Building in Livingston and Paradise Valley.
Big views, big wind, the Yellowstone River, and land that mostly sits outside any town. We sort out the floodplain, the septic, the power and the paperwork early, and build for wind that's gusted past 90 miles an hour at the Livingston airport.
- County
- Park
- Building permits
- From Livingston inside city limits. In Paradise Valley, none for a house, but state electrical and plumbing permits apply.
- Septic
- Park County Environmental Health.
- Floodplain
- Park County Planning permits work in the mapped floodplain. The maps are being redrawn after the 2022 flood.
- Power
- NorthWestern Energy or Park Electric Cooperative, depending on the lot.
In town or out in the valley.
Inside Livingston, the city issues building permits but not electrical, plumbing or HVAC permits; electrical and plumbing permits come from the state. Out in Paradise Valley, a single-family home doesn't need a building permit, but state electrical and plumbing permits still apply. Park County has zoning in a handful of districts, Paradise Valley among them, and a driveway onto a county road or a state highway needs its own permit.
Where no building code is enforced, state law requires the builder to certify in writing that the house meets the state energy code. We put that in writing on every house we build out there.
The river and the floodplain.
Building in the mapped floodplain takes a permit from Park County Planning, no new buildings are allowed in the floodway itself, and work in or near a stream can need a 310 permit from the Park Conservation District. If you're financing, a federally backed loan requires flood insurance in a mapped floodplain. The flood maps are being redrawn after the 2022 flood, so we check the latest before we plan.
Built for the wind.
Strong southwest winds are common in Livingston winters, and gusts at the airport have topped 90 miles an hour. Inside the city, Livingston's building official sets the design loads; outside, they come from national hazard data for your exact site. We design and build to them.
Septic, wells and power.
Septic permits come from Park County Environmental Health. A household well under the state's exempt limits needs no water right, but since January 2026 you have to file a Notice of Intent with DNRC before you use the water. Power comes from NorthWestern Energy or Park Electric Cooperative depending on where the lot is, and Park Electric wants its construction charge paid up front.
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 Livingston.
Do I need a building permit in Paradise Valley?
Not for a single-family home. You still need state electrical and plumbing permits, a septic permit, and, depending on the lot, floodplain, zoning, address and driveway permits.
My lot is just outside Livingston. Whose rules apply?
The city's permits stop at the city limits. Outside them, county and state rules apply, and your address comes from the county.
Is my lot in the floodplain?
Check FEMA's flood map and ask Park County Planning, and know the maps are being redrawn after the 2022 flood. No new buildings are allowed in the floodway itself.
Who provides power?
NorthWestern Energy or Park Electric Cooperative, depending on where the lot is. Neither can connect a new house without the state electrical permit.
What does a new well need now?
A household well under the state's exempt limits needs no water right, but since January 2026 you have to file a Notice of Intent with DNRC before you use the water.
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.