For land outside the cities, Franklin County’s Planning & Building Department at 1428 S. Main St., Suite 5, Ottawa (785-229-3570) reviews plans, issues building permits and inspects construction under the 2003 International Codes. All applications are filed in the County’s online Permit Center, and a new house costs $300, $450 or $700 depending on its finished living space. Ottawa, Wellsville, Pomona and Williamsburg publish their own building permit forms.
Who issues permits in Franklin County?
In the unincorporated county, the Planning Department administers the zoning and subdivision regulations and the flood insurance program; under Section 1-4.01 of the 2025 zoning regulations, the county zoning rules do not apply inside the Urban Growth Areas set by interlocal agreements between the County and its cities. The Building Department enforces the building codes and inspects all building construction and structural installations. Septic and well permits come from the Environmental Health Department in Suite 6 of the same building. The County lists Nathan Boyd as interim Planning & Building Director; the office is open Monday to Friday, 8 a.m. to 5 p.m.
| Place | Who issues permits |
|---|---|
| Unincorporated Franklin County | Franklin County Planning & Building, 1428 S. Main St., Suite 5, Ottawa, 785-229-3570 |
| Ottawa (pop. 12,716) | City of Ottawa Community Development, 101 S. Hickory, 785-229-3620 |
| Wellsville (pop. 2,002) | City of Wellsville building and reroofing permits; inspections through the City at 785-883-2296 |
| Pomona (pop. 882) | City of Pomona residential, commercial and demolition permit applications; City Hall 785-566-3522 |
| Williamsburg (pop. 383) | City of Williamsburg residential building and fence permit applications; City Hall 785-746-5578 |
| Richmond (pop. 440), Princeton (pop. 255), Lane (pop. 244), Rantoul (pop. 172) | The published sources do not say; ask City Hall: Richmond 785-835-6425, Princeton 785-937-4103, Lane 785-869-2600, Rantoul 785-878-3475 |
Short on time to read all of this?
Get a free quote →What needs a building permit in rural Franklin County?
The Building Department administers the County’s minimum standards for new buildings, additions, remodeling or repair and changes of use, and it reviews plans for most buildings before a permit is issued.
Permit needed
- New houses, modular homes and mobile homes
- Mini homes and hunting cabins, which must meet the building codes and have a cased well or rural water and a permanent sanitation system
- Additions, garages, decks, patios and basements
- Accessory structures and pole barns that are not used for agriculture
- Remodels, demolition, swimming pools and new electrical services
- Commercial and industrial buildings and communication towers
No permit
- Detached one-story structures under 200 sq ft that are not habitable space
- Small repairs that involve no structural change
- Buildings used only for agriculture (the test is the use, not the type of building)
Exempt projects must still meet the zoning rules and setbacks. Cargo containers, earth-covered homes and other unconventional construction need plans stamped by a Kansas engineer, and accessory dwelling units follow the County’s ADU regulations: the owner must live on the property and the second home is for other family members, recorded with a deed restriction.
Franklin County building permit fees
The building permit fee schedule posted on the County’s Building Department page charges flat fees by project type and, for new houses, by total finished living space; finished basements count as living space.
| Permit | Fee |
|---|---|
| New residence under 2,000 sq ft finished living space | $300 |
| New residence 2,000–4,000 sq ft | $450 |
| New residence over 4,000 sq ft | $700 |
| Single-wide mobile home | $200 |
| Addition under 500 sq ft / 500–1,000 sq ft / over 1,000 sq ft | $100 / $150 / $175 |
| Garage, deck or patio; remodel or repair | $75 each |
| Unfinished basement | $60 |
| Swimming pool | $50 |
| New electrical service or upgrade; demolition | $25 each |
| Re-inspection | $30 |
| Building without a permit (fine) | $150 |
| Time extension | Half the original permit fee, up to $125 |
Not sure this scope needs a permit?
Get a free quote →Commercial and industrial buildings and additions are priced by floor area, from $150 for less than 500 sq ft and $350 for 1,001–2,000 sq ft up to $1,200 for 5,001–10,000 sq ft and $15,000 above 200,000 sq ft. For example, a new house with 2,500 sq ft of finished living space, including a finished basement, falls in the $450 band. Card payments in the Permit Center add a 3.95% processing fee (minimum $2.50); cash and checks are accepted at the office.
Septic systems, wells and trade work
The Environmental Health Department (1428 S. Main St., Suite 6, 785-229-3590), led by the County Sanitarian, enforces the 2017 Franklin County Environmental Sanitation Code adopted on February 15, 2017. A septic permit needs a site plan, a soil profile from two inspection pits each 3 ft wide, 5 ft long and 5 ft deep, and a system design by an installer licensed under the code or a registered professional engineer. When a property served by a private septic system or well is sold, leased or rented, the seller must have the system inspected by an approved licensed inspector.
| Permit | Fee |
|---|---|
| Septic construction permit, residential / commercial or industrial | $180 / $280 |
| Homeowner do-it-yourself fee | $100 |
| Soil analysis and site assessment (upgrades and lagoons only) | $150 |
| Repair or re-inspection | $60 each |
| Lagoon resale inspection | $150 |
| Water well permit | $100 |
| Permit transfer | $30 |
Rather talk it over?
