction valuation.
    • A $500 deposit applies to all new residential and commercial plan submissions.
    • Sheds, garages, remodels, additions, and basements require a $45 deposit.
    • Pools require a $100 deposit.
    • A state fee of 1% of the building permit fee is charged and sent to the state.

    new residential/commercial plan deposit: 500 USD (Applied to final building permit cost.) · shed/garage/remodel/addition/basement deposit: 45 USD · pool deposit: 100 USD · state fee: 1 percent (Of building permit fee.)

    “The permit fees are based on the cost (valuation) of the construction. A deposit fee of $500 is charged for all new residential and commercial plan submissions. This fee is payable upon submission of construction plans to the Building Department for review and is applied to the cost of the final building permit. Sheds, garages, remodels, additions, and basements need a $45 deposit. Pools require a $100 deposit. A state fee of 1% of the building permit fee is charged and sent to the state.”
  • Permit processPublished (with conditions)

    Highland City building permit applications.

    • Applications are reviewed after a complete application with required documentation is submitted.
    • The permit portal progresses from preparation through submission, review, payment, issuance, and inspection scheduling.
    “Building applications will be reviewed after a complete application is submitted with all of the required documentation.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Highland or Utah County directly.

  • Minimum dwelling size — Single-family residential districts inside Highland City.
  • Lot coverage — Main residential buildings inside Highland City.
  • Building height — Main residential buildings inside Highland City.
  • Living in an RV — RV occupancy on private property inside Highland City.
  • Camping on your land — Temporary camping inside Highland City.
6 more unanswered
  • Tiny homes
  • Manufactured homes
  • Septic inspection
  • Well permit
  • Agricultural exemption
  • 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 Highland publishes no rule on the point, not that none exists. Utah County’s page lists the county offices to call.

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