How much does a building permit cost in unincorporated Gallatin County, MT?

The minimum permit fee is Refer to 2024 county fee schedule PDF.. Fees are calculated as: County LUP: per county fee schedule. State building permit: 1-2% of project valuation per ARM 24.301.138.. Plan check fee: State building permit only (for commercial/required projects); included in DLI fee calculation..

What work is exempt from building permits in unincorporated Gallatin County, MT?

The following work is generally exempt: Residential buildings with fewer than five dwelling units (single-family, duplexes, triplexes, fourplexes) that do not serve transient guests; Private garages and private storage buildings used exclusively by the owner (not commercial). Note: State building permit exemptions listed above apply to Big Sky. County LUP exemptions (if any): contact Planning at 406-582-3130; the zoning district is actively regulated and most structures require an LUP.

How do I schedule a building inspection in unincorporated Gallatin County, MT?

Inspections can be scheduled via: State DLI Regional Inspector (find contact at bsd.dli.mt.gov Inspection Areas page). Contact regional inspector directly..

County Building Permits

Gallatin County, MT - 2026 Building Permit Guide

How to apply for a building permit in unincorporated Gallatin County, Montana. Permit authority, application steps, fees, and inspection requirements.

Montana Updated March 2026

Permit Authority

Big Sky is unincorporated and has no independent municipal government. Construction in Big Sky falls under Gallatin County's Gallatin Canyon/Big Sky Zoning District regulations. The county issues Land Use Permits; state DLI handles building permits (most residential construction in Big Sky is exempt from state building permits, but county LUPs are still required). Some subdivisions and HOAs have additional architectural review requirements.

Department: Gallatin County Planning and Community Development Department (Land Use Permits); Montana DLI Building Codes Program (building permits where required)
Address: County Planning: 311 West Main Street, Room 108, Bozeman, MT 59715
Phone: 406-582-3130 (County Planning)
Email: via gallatinmt.gov contact page
Website: https://www.gallatinmt.gov/planning-community-development/pages/gallatin-canyonbig-sky-zoning-district

Online Permit Portal

Open County LUP: MyGov Portal; State Building Permit: eBiz

Platform: MyGov (county); eBiz (state) • Account required: Yes • Submission: Online only

Additional resources:

Application Process

Confirm project location is within the Gallatin Canyon/Big Sky Zoning District.
Check whether the property is within a subdivision or HOA with additional architectural review requirements (e.g., Big Sky Owners Association). Obtain HOA approval if required before or alongside county permits.
Review the Gallatin Canyon/Big Sky Zoning Regulation PDF.
Review LUP Instructions document.
If any portion of the property is on a slope greater than 15% or within 100 vertical feet of a prominent ridgeline, arrange for a geotechnical investigation report (required under zoning regulations).
Submit the county LUP application through the MyGov portal with site plan and project description.
Pay county LUP fees (credit card online with 3% processing fee, or check/cash at Planning Office).
County staff reviews for Gallatin Canyon/Big Sky zoning compliance.
If the project also requires a state building permit (e.g., commercial, multi-family transient lodging), submit separately to DLI via ebiz.mt.gov.
Once permits are issued, post on site and proceed with construction.
Schedule state inspections with the regional DLI inspector as work progresses.

Typical processing time: County LUP: varies. State building permit plan review: averages approximately 3 weeks for complete submissions.

Source: Gallatin County Planning and Community Development Department (Land Use Permits); Montana DLI Building Codes Program (building permits where required)

General Requirements

County LUP required for most construction in the Gallatin Canyon/Big Sky Zoning District. State building permit required for commercial projects and certain multi-family projects; most single-family residential construction is exempt from the state building permit (but not from the county LUP). Wildfire, snow load, steep slope, and floodplain conditions are common in this area and can trigger additional studies or design requirements.

Required Documents

County LUP application
Site plan
Project description
Geotechnical report for steep or ridgeline properties
Floodplain/flood elevation documentation if applicable
HOA architectural review approval documents if applicable

Permit validity: Contact County Planning at 406-582-3130.
Building code: State-adopted 2021 IBC/IRC/IECC with Montana amendments (for state-permitted commercial work). Residential construction in Big Sky is typically exempt from the state permit program but must comply with county zoning regulations.
Owner-builder: Same as general unincorporated county rules. Contact Planning or DLI.
Contractor requirements: State Construction Contractor Registration (Montana DLI, $70 non-refundable fee, renewed every two years).

Fees

Minimum permit fee: Refer to 2024 county fee schedule PDF.
Plan check fee: State building permit only (for commercial/required projects); included in DLI fee calculation.
Permit fee formula: County LUP: per county fee schedule. State building permit: 1-2% of project valuation per ARM 24.301.138.
Payment note: County LUP fees: credit card online (3% processing fee), or check/cash at Planning Office or by mail. State fees: via ebiz.mt.gov or check to DLI.

Fees change. Verify current amounts at the official fee schedule (effective 2024).

