The Valley County Building Department, 700 South Main Street in Cascade, issues building permits for the county outside the city limits of McCall, Cascade and Donnelly. Since January 1, 2026 that includes the land around McCall that the City used to permit as its area of impact. Applications go in on paper with 2 sets of stamped plans; the department is not taking them by email. The fee comes from a valuation table, with a 35% plan review fee added: the County’s own example of a 2,000 sq ft house with garage, decks and basement comes to $2,019.60.
When does Valley County require a permit?
Valley County casts a wider net than the standard residential code. County Code 6-1-9 requires a permit for construction, improvement, extension, alteration or demolition of any building or structure, and for placing any structure more than 3 ft tall; the usual exemption for small sheds does not apply here.
Building Department permit
- Houses, additions, remodels and repairs
- Garages and shops, including a building meant only for vehicles, boats or tractors
- Tiny homes (400 sq ft or less, on footings and a foundation, built on site)
- Yurts, engineered with their platforms for snow, wind, seismic and frost
- Manufactured and modular homes, and snow roofs over them
- Moved structures
- Commercial and community buildings
- Wood stove inserts
- Solar panels mounted on an existing building
- Demolition or removal of any structure, mobile homes included
Handled by Planning and Zoning, or exempt
- Storage sheds, shipping containers and small utility buildings: a placement fee paid to Planning and Zoning (208-382-7115), not a full building permit
- Agricultural building permits: Planning and Zoning
- Farm outbuildings on a farm of more than 5 acres in assessor land-use categories 1 to 7: exempt from the building code, but a siting permit is required
- Recreational vehicles on their wheels and licensed for the road
- Children’s tree houses under 30 sq ft that are not slept in
Under County Code 6-1-8, a one-story detached tool shed or storage building of no more than 600 sq ft, with a rafter span no wider than 20 ft and no human occupancy, is filed for a fixed fee with no structural review or inspection.
Who issues Valley County building permits?
The Building Department serves commercial and residential builders in unincorporated Valley County. Annette Derrick is the Building Official. Zoning, placement permits, floodplain and conditional use permits belong to the separate Planning and Zoning office.
| Detail | Information |
|---|---|
| Office | Valley County Building Department |
| Address | 700 South Main Street, PO Box 1350, Cascade, ID 83611 |
| Phone | 208-382-7114 |
| Fax | 208-382-7119 |
| building@valleycountyid.gov | |
| Office hours | Monday to Friday, 8:00 a.m. to 5:00 p.m. |
| Inspectors in the office | 8:00 a.m. to 10:00 a.m.; the rest of the day follows the inspection schedule |
| Planning and Zoning | 208-382-7115 |
The 3 cities are outside the County’s building jurisdiction, but only inside their city limits.
Short on time to read all of this?
Get a free quote →- McCall: the City of McCall Building Department, 216 East Park Street, 208-634-7142, permits work inside the city and takes applications and contractor registrations online.
- Former McCall impact area: McCall stopped taking impact area applications on November 30, 2025, and on January 1, 2026 Valley County took over all permitting on that unincorporated land. File with the County in Cascade. The published County Code 6-1-2 still lists the McCall impact area as excluded; the County’s September 2025 announcement and its May 2026 instructions are newer.
- Cascade: the Cascade Building Department handles building permit requests and code compliance inside the city, 208-382-4279.
- Donnelly: apply at Donnelly City Hall, 169 Halferty Street, 208-325-8859, open Monday to Thursday, 9:00 a.m. to 5:00 p.m. The City uses its own building permit application. Its 2021 instruction sheet says Valley County does the inspections for the city, but the County’s Building Department page now says it does not cover Donnelly. On May 18, 2026 the City Council approved a contract with Northwest Code Professionals for plan review of commercial permits and for field inspections the City assigns to the firm. Who inspects a house is not published, so ask City Hall before you schedule work.
Valley County application and how to file
There is one Building Permit Application for every project type, with 17 numbered boxes for the applicant to complete. Mail it or drop it off at the Cascade office with the plans; the department’s website states that it is not currently accepting applications by email, and incomplete applications are returned.
- Boxes 1 to 5 identify the property, from the tax paperwork or the Assessor.
- Boxes 6 to 10 give the owner and contractor. Every permit is filed under the owner’s name, and a contractor registration number is required before construction begins.
- Box 11 names the manufactured home installer and licence, with the home’s VIN.
