Cherry County, NE - 2026 Building Permit Guide

Permit Authority

Issues land use and zoning permits for all unincorporated territory of Cherry County. Does not issue permits within the incorporated limits of any city or village. Note: Cherry County's Zoning Resolution is exclusively a land use/zoning instrument and does not constitute a building code, plumbing code, electrical code, or construction standard.

Department

Cherry County Planning and Zoning Administrator

Address

Cherry County Courthouse, 365 North Main Street, Valentine, NE 69201

Phone

(402) 376-1155

Website

https://cherrycountyne.gov/planning-and-zoning/

Online Permit Portal

Application Process

1. Confirm your parcel is in unincorporated Cherry County (not within incorporated city or village limits). Contact the Cherry County Assessor at cherry.nebraskaassessors.com or call (402) 376-1155 to verify.
2. Determine if your project qualifies for the agricultural building exemption (Neb. Rev. Stat. § 23-114.03). Farm buildings on farmsteads of 20+ acres producing $1,000+/year in farm products are exempt from county zoning permit requirements. Even exempt structures require NSED electrical permits and NDEE septic registration.
3. Check if your parcel is in the Niobrara River Corridor Agricultural District (NRCAG) or another sensitive zoning district. NRCAG properties have additional restrictions. Contact the Zoning Administrator and the NPS Niobrara NSR office (402-376-1901) before proceeding.
4. Check FEMA flood maps (msc.fema.gov) to determine if your property is in a Special Flood Hazard Area. If so, obtain a floodplain development permit from Cherry County before any building permit is issued.
5. Contact the Cherry County Planning and Zoning Administrator at (402) 376-1155 to discuss your project and obtain the land use permit application.
6. Prepare required documents: site/plot plan showing property lines and setbacks, description of proposed structure, property ownership documentation, and evidence of floodplain compliance if applicable.
7. Submit completed application and documents in person at the Cherry County Courthouse, 365 N Main Street, Valentine, NE 69201.
8. Pay the permit fee at time of application. Fee schedule is established by county board resolution; confirm current amounts with the administrator.
9. For projects disturbing 1+ acre, file a Notice of Intent (NOI) for a Construction Stormwater Permit (NER210000) with NDEE at least 7 days before grading begins.
10. For onsite wastewater systems, register with NDEE/DWEE ($140). Sandhills terrain typically requires engineered system design by a certified professional.
11. All electrical work requires a separate permit through the Nebraska State Electrical Division (NSED) regardless of location.
12. Obtain permit, post on job site, and begin construction.

Typical processing time: Not publicly stated. Contact the Planning and Zoning Administrator at (402) 376-1155 for current turnaround estimate.

Source: Cherry County Planning and Zoning Administrator

General Requirements

Under Neb. Rev. Stat. § 23-114, counties that have adopted zoning regulations must require permits prior to construction of any nonfarm building or structure in a zoned area. Cherry County has adopted a Zoning Resolution and requires land use permits for nonfarm structures in unincorporated territory. Agricultural buildings on qualifying farmsteads are exempt; confirm eligibility with the Zoning Administrator.

Required Documents

• Completed land use/zoning permit application
• Site plan or plot plan showing property lines, proposed structure location, and setbacks
• Description of proposed use and structure type
• Property ownership documentation (parcel ID, legal description)
• Evidence of floodplain compliance (if parcel is in or adjacent to a FEMA Special Flood Hazard Area)

Permit validity

Not publicly stated. Confirm current permit validity and expiration policy with the Planning and Zoning Administrator at (402) 376-1155.

Building code

Cherry County (unincorporated) has not adopted a residential building code. The Zoning Resolution explicitly states it does not create any building, plumbing, electrical, or construction code. Nebraska does not mandate a statewide residential building code for unincorporated territory. The Nebraska State Building Code (2018 IBC/2018 IRC) applies to state-owned and commercial/public buildings under State Fire Marshal jurisdiction.

Owner-builder

Nebraska does not require a general contractor license. Homeowners may build their own structures. Electrical work requires a licensed electrical contractor or a homeowner permit through the Nebraska State Electrical Division.

Contractor requirements

Nebraska does not issue a statewide general contractor license. Contractors must register with the Nebraska Department of Labor ($25/year, workers' compensation required). See https://dol.nebraska.gov/conreg

Fees

Permit fee formula

Established by county board resolution. Typical Nebraska rural county land use permit fees for nonfarm structures range from $25 to $150, but Cherry County's exact schedule is not published online.

Payment note

Payment accepted in person at the courthouse. Likely cash or check; confirm with administrator.

Work That Does NOT Require a Permit

• Agricultural buildings on qualifying farmsteads of 20+ acres producing $1,000+/year in farm products (Neb. Rev. Stat. § 23-114.03); includes barns, machine sheds, hay storage, and similar working farm/ranch structures
• Minor maintenance and repair work that does not constitute new construction or change of use
• Properties within the Niobrara River Corridor Agricultural District (NRCAG) may have more restrictive exemption standards; consult with the administrator and NPS

Important: Exemption from county zoning permit does not exempt structures from: Nebraska State Electrical Division (NSED) electrical permits, NDEE/DWEE septic registration ($140), NDEE Construction Stormwater Permit for 1+ acre disturbance, floodplain development permits (FEMA Special Flood Hazard Areas), or FEMA compliance if applicable. Confirm all applicable requirements with the Planning and Zoning Administrator before proceeding.

Inspections

How to Schedule

• (402) 376-1155 (phone)
• Cherry County Courthouse, 365 N Main Street, Valentine, NE 69201 (in-person)

Scheduling deadline

Not publicly stated. Contact the Planning and Zoning Administrator for current scheduling details.

