Gem County Development Services issues building permits outside Emmett city limits from the County Annex at 116 E. 3rd Street, where it moved on September 21, 2026. Applications are paper, with two sets of plans, and payment is taken in person. The fee comes from a valuation table in the County’s 2023 fee schedule plus a 50% plan check fee, and the Building Official has 30 days to review, though the County says most permits take a couple of weeks. Inside Emmett, the City’s Building Department issues the permit.
What needs a building permit in Gem County?
County Code 11-14-1 says no building or other structure may be erected, moved, added to or structurally altered, and no use changed, without a permit. The Building Department’s own answer for residential property is that every building-related project needs a permit except the short list below.
Permit required
- New single-family homes
- Additions and alterations
- Roofs and decks
- Garages, shops and pole buildings
- Moved structures and pre-fabricated buildings
- Manufactured home installation
- Cell towers
- Demolition of a house or manufactured home
- Commercial buildings (separate application)
No building permit
- A freestanding, stick-built structure of 10 ft x 12 ft (120 sq ft) or less
- A remodel that does not affect weight-bearing walls or resize windows; the County asks you to call about the interior work first
- Retaining walls not over 4 ft high
- Re-siding a building
- Painting
Agricultural buildings do not need a standard building permit, but they do need a $130 agricultural zoning permit and an Ag Building Declaration Form. To qualify, the parcel must be at least 5 acres in an agricultural zone and the building must be used strictly for agriculture, such as housing livestock or storing hay. Structures with facilities or offices, and riding arenas, do not qualify.
Building without a permit carries a penalty fee equal to the building permit fee.
Who issues building permits in Gem County?
Development Services enforces the County’s building, zoning, subdivision and flood control codes. Matthew Humphrey is the Building Official. The County’s forms still print the old address, 109 S. McKinley Avenue; the office has been in the County Annex since September 21, 2026, with the entrance by the ramp on the south side of the building.
| Detail | Information |
|---|---|
| Department | Gem County Development Services, Building Department |
| Address | County Annex Building, 116 E. 3rd Street, Emmett, ID 83617 |
| Phone | 208-365-5144 |
| gcbuild@co.gem.id.us | |
| Hours | Monday 8:00 a.m. to 4:00 p.m.; Tuesday and Friday 8:00 a.m. to 5:00 p.m.; Wednesday 9:00 a.m. to 5:00 p.m.; closed Thursday until further notice |
| Inspection request line | 208-365-4743 |
| Building Official | Matthew Humphrey |
Short on time to read all of this?
Get a free quote →Emmett is the only incorporated city in Gem County, and it does not use the County for building permits. The City of Emmett Building Department takes building permit applications and inspection requests through City Hall, 501 E. Main Street (208-365-6050, extension 6 for building codes and planning and zoning). Its page lists the City’s own design criteria: 115 mph wind loading, a 30 lb per sq ft ground snow load and a 24-inch frost depth.
Gem County applications and forms
Gem County has no online application portal. Forms are downloaded from the Building Applications page, filled in and brought to Development Services with the plans. The online tool on the Inspection Requests page is only for looking up an issued permit and asking for an inspection.
- Building Permit Application (revised July 22, 2025): the residential form for a new house, addition, alteration, roof, deck, garage or shop, pole building, moved structure, demolition or pre-fabricated building.
- Commercial Building Permit Application: the County’s published FAQs cover residential permits only, not commercial or industrial ones.
- Submittal requirement sheets for new residential construction, residential additions and alterations, and accessory buildings and shops.
- Ag Building Declaration Form, filed with the agricultural zoning permit.
- Mobile/Manufactured Home Requirements.
- Address Request Form, needed when the parcel has no address yet.
- Contractor number request: contractors need a County contractor code to request inspections online, and must give their Idaho contractor registration number to receive any permit. Registration is required when a job exceeds $2,000 in labor and materials; an owner doing all the work personally needs none.
The County calls or texts when the permit is ready to collect. A permit becomes void if work has not started within 120 days of issue, or if work stops for 120 days.
Gem County building permit fees
The Building Department works out a valuation from the building type and square footage and reads the permit fee from the table in the County’s 2023 Fee Schedule for Building Permits, which is set by resolution of the Board of County Commissioners. Staff will estimate the fee by phone if you give them the building type and square footage.
| Total valuation | Building permit fee |
|---|---|
| $1 to $500 | $23.50 |
| $501 to $2,000 | $23.50 for the first $500 plus $3.05 per additional $100 or fraction |
| $2,001 to $25,000 | $69.25 for the first $2,000 plus $14 per additional $1,000 or fraction |
| $25,001 to $50,000 | $391.25 for the first $25,000 plus $10.10 per additional $1,000 or fraction |
| $50,001 to $100,000 | $643.75 for the first $50,000 plus $7 per additional $1,000 or fraction |
| $100,001 to $500,000 | $993.75 for the first $100,000 plus $5.60 per additional $1,000 or fraction |
| $500,001 to $1,000,000 | $3,233.75 for the first $500,000 plus $4.75 per additional $1,000 or fraction |
| $1,000,001 and up | $5,608.75 for the first $1,000,000 plus $3.65 per additional $1,000 or fraction |
Not sure this scope needs a permit?