- Boxes 12 and 13 describe the project and count any wood stove inserts.
- Box 15 asks for latitude, longitude, site elevation and structure height, which decide whether FAA Form 7460-1 has to be filed.
- Box 16 is the valuation of the finished structure, not the cost to build it, and excludes land.
- Box 17 is the signature. Since November 7, 2022 no building permit is issued without the owner’s signature, even when a contractor or agent prepares the application; wood stove insert applications are the only exception.
Other forms on the Building page: the Building Permit Extension Request Form, the Change to Building Plans form (paper only, with changed sheets clouded and an engineer’s letter or new calculations), a manufactured home checklist and a yurt requirements sheet.
Valley County permit fees and valuation
The fee figures below are from the department’s Permit Application Information and Instructions, revised May 20, 2026, and its Building Department Fees page. The County first values the project from its class and square footage, then reads the permit fee from a valuation table. The class depends on the shape of the house: Class 5 has 4 to 5 sides, Class 6 has 6 to 8, Class 7 has 9 to 15 and Class 8 has 16 or more.
| Structure | Valuation per sq ft |
|---|---|
| Residential, first and second floor | $60.00 Class 5; $84.00 Class 6; $102.00 Class 7; $204.00 Class 8 |
| Attached garage | $26.40 Class 5; $31.20 Class 6; $42.00 Class 7; $72.00 Class 8 |
| Detached garage | $32.40 Class 5; $37.20 Class 6; $48.00 Class 7; $78.00 Class 8 |
| Finished basement | $30.00 Class 5; $36.00 Class 6; $48.00 Class 7; $52.80 Class 8 |
| Pole structure | $12.60 |
| Roof structure (snow roof, covered deck, carport, open hay shed) | $10.50 |
| Open deck | $7.68 |
| Concrete only, such as a foundation under a manufactured home | $5.00 |
Not sure this scope needs a permit?
Get a free quote →| Total valuation | Fee |
|---|---|
| $1 to $500 | $24 |
| $501 to $2,000 | $24 for the first $500, plus $3 per additional $100 or fraction |
| $2,001 to $40,000 | $69 for the first $2,000, plus $11 per additional $1,000 or fraction |
| $40,001 to $100,000 | $487 for the first $40,000, plus $9 per additional $1,000 or fraction |
| $100,001 to $500,000 | $1,027 for the first $100,000, plus $7 per additional $1,000 or fraction |
| $500,001 to $1,000,000 | $3,827 for the first $500,000, plus $5 per additional $1,000 or fraction |
| $1,000,001 to $5,000,000 | $6,327 for the first $1,000,000, plus $3 per additional $1,000 or fraction |
| Over $5,000,000 | $18,327 for the first $5,000,000, plus $1 per additional $1,000 or fraction |
Plan review is added to every permit: 35% of the building permit fee for in-house review, or the greater of 65% and the actual cost when an outside consultant reviews the plans.
The County’s worked example is a Class 5 house of 2,000 sq ft ($120,000) with an 800 sq ft attached garage ($21,120), 400 sq ft of covered decks ($4,200) and a 700 sq ft finished basement ($21,000). The total valuation is $166,320, the permit fee is $1,496 and the 35% plan review fee is $523.60, for $2,019.60.
| Item | Fee |
|---|---|
| Wood stove insert | $65 each |
| Privy | $65 |
| Solar panels on an existing building, plan review and inspection included | $200 |
| Manufactured home set | $150 single-wide, plus $50 for each additional section |
| Permanent perimeter foundation under a manufactured home | $5 per foot |
| Demolition or removal permit | $25 |
| Re-inspection, courtesy inspection or structural assessment | $50 per hour |
| Inspection outside business hours | $50 per hour, 2-hour minimum |
| Additional plan review for changes or additions | $50 per hour |
| Permit extension | $50 |
| Electronic submittal | $50 plus copy charges |
Fire district impact fees (2026): a new home in the Cascade Rural Fire Protection District pays $1,876, in the Donnelly district $1,290 and in the McCall district $1,165; new commercial space pays $0.75, $0.52 and $0.47 per sq ft. The County collects them with the building permit fee and passes them to the districts.
Rather talk it over?
Call 1-855-478-4290 →Fees are due when the permit is issued, by check or credit card only.
