Building on your land around Bozeman.
Bozeman, Belgrade, Four Corners, Gallatin Gateway and Manhattan. We work out of the Bozeman area, and we know where the city's rules stop and the county's start, what the health department wants before you dig, and why the groundwater matters around Four Corners.
- County
- Gallatin
- Building permits
- From Bozeman, Belgrade or Manhattan inside city limits. Outside them, none for a house, but state electrical and plumbing permits apply.
- Septic
- Gallatin City-County Health Department permits every system.
- Wells
- A Notice of Intent has to be filed with DNRC before a new well's water is used.
- Power
- NorthWestern Energy around Bozeman.
Inside town or out, the rules change.
Inside Bozeman, Belgrade or Manhattan, the city issues the building, electrical, plumbing and mechanical permits. Out in the county, around Four Corners, Gallatin Gateway or on rural land, a single-family home doesn't need a building permit, but state electrical and plumbing permits still apply.
Gallatin County also has zoning districts, Four Corners and the Bozeman area among them. Inside one, the county wants a land use permit before most construction, and it needs an address and an approved septic permit first. A rural address comes from the county, and a driveway onto a county road or a state highway needs its own permit.
Septic and groundwater.
Every septic system needs a permit from the Gallatin City-County Health Department, and a registered site evaluator or engineer looks at the site first. A drainfield needs 4 feet of natural soil above groundwater, so the water table can decide what kind of system you get.
Around Four Corners, irrigation and canal leakage raise the groundwater every spring and summer. That matters for basements as much as septic, so we look at it before we plan either. One more thing that surprises people: an unfinished basement counts as a bedroom when the septic gets sized.
Wells and water rights.
A household well doesn't need a water right as long as it stays under 35 gallons a minute and 10 acre-feet a year. Since January 2026, though, you have to file a Notice of Intent with DNRC before you use the water, and the completion paperwork can't go through without it. We line up the driller and keep the paperwork moving.
What we handle for you.
We walk the lot with you, check the zoning, the covenants and the lot's state subdivision approval, and line up the site evaluator, the septic installer, the well driller and the power company. Then we put real numbers on all of it before anyone draws a house.
- Zoning and covenants
- Septic permit
- Well paperwork
- Address and driveway permits
- Power line extension
What clients say when the trucks leave.
★★★★★Dan Frey built our dream home in 2025 and what a phenomenal job he did. His attention to detail is amazing. We couldn’t be happier with the finished product.
★★★★★From the initial consultation to the final walkthrough, their team showed professionalism, transparency and a genuine commitment to quality craftsmanship.
★★★★★Dan is very smart and knows how to put quality work behind his projects. Great work ethic and always willing to work with the customer.
Building around Bozeman.
Do I need a building permit outside Bozeman?
Not for a single-family home in the county, like around Four Corners or Gallatin Gateway. State electrical and plumbing permits still apply, and so can a septic permit, a county land use permit in a zoning district, an address and a driveway permit.
Can I put a basement in?
It depends on the site. Groundwater comes up every spring and summer in parts of the valley, and an unfinished basement counts as a bedroom when the septic is sized. We look at both before we plan one.
What comes first?
Usually the septic permit: a site evaluation, then the health department's review. In a zoning district, the county land use permit needs that septic permit before it's issued.
Do I need a water right for a well?
Not for a household well under 35 gallons a minute and 10 acre-feet a year. Since January 2026, you have to file a Notice of Intent with DNRC before you start using the water.
Are there limits on what I can build on my lot?
There can be. Check for a zoning district, covenants, and the lot's state subdivision approval, which can limit what goes on it. We'll help you look before you buy.
Tell us about your land.
Own land, or about to buy it? Tell us where it is, what you want to build and roughly what you want to spend. We'll set up an overview call, and if we're not the right fit, we'll say so.