Get a free quote →| Item | Fee |
|---|---|
| Plan check, new construction, remodel or addition | 50% of the building permit fee |
| Plan check, accessory structure | 25% of the building permit fee |
| Deposit for new construction, 500 to 1,000 sq ft | $100 |
| Deposit for new construction, 1,001 to 1,999 sq ft | $200 |
| Deposit for new construction, 2,000 sq ft or more | $500 |
| Re-inspection, each one beyond the standard inspections | $75 |
| Demolition permit | $55 |
| Manufactured home installation | $158 per section |
| Agricultural zoning compliance permit, 100% agricultural use | $130 |
| Inspection with no listed fee | $75 per hour, half-hour minimum |
| Third-party specialty plan checks or inspections | Actual cost plus 10% |
| Working without a permit | Penalty equal to the building permit fee |
The deposit is due with the application, is not refundable and is credited toward the permit. It is forfeited if the application is withdrawn after approval or the permit is not picked up within 120 days of approval. For example, a project valued at $250,000 has a building permit fee of $1,833.75 and a plan check fee of $916.88, with the deposit already paid counted against that total.
Impact fees are separate and changed on July 15, 2026. A new home pays $11,070 in Gem County Fire District #1, $10,161 in the Middleton Fire District and $8,680 in Gem County Fire District #2 or the Eagle Fire District, covering road and bridge, sheriff, EMS and fire. A secondary dwelling pays $7,145 in Fire District #1 or $6,236 in the Middleton district. Commercial impact fees are charged per 1,000 sq ft by use.
All payments are made in person. The County takes cash, checks and cards, with a 3% charge on cards, and does not accept online payments or wire transfers.
Electrical, plumbing and HVAC permits in Gem County
The County does not issue trade permits. Its inspection guidelines say all plumbing, electrical and HVAC inspections are made by the State of Idaho, and the County application puts those permits and inspections on the applicant. Those permits come from the Idaho Division of Occupational and Professional Licenses, whose main number is 208-334-3233 and whose inspection line is 208-332-4700; the two separate state numbers on the County’s page are older ones.
Rather talk it over?
Call 1-855-478-4290 →The state approvals control the County’s own inspections. A framing inspection will not pass without the state’s green approval stickers for rough plumbing, electrical and HVAC, and the County final is not completed until the state has given final plumbing and electrical approval.
Driveway plans go to the rural fire district for review and approval: Gem County Fire District 1 (208-365-2012), Fire District 2 (208-866-7255) or Middleton Fire (208-585-6650).
What to submit for a Gem County building permit
The application is not processed until every item that applies has been turned in. Not every item applies to every project.
Submittal checklist
- Building Permit Application
- Completed Address Request Form, if the parcel has no address
- 2 complete sets of plans
- Plot plan or site plan drawn to scale
- Recorded proof of property ownership, such as a warranty deed
- Driveway access permit from Road and Bridge or the Idaho Transportation Department
- Irrigation district site plan approval
- Southwest District Health permit
- Rural fire district approval
- Architectural committee approval and easements, where they apply
Drawings for a new home
- Plans on paper at least 18 x 24 inches, with scale and square footage noted
- Site plan at 1 inch = 20 ft, showing easements, street names, structures, distances to property lines and driveways
- Foundation plan with footings, piers, wall sizes and reinforcement
- Floor plan for each level at 1/4 inch = 1 ft, with braced wall panels, stairs and room labels
- Cross sections from the foundation through the roof
- Elevations of all sides at 1/8 inch = 1 ft or larger, showing bracing and shear walls
Since July 3, 2023 the County has required a Southwest District Health permit approving the site plan for all building permits. If you are adding bedrooms, the health district has to confirm first that the septic system is large enough.
Energy compliance follows the 2018 International Residential Code for Climate Zone 5, by the component method or a REScheck report; without a REScheck, the County applies the minimums in IRC Table N1102.1. On a hillside lot, which the application defines as a slope of 10% or more, or on fill, the County wants engineering for the structure and compaction tests from an independent inspection firm.
Rather not deal with the Gem County building department?
Get a free quote →How to get a Gem County building permit: 6 steps
City lots go to the City of Emmett Building Department at City Hall.
Get the Southwest District Health permit, the driveway access permit, the irrigation district approval and the rural fire district approval.
Draw them to the scales on the County’s submittal sheet for your project type.
Bring the application, plans and supporting documents to the County Annex, 116 E. 3rd Street, and pay the new-construction deposit.
Plan review can take up to 30 days; the County says most permits are ready in a couple of weeks.