Electrical, plumbing, HVAC and septic permits
The State of Idaho permits and inspects all plumbing, electrical and HVAC installations in Valley County, whether a licensed contractor or the homeowner does the work, and the County does not hand out those applications. Permits are obtained from the Division of Occupational and Professional Licenses online or on 208-334-3233, and all commercial installations must be done by a licensed contractor.
The one mechanical item the County permits itself is a wood stove insert or zero-clearance wood or pellet fireplace insert: $65 each, entered in box 13 of the building application with the installation manual, and usually issued the same day. Free-standing wood or pellet stoves and gas fireplaces go to the state.
Propane: the Cascade, Donnelly and McCall fire departments check every propane tank installed in their districts and must sign off before the Building Department will final the permit; the installer books that inspection. The County also needs evidence of a completed gas check, with a pressure test, before a final inspection or Certificate of Occupancy on any building with an LP gas appliance.
Septic: the septic permit comes from Central District Health (208-634-7194) or, in its service area, Northlake Recreational Sewer & Water District (208-325-8958). It is required for new residences, bedroom additions, manufactured and modular homes and any new structure with plumbing. You can file the building application first; the permit is issued once the septic permit is.
Application documents, plans and site approvals
The submittal list in the County’s instructions:
- Completed application, signed by the owner.
- Site plan, 2 copies, fully dimensioned, with existing and proposed structures, well, septic, driveway, property lines, easements and any creek or ditch; add a vicinity map if the lot is not in a subdivision.
- Construction plans, 2 copies, on 18 by 24 inch or 24 by 36 inch sheets only, stamped by an Idaho-licensed engineer or architect.
- Structural calculations stamped by an Idaho-licensed engineer, 2 copies. Since July 15, 2019 every plan set must include them.
- REScheck, unless the plans reference the 2018 energy code or residential code table for climate zone 6.
- Homeowners association or architectural review committee approval, where one is active in the subdivision.
- The Central District Health or Northlake septic permit.
- A site plan showing outdoor lighting (location, type and height), under the County’s Outdoor Lighting Ordinance.
- The Road Department approach permit for a new driveway off a public road (208-382-7195). Even with an existing driveway, the Building Department wants something in writing from the Road Department.
- A fire department approval letter if the driveway is 150 ft or longer and the site is in a fire district.
- FAA approval of Form 7460-1, if the site has to file.
Design loads: roof snow load is site-specific and not reducible. It is 150 psf in the West Mountain area from Blackhawk south to Smiths Ferry, in McCall and on the land that was McCall’s impact area until 2026, and 120 psf in most other parts of the county; the County’s table also lists 60 psf for some sites. Call the department for the figure before engineering starts. Wind is 115 mph, Exposure Category C; Seismic Design Category D; frost depth 24 inches; climate zone 6.
Rather not deal with the Valley County building department?
Get a free quote →Setbacks are measured from the eaves, not the walls: 20 ft front and rear, 7.5 ft sides, 20 ft on a side street, 100 ft from State Highway 55, 150 ft in the riparian overlay, and 50 ft from the high water line in the May 2026 instructions (an older web page still shows 30 ft). Lot coverage is capped at 35%, now counting impervious driveways and patios, and building height at 35 ft.
Geotechnical reports are not required for residential permits, apart from recommendations or requirements in the Boulder Creek Meadows, Fir Grove and Crane Shores subdivisions.
How to apply for a Valley County permit: 7 steps
Permits within roughly 3 miles of the Cascade, Donnelly and McCall airport runways need the FAA notice. The County suggests checking at least 45 days ahead, because Form 7460-1 approval can take 6 months or more.
Phone or email the Building Department before the engineer starts.
Septic permit, Road Department approach permit, fire department driveway letter and HOA approval, as they apply.
Application with the owner’s signature, 2 site plans, 2 stamped plan sets and 2 sets of stamped calculations, to 700 South Main Street or PO Box 1350, Cascade.
The instructions say to allow up to about 20 working days; the department’s FAQ gives 2 to 8 weeks and notes that May to October is its busy season.
The office calls when the permit is ready. You receive a red permit card, the approved job copy of the plans, an inspection pamphlet and a receipt.
Both must be up, visible from the road, before construction starts.