Call 1-855-478-4290 →For rural buildings, electrical work falls under the 2002 National Electrical Code and plumbing and mechanical work under the 2003 International Plumbing and Mechanical Codes, and the residential plan review checklist sets out the County’s most-missed electrical items, such as interconnected smoke detectors and arc-fault protection in bedrooms.
Documents for a Franklin County building permit
New residence
- Deed and the contractor’s name and contact details
- Proof of potable water: no hand-dug wells, cisterns or holding tanks
- Overhead site plan, drawn or on a labelled photo or map
- Detailed floor plans with room sizes and uses
- Footing and foundation plan, window schedule, header and girder spans and floor joist spans
- Stamped truss plan, or a detailed bracing schedule for stick framing
- Demolition permit, and a temporary use permit with removal bond if an old home stays on site during construction
Accessory building or pole barn
- Deed, permit application and contractor information
- Overhead site plan
- Construction plans with post or trench footings
- Truss plans stamped by an engineer for a 20 psf snow load and 90 mph wind
- Overhead door header schedule; steel buildings fully engineered
- Plans for incoming electrical service, and proof of potable water if plumbed
The County allows only one residence per parcel, and buildings must be at least 10 ft apart. Its residential plan review checklist lists the items most often rejected: footings at least 30 inches below grade, foundation drains and waterproofing, stair and guard dimensions, egress windows of at least 5.7 sq ft with sills no higher than 44 inches, and truss plans designed for 90 mph Exposure C wind and kept on site for the rough-in inspection.
Rather not deal with the Franklin County building department?
Get a free quote →How to get a building permit in rural Franklin County
Ottawa, Wellsville, Pomona and Williamsburg issue their own permits inside city limits.
No new home can be built where access is from a minimum maintenance road unless the owner brings the road up to County standards; check the setbacks for the zoning district.
Apply through the Permit Center to Environmental Health, with the soil profile and system design.
Get Public Works permission (785-229-3550) before building or rebuilding a driveway entrance.
Upload the checklist documents for your building type; plans for most buildings are reviewed before the permit is issued.
Keep stamped truss and joist plans on site for rough-in, and pay $30 for any re-inspection.
Local Franklin County details
Minimum maintenance roads: under Resolution 06-075, adopted November 27, 2006, the County does not issue building permits for non-agricultural structures reached directly from a minimum maintenance road unless the owner agrees to upgrade the road to County standards.
Workers’ toilets: the checklists require toilet facilities for construction workers, and the accessory building checklist applies this to any structure under construction for more than 5 days.
Zoning and floodplain: the Planning Department administers the 2025 zoning regulations, which exclude city Urban Growth Areas set by interlocal agreement, and the County’s floodplain maps, and rezonings and special use permits go to the Planning Commission and Board of County Commissioners.
Kansas building code
Kansas has no general statewide building code: each city and county adopts and amends its own. A few state rules apply everywhere, led by the Kansas Fire Prevention Code. Kansas rules
Want this handled start to finish?
Get a free quote →Official Franklin County permitting resources
- Franklin County Planning & Building
- Franklin County online Permit Center
- Franklin County building department requirements and permits
- Franklin County building permit fee schedule (PDF)
- Franklin County new residence requirements (PDF)
- Franklin County accessory structure and pole barn requirements (PDF)
- Franklin County residential plan review requirements (PDF)
- Franklin County 2025 Zoning Regulations (PDF)
- Franklin County onsite wastewater (septic) permits
- Franklin County Environmental Health fee schedule (PDF)
- Franklin County cities and city hall contacts
- City of Ottawa Community Development
- City of Wellsville forms and permits
Inspections are where schedules slip.
Get a free quote →Franklin County permit FAQs
How much is a building permit for a new house in rural Franklin County?
$300 for under 2,000 sq ft of finished living space, $450 for 2,000 to 4,000 sq ft and $700 above 4,000 sq ft. Finished basements count toward the total.
Do I need a permit for a shed or pole barn?
Not for a one-story detached building under 200 sq ft that is not living space, or for a building used only for agriculture. Larger non-farm buildings need a permit with engineer-stamped truss plans.
How do I apply?
Through the County’s online Permit Center, which has taken all building, septic, well, rezoning and special use applications since February 28, 2024.
Which building codes does the County use?
The 2003 International Building, Residential, Plumbing and Mechanical Codes and the 2002 National Electrical Code.
How much is a septic permit?
$180 for a home and $280 for a commercial or industrial system. The Environmental Health fee schedule also lists a $100 homeowner do-it-yourself fee.
Can I build on a minimum maintenance road?
Not a new home or other non-agricultural building, unless you agree to upgrade the road to County standards under Resolution 06-075.
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More Kansas permitting guides
This guide is provided by Alliance Permitting for general information about Franklin County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.