Building permit, plan check and impact fees are collected when the permit is issued. Start work within 120 days.
Gem County inspections
Call the inspection line on 208-365-4743 at least 24 hours ahead and leave the permit number, type of inspection, contractor and owner names, job address, a contact number and the time you want. Contractors with a County contractor code can also request inspections from the issued-permit search on the Inspection Requests page. Each inspection beyond the standard ones costs $75.
| Inspection | Main checks |
|---|---|
| Footing | Setbacks, with survey markers and string lines left in place; soil; footings at least 12 inches wide and 7 inches deep, 12 inches below undisturbed ground; two continuous #4 rebar |
| Stem wall | Walls at least 6 inches wide and 24 inches deep, centered on the footing; anchor bolts every 6 ft; crawl space vents |
| Shear-nail | Sheathing nailing at 6 inches on edges and 12 inches in the field; insulation values |
| Framing | State approval stickers for rough plumbing, electrical and HVAC; fireblocking; stairs; egress windows; attic and under-floor access; hurricane clips on all trusses |
| Final | State final plumbing and electrical approval; final septic approval from Southwest District Health; emergency vehicle access and turnaround on the driveway |
Driveway approach inspections are booked with Gem County Road and Bridge on 208-365-3305. Final inspections are required on every permit, and so is a Certificate of Occupancy.
Local Gem County details that affect a permit
Setbacks: County Code 11-5-4, as the inspection guidelines apply it, keeps buildings at least 30 ft from the street side and 8 ft from the side and rear property lines.
Want this handled start to finish?
Get a free quote →Septic: Southwest District Health reviews the septic size and the location of the tank and drain field. Its Emmett office is at 1008 E. Locust Street (208-365-6371), and its fees are paid to the district directly.
Driveways: Gem County Road and Bridge, 402 N. Hayes Street (208-365-3305), approves access onto a county road. Access onto a state highway needs an Idaho Transportation Department permit.
Floodplain: new construction, ground-floor additions and accessory structures in the floodplain must meet the County’s flood control ordinance (Title 13). That usually means an elevation certificate filed with the Planning Director to establish the base flood elevation before the building permit is issued. Development Services will tell you on request whether a property is in the mapped flood hazard area.
Irrigation: the checklist asks for the irrigation district’s approval of the site plan.
Shadow Butte Industrial Park: the County publishes a separate development packet for the industrial park, with its own architectural control and zoning certificate steps.
Idaho building code
Idaho’s building codes are set statewide and enforced by the cities and counties that run a building program: the 2018 International Building Code and the Idaho Residential Code (based on the 2018 IRC), the 2018 Idaho Energy Conservation Code, the 2023 National Electrical Code, and a state plumbing code based on the 2015 Uniform Plumbing Code rather than the International Plumbing Code. Idaho’s adopted codes
Official Gem County permitting resources
These are the primary sources behind this guide. Codes, fee schedules and procedures change — confirm the position for your filing date.
Inspections are where schedules slip.
Get a free quote →- Idaho DOPL trade permits
- Idaho DOPL building codes
- Gem County Code 11-2-2, definitions
- Gem County Code 11-14-2, building permit applications
- Gem County Development Services industrial-park procedures
- Idaho DOPL building FAQ
- Gem County Development Services
- Gem County Building Department FAQs
- Gem County building applications and submittal sheets
- Gem County 2023 Fee Schedule for Building Permits
- Gem County impact fees (effective July 15, 2026)
- Gem County Building Permit Inspection Guidelines
- Gem County inspection requests
- City of Emmett Building Department
Gem County building permit FAQs
How much is a building permit in Gem County?
The fee is read from the County’s valuation table, and a plan check fee of 50% is added (25% for accessory structures). On a $250,000 valuation that is $1,833.75 plus $916.88, before impact fees.
What are the impact fees for a new house in Gem County?
From July 15, 2026: $11,070 in Gem County Fire District #1, $10,161 in the Middleton Fire District and $8,680 in Fire District #2 or the Eagle Fire District.
Do I need a permit for a shed in Gem County?
Not for a freestanding, stick-built structure of 120 sq ft (10 ft x 12 ft) or less.
Do I need a permit for an agricultural building?
Not a standard building permit, but you need a $130 agricultural zoning permit, and the parcel must be at least 5 acres in an agricultural zone.
How long does it take to get a building permit?
The Building Official has 30 days to review the plans. The County says it usually takes a couple of weeks.
How long is a Gem County building permit valid?
It becomes void if work has not started within 120 days of issue or is suspended or abandoned for 120 days.
Who issues building permits in Emmett?
The City of Emmett Building Department, at City Hall, 501 E. Main Street, not the County.
Where is the Gem County building office?
In the County Annex Building, 116 E. 3rd Street, Emmett, since September 21, 2026. The office is closed on Thursdays until further notice.
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More Idaho permitting guides
This guide is provided by Alliance Permitting for general information about Gem County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.