Work That Does NOT Require a Permit

Residential buildings with fewer than five dwelling units (single-family, duplexes, triplexes, fourplexes) that do not serve transient guests
Private garages and private storage buildings used exclusively by the owner (not commercial)

Important: State building permit exemptions listed above apply to Big Sky. County LUP exemptions (if any): contact Planning at 406-582-3130; the zoning district is actively regulated and most structures require an LUP.

Inspections

How to Schedule

State DLI Regional Inspector (find contact at bsd.dli.mt.gov Inspection Areas page) (phone)

Scheduling deadline: Contact regional inspector directly.
Inspection hours: State DLI inspector schedule: contact regional inspector directly.
Time windows: Contact regional inspector for available windows.

Typical inspection sequence: Same as general unincorporated areas for state-permitted projects. County does not conduct construction inspections; LUPs are a zoning approval only.

Contact regional DLI inspector regarding remote inspection options.

Additional Resources

Building code: State-adopted 2021 IBC/IRC/IECC with Montana amendments (for state-permitted commercial work). Residential construction in Big Sky is typically exempt from the state permit program but must comply with county zoning regulations.
Verify contractor license: Montana Contractor Registration
Zoning information: View zoning info
Gallatin Canyon/Big Sky Zoning Regulation PDF
Big Sky Owners Association Documents and Guidelines
State DLI Is a State Building Permit Needed
LUP Instructions Document
County Fee Schedule 2024
License lookup guide: Montana Contractor License Requirements
Contract template: Montana Homeowner-Contractor Agreement
Montana hub: Montana Contractor License & Permit Hub

Information on this page was last verified: March 2026. Permit rules and fees change — confirm current requirements directly with the Gallatin County Planning and Community Development Department (Land Use Permits); Montana DLI Building Codes Program (building permits where required) before applying.

Frequently Asked Questions

Gallatin County Building Permit FAQ

Do I need a building permit in unincorporated Gallatin County, MT?: County LUP required for most construction in the Gallatin Canyon/Big Sky Zoning District. State building permit required for commercial projects and certain multi-family projects; most single-family residential construction is exempt from the state building permit (but not from the county LUP). Wildfire, snow load, steep slope, and floodplain conditions are common in this area and can trigger additional studies or design requirements.
How much does a building permit cost in unincorporated Gallatin County, MT?: The minimum permit fee is Refer to 2024 county fee schedule PDF.. Fees are calculated as: County LUP: per county fee schedule. State building permit: 1-2% of project valuation per ARM 24.301.138.. Plan check fee: State building permit only (for commercial/required projects); included in DLI fee calculation..
How do I apply for a building permit in unincorporated Gallatin County, MT?: 1. Confirm project location is within the Gallatin Canyon/Big Sky Zoning District. 2. Check whether the property is within a subdivision or HOA with additional architectural review requirements (e.g., Big Sky Owners Association). Obtain HOA approval if required before or alongside county permits. 3. Review the Gallatin Canyon/Big Sky Zoning Regulation PDF. 4. Review LUP Instructions document. 5. If any portion of the property is on a slope greater than 15% or within 100 vertical feet of a prominent ridgeline, arrange for a geotechnical investigation report (required under zoning regulations). 6. Submit the county LUP application through the MyGov portal with site plan and project description. 7. Pay county LUP fees (credit card online with 3% processing fee, or check/cash at Planning Office). 8. County staff reviews for Gallatin Canyon/Big Sky zoning compliance. 9. If the project also requires a state building permit (e.g., commercial, multi-family transient lodging), submit separately to DLI via ebiz.mt.gov. 10. Once permits are issued, post on site and proceed with construction. 11. Schedule state inspections with the regional DLI inspector as work progresses.
How long does it take to get a building permit in unincorporated Gallatin County, MT?: Typical processing time is County LUP: varies. State building permit plan review: averages approximately 3 weeks for complete submissions..
What work is exempt from building permits in unincorporated Gallatin County, MT?: The following work is generally exempt: Residential buildings with fewer than five dwelling units (single-family, duplexes, triplexes, fourplexes) that do not serve transient guests; Private garages and private storage buildings used exclusively by the owner (not commercial). Note: State building permit exemptions listed above apply to Big Sky. County LUP exemptions (if any): contact Planning at 406-582-3130; the zoning district is actively regulated and most structures require an LUP.
How do I schedule a building inspection in unincorporated Gallatin County, MT?: Inspections can be scheduled via: State DLI Regional Inspector (find contact at bsd.dli.mt.gov Inspection Areas page). Contact regional inspector directly..

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Important: This page is an educational resource provided by jaspector.com. It is not legal advice, and it does not substitute for official guidance from the permit authority listed above. Permit requirements, fees, and processes change frequently. Always verify current requirements directly with the issuing department before beginning any construction project. Use of this page does not create an attorney-client relationship. Jaspector assumes no liability for any outcomes arising from reliance on this information.

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