Inspections and permit completion in Valley County
Call the Building Department on 208-382-7114 at least 24 hours ahead, with the permit number, the owner’s name as it appears on the application and the physical address. Requests cannot be made to an inspector in the field; the answering machine takes them around the clock. Property lines must be clearly marked and the plans kept on site.
| Inspection | When |
|---|---|
| Soils / excavation | Before forms are placed for footings; required on every project |
| Footing, hole, columns or pads | Forms set and reinforcing tied, before concrete; property lines marked |
| Foundation wall | Forms and reinforcing in place, before concrete |
| Roof and wall sheathing | Before house wrap or siding, so the nailing pattern can be checked |
| Wood stove insert | Rough-in and final, with the installer’s checklist on site |
| Framing | After the state electrical, plumbing and HVAC rough-ins are signed off, before insulation |
| Insulation | Before interior surfaces are covered, with the installer’s certification |
| Final | After the state trade finals are approved and before the building is occupied |
Want this handled start to finish?
Get a free quote →Permit life: a permit expires if work has not started within 180 days of the permit date, or if work stops for 365 days. The Building Official can grant one 1-year extension on a written request showing good cause ($50); any further extension has to come from the Board of County Commissioners.
Changes to approved plans must be approved and paid for before the changed work is built. Send only the changed pages: a whole new plan set is charged a full plan review fee.
Local Valley County filing considerations
Manufactured homes and snow: a manufactured home must carry a roof snow load rating for the place it will sit, or have a free-standing snow roof built to County requirements under a separate permit, and it cannot be occupied until both pass final inspection. A home built before 1976 needs a state rehabilitation certificate first.
Flood-prone areas and stream banks: the Flood Plain Administrator in Planning and Zoning reviews every application for location. The County’s best management practices ordinance covers sediment leaving the site, and in a riparian area the measures must be inspected before excavation can begin.
Highway 55: a new or changed driveway approach off State Highway 55 needs an Idaho Transportation Department access permit (208-334-8000).
Ground-mounted solar: panels that are not on a primary structure need a conditional use permit from Planning and Zoning.
After-the-fact permits: a structure built without a permit still needs a full application, plans and site plan, and a fee and fine are assessed.
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
Inspections are where schedules slip.
Get a free quote →Official Valley County permitting resources
- Valley County Building Department
- Valley County permit application information and instructions (May 20, 2026)
- Valley County Building Permit Application
- Valley County Building Department fees
- Valley County building permit FAQs
- Valley County inspection requirements
- Valley County gas, HVAC and propane tank inspections
- Valley County Code Title 6, Building Codes, Regulations and Permits
- Valley County announcement: County permitting in the former McCall impact area from January 1, 2026
- City of McCall Building Department
- City of McCall building permit application information
- City of Cascade resident resources (Building Department contact)
- City of Donnelly forms and permits
- Central District Health (septic permits)
- Idaho DOPL building program
- Idaho DOPL HVAC permit questions
- Idaho DOPL building questions
Valley County building permit FAQs
Who issues building permits in Valley County, Idaho?
The Valley County Building Department in Cascade (208-382-7114) for unincorporated land. McCall, Cascade and Donnelly each take applications for property inside their city limits. Land in the former McCall impact area has filed with the County since January 1, 2026.
How much is a building permit in Valley County?
It is read from the valuation table, with 35% added for plan review. The County’s example of a Class 5 house of 2,000 sq ft with a garage, covered decks and finished basement is valued at $166,320 and costs $1,496 plus $523.60, or $2,019.60, before the fire district impact fee and state trade permits.
Do I need a permit for a shed under 200 sq ft?
Yes. Any structure over 3 ft tall needs a permit in Valley County. For a storage shed, shipping container or small utility building that means a placement fee paid to Planning and Zoning on 208-382-7115.
How long does a building permit take?
The department says roughly 2 to 8 weeks depending on the season, and its instructions ask applicants to allow up to about 20 working days.
Can I email my application?
Not at present. The Building Department’s website says to mail applications or drop them off in Cascade, and changes to approved plans must also be on paper.
What roof snow load applies?
150 psf in the West Mountain area from Blackhawk to Smiths Ferry and on land formerly in the McCall impact area, and 120 psf in most other areas. The department confirms the figure for each address.
Does Valley County issue electrical, plumbing or HVAC permits?
No, the State of Idaho does. The County itself permits only wood stove inserts, at $65 each.
When does a Valley County permit expire?
If work does not begin within 180 days, or stops for 365 days. One 1-year extension is available from the Building Official for $50.
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More Idaho permitting guides
This guide is provided by Alliance Permitting for general information about Valley County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.