Inspection hours

Monday–Friday during county courthouse business hours (confirm current hours with administrator)

Time windows

Not specified. Contact administrator for scheduling windows.

Typical inspection sequence: Cherry County (unincorporated) does not operate a building inspection program for residential structures. There is no county-administered building inspector for residential construction. Commercial structures are subject to Nebraska State Fire Marshal plan review and inspection.

Not applicable. County does not conduct building inspections for residential work.

Additional Resources

• Building code: Cherry County (unincorporated) has not adopted a residential building code. The Zoning Resolution explicitly states it does not create any building, plumbing, electrical, or construction code. Nebraska does not mandate a statewide residential building code for unincorporated territory. The Nebraska State Building Code (2018 IBC/2018 IRC) applies to state-owned and commercial/public buildings under State Fire Marshal jurisdiction.
• Zoning information: View zoning info
• Middle Niobrara Natural Resources District (groundwater/watershed)
• Nebraska State Fire Marshal (commercial construction plan review)
• Nebraska State Electrical Division (electrical permits required statewide)
• NDEE Construction Stormwater Permit (1+ acre disturbance)
• NDEE Onsite Wastewater/Septic Registration ($140)
• FEMA Flood Maps (check Special Flood Hazard Areas)
• NPS Niobrara National Scenic River (river corridor compliance)
• Fort Niobrara National Wildlife Refuge (adjacent lands)
• Nebraska Contractor Registration (NDOL)
• Cherry County Assessor (parcel information)
• Nebraska Building Code Reference (2018 IBC/IRC basis)
• License lookup guide: Nebraska Contractor License Requirements
• Contract template: Nebraska Homeowner-Contractor Agreement
• Nebraska hub: Nebraska Contractor License & Permit Hub

Frequently Asked Questions

Cherry County Building Permit FAQ

Do I need a building permit in unincorporated Cherry County, NE?

Under Neb. Rev. Stat. § 23-114, counties that have adopted zoning regulations must require permits prior to construction of any nonfarm building or structure in a zoned area. Cherry County has adopted a Zoning Resolution and requires land use permits for nonfarm structures in unincorporated territory. Agricultural buildings on qualifying farmsteads are exempt; confirm eligibility with the Zoning Administrator.

How much does a building permit cost in unincorporated Cherry County, NE?

Fees are calculated as: Established by county board resolution. Typical Nebraska rural county land use permit fees for nonfarm structures range from $25 to $150, but Cherry County's exact schedule is not published online..

How do I apply for a building permit in unincorporated Cherry County, NE?

1. Confirm your parcel is in unincorporated Cherry County (not within incorporated city or village limits). Contact the Cherry County Assessor at cherry.nebraskaassessors.com or call (402) 376-1155 to verify. 2. Determine if your project qualifies for the agricultural building exemption (Neb. Rev. Stat. § 23-114.03). Farm buildings on farmsteads of 20+ acres producing $1,000+/year in farm products are exempt from county zoning permit requirements. Even exempt structures require NSED electrical permits and NDEE septic registration. 3. Check if your parcel is in the Niobrara River Corridor Agricultural District (NRCAG) or another sensitive zoning district. NRCAG properties have additional restrictions. Contact the Zoning Administrator and the NPS Niobrara NSR office (402-376-1901) before proceeding. 4. Check FEMA flood maps (msc.fema.gov) to determine if your property is in a Special Flood Hazard Area. If so, obtain a floodplain development permit from Cherry County before any building permit is issued. 5. Contact the Cherry County Planning and Zoning Administrator at (402) 376-1155 to discuss your project and obtain the land use permit application. 6. Prepare required documents: site/plot plan showing property lines and setbacks, description of proposed structure, property ownership documentation, and evidence of floodplain compliance if applicable. 7. Submit completed application and documents in person at the Cherry County Courthouse, 365 N Main Street, Valentine, NE 69201. 8. Pay the permit fee at time of application. Fee schedule is established by county board resolution; confirm current amounts with the administrator. 9. For projects disturbing 1+ acre, file a Notice of Intent (NOI) for a Construction Stormwater Permit (NER210000) with NDEE at least 7 days before grading begins. 10. For onsite wastewater systems, register with NDEE/DWEE ($140). Sandhills terrain typically requires engineered system design by a certified professional. 11. All electrical work requires a separate permit through the Nebraska State Electrical Division (NSED) regardless of location. 12. Obtain permit, post on job site, and begin construction.

How long does it take to get a building permit in unincorporated Cherry County, NE?

Typical processing time is Not publicly stated. Contact the Planning and Zoning Administrator at (402) 376-1155 for current turnaround estimate..

What work is exempt from building permits in unincorporated Cherry County, NE?

The following work is generally exempt: Agricultural buildings on qualifying farmsteads of 20+ acres producing $1,000+/year in farm products (Neb. Rev. Stat. § 23-114.03); includes barns, machine sheds, hay storage, and similar working farm/ranch structures; Minor maintenance and repair work that does not constitute new construction or change of use; Properties within the Niobrara River Corridor Agricultural District (NRCAG) may have more restrictive exemption standards; consult with the administrator and NPS. Note: Exemption from county zoning permit does not exempt structures from: Nebraska State Electrical Division (NSED) electrical permits, NDEE/DWEE septic registration ($140), NDEE Construction Stormwater Permit for 1+ acre disturbance, floodplain development permits (FEMA Special Flood Hazard Areas), or FEMA compliance if applicable. Confirm all applicable requirements with the Planning and Zoning Administrator before proceeding.

How do I schedule a building inspection in unincorporated Cherry County, NE?

Inspections can be scheduled via: (402) 376-1155, Cherry County Courthouse, 365 N Main Street, Valentine, NE 69201. Not publicly stated. Contact the Planning and Zoning Administrator for current scheduling details..