Gallatin County, MT — 2026 Building Permit Guide

On this page 6

§ 01

Permit authority

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

Street address

County Planning: 311 West Main Street, Room 108, Bozeman, MT 59715

Phone

406-582-3130 (County Planning)

via gallatinmt.gov contact page

Coverage

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.

Online portal

County LUP: MyGov Portal; State Building Permit: eBiz

MyGov (county); eBiz (state)

Website

Department website

Additional resources

§ 02

When a permit is required

Permit triggers and exempt work for Gallatin County

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.

Scope of work

Permit?

Residential buildings with fewer than five dwelling units (single-family, duplexes, triplexes, fourplexes) that do not serve transient guests

Exempt

Private garages and private storage buildings used exclusively by the owner (not commercial)

Exempt

Exempt Residential buildings with fewer than five dwelling units (single-family, duplexes, triplexes, fourplexes) that do not serve transient guests
Exempt 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.

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

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.
Permit validity: Contact County Planning at 406-582-3130.
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).

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

§ 03

Application process

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

01

Confirm project location is within the Gallatin Canyon/Big Sky Zoning District.
02

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.
03

Review the Gallatin Canyon/Big Sky Zoning Regulation PDF.
04

Review LUP Instructions document.
05

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).
06

Submit the county LUP application through the MyGov portal with site plan and project description.
07

Pay county LUP fees (credit card online with 3% processing fee, or check/cash at Planning Office).
08

County staff reviews for Gallatin Canyon/Big Sky zoning compliance.
09

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.

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) ↗

§ 04

Fee schedule

Effective 2024

Fee type

Amount

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.

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 periodically. Confirm at the official fee schedule ↗ (effective 2024) before budgeting.

§ 05

Required inspections

Scheduling and sequence

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 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.

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

§ 06

Frequently asked

Common questions about unincorporated Gallatin County permits

01 Do I need a building permit in unincorporated Gallatin County, MT? ▸

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

Building permit fees in unincorporated Gallatin County, MT are set by the local building department and vary by project type and valuation. 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..

03 How do I apply for a building permit in unincorporated Gallatin County, MT? ▸

To apply for a building permit in unincorporated Gallatin County, MT, follow these steps: 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.

04 How long does it take to get a building permit in unincorporated Gallatin County, MT? ▸

Building permit processing times in unincorporated Gallatin County, MT typically run County LUP: varies. State building permit plan review: averages approximately 3 weeks for complete submissions.. Timelines can vary based on project complexity and current department workload.

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

Not all construction work requires a permit 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. When in doubt, confirm with the local building department before starting work.

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

Once your permit is issued and work reaches an inspection milestone, you can schedule a building inspection in unincorporated Gallatin County, MT via: State DLI Regional Inspector (find contact at bsd.dli.mt.gov Inspection Areas page). Contact regional inspector directly..

last verified March 2026 source Gallatin County Planning and Community Development Department (Land Use Permits); Montana DLI Building Codes Program (building permits where required) ↗ entry id permits/montana/gallatin/big-sky

Report a correction

Educational reference. Permit rules and fees change — confirm current requirements directly with Gallatin County Planning and Community Development Department (Land Use Permits); Montana DLI Building Codes Program (building permits where required) before applying. Jaspector is not legal advice.

Unincorporated Gallatin County