Montgomery County, Kentucky Building Permit Guide

Montgomery County runs no building inspection program. The state’s contact sheet for the county, updated October 27, 2026, lists no local building inspector and sends commercial construction to the Department of Housing, Buildings and Construction (HBC) for building permits; the published sources show no local building permit for houses. The county has no official planning and zoning, but subdivisions within a 5-mile radius of Mount Sterling must meet the city’s zoning and subdivision regulations.

What requires a building permit in Montgomery County?

Where a Kentucky county has no local inspection program, section 104.16 of the 2018 Kentucky Building Code puts every building except dwellings under the residential code (one- and two-family homes and townhouses) in the state’s hands for plan review, permits and inspections. In Montgomery County that means a store, church, shop building or apartment house is permitted in Frankfort, while a one- or two-family home or townhouse has no local building permit to get.

A home without a building permit still has to meet the Kentucky Residential Code. HBC’s building-codes page says that in counties without a single-family inspection program, the only inspections of a house are of its mechanical systems by the state HVAC division and of its wiring by the electrical inspector. Plumbing and septic systems have their own permits on every lot.

What the county decides and what the state holds

The state sheet shows no county building inspection program, and the published sources show no county building permit or building fee. The county handles its roads through its road department, and its FAQ places subdivisions within the 5-mile radius under Mount Sterling’s zoning and subdivision regulations. HBC holds commercial plan review and inspection, the HVAC and plumbing permits, manufactured housing oversight, modular building approvals and all trade licenses.

Who handles Montgomery County building permits?

For commercial work, the permit office is HBC’s Building Codes section in Frankfort (502-573-0373), which handles plan submittal, approvals and the SmartGov online portal. The county sheet also lists the state building, manufactured housing, electrical, HVAC and plumbing inspectors assigned to Montgomery County, and sends questions about a local electrical inspector to the county judge’s office or the city where the work is done.

Cities in Montgomery County

Montgomery County permit types

All building permits in the county are state permits. HBC’s Division of Building Code Enforcement reviews plans for new buildings, additions, alterations, renovations and changes of occupancy, then inspects in the field against the approved documents.

Residential permits

For a house, the permits that apply are the trade permits and the septic permit, not a building permit. Plan for an electrical permit and inspections, a state HVAC permit for the new heating and cooling system, a state plumbing permit, and, without sewer, a health department site evaluation and septic construction permit. A subdivision lot within 5 miles of Mount Sterling must also meet the city’s zoning and subdivision regulations. Manufactured homes are set by HBC-certified installers; HBC’s Manufactured Housing section (502-573-1795) also inspects used homes brought in from other states before they can be titled in Kentucky.

Building or remodeling a home here? Alliance handles residential permit expediting, so the crew isn't waiting on the counter.

Commercial permits

Commercial plans are submitted to HBC with the plan review fee, which is the building’s floor area, measured from the outside walls, times its occupancy rate. Mixed-use buildings may use the rate of the main use. A change of use is charged on the whole area affected by the new occupancy, and an addition that does not bring the rest of the building under the current code is charged on the addition alone. Approval to build is not issued until the fee is paid.

For tenant improvements and new commercial builds, Alliance handles commercial permit applications through issuance. More on this: commercial building permits explained.

What comes before the building permit

• Subdivision approval under Mount Sterling’s regulations for subdivisions within 5 miles of the city.
• Septic site evaluation and permit from the Montgomery County Health Department where there is no sewer; Mt. Sterling Water & Sewer handles city water and sewer service.
• State highway access. A Kentucky Transportation Cabinet encroachment permit for a driveway onto a state route, through District 7 in Lexington.
• County roads. Ask the Montgomery County Road Department (859-498-8750) about work along a county road.
• Floodplain. Mapped flood areas appear on FEMA’s current map for the county (effective February 28, 2025); ask the Judge/Executive’s office about local floodplain approval.

Montgomery County permit costs and fees

The county charges no building permit fees because it has no building program. State fees come from section 121.3 of the Kentucky Building Code and HBC’s plumbing division:

Example from the state table: a 3,000 sq ft office building (business occupancy) pays 3,000 x 15 cents = $450 for HBC plan review, and a 1,500 sq ft equipment building (utility) pays 1,500 x 13 cents = $195, which rises to the $285 minimum. Septic fees are set by the health department; call 859-498-3808.

Trade permits and who may pull them

• Electrical. Every electrical installation needs a permit and an inspection by a certified electrical inspector. The county sheet lists the state electrical inspector and tells applicants to contact the county judge’s office or the city about a local electrical inspector. Electrical contractors and electricians hold HBC licenses; a homeowner may do the wiring in their own home with a permit.
• HVAC. Since January 1, 2011 HBC has required an HVAC permit for all new construction, sold through SmartGov to licensed or authorized people only, and inspected by the state HVAC inspector for the county.
• Plumbing. A state plumbing permit from HBC’s Division of Plumbing, which may go to a licensed master plumber or to a homeowner for plumbing in their own personal residence; other work must be done by a licensed journeyman under a master plumber. The state plumbing inspector holds office hours at the health department on Thursday mornings.
• No county license. Kentucky has no state general contractor license, and the county’s pages show no local contractor license.

How to get permits for a project in Montgomery County

Review, corrections and what causes delay

For state-reviewed projects, construction cannot be approved until HBC has every fee. On house lots the usual holdups are the septic evaluation, utility availability from one of the county’s water districts, and subdivision approval inside the Mount Sterling radius. Electrical, HVAC and plumbing inspections are scheduled with separate state or local inspectors, so book each one as the work is ready.

Inspections in Montgomery County

HBC inspects state-permitted buildings in the field against the approved construction documents. On a house, the electrical inspector checks the wiring, the state HVAC inspector the heating and air system, and the state plumbing inspector the plumbing; no county building inspector visits, because the state sheet lists none. Septic systems are inspected by the health department, which keeps shorter hours on Fridays (8 a.m. to noon).

Kentucky building code in Montgomery County

FEMA’s Community Status Book lists Montgomery County as a participant in the National Flood Insurance Program, with a current flood map effective February 28, 2025. Before building on a lot near a mapped stream, check the map and ask the Judge/Executive’s office about local floodplain approval.

Kentucky has one mandatory statewide building code that local governments may not add to. Cities and counties enforce it and run zoning. The state reviews plans for larger and higher-risk buildings, and the local program reviews smaller ones. Kentucky rules

Permit search and official resources

State permits and plan approvals can be looked up through HBC’s SmartGov portal. For county records, contact the Judge/Executive’s office at 859-498-8707; ask Mount Sterling City Hall for city planning and zoning records.

• State contact sheet for Montgomery County inspectors
• Montgomery County Fiscal Court (planning and zoning FAQ)
• Judge/Executive’s office contact
• County utilities list
• County boards and water districts
• Montgomery County Health Department location and hours
• HBC building codes and jurisdiction
• HBC Division of Building Code Enforcement
• HBC SmartGov portal
• 2018 Kentucky Building Code, 4th edition (section 104.16 and fees)
• HBC HVAC permits
• HBC plumbing permits and fees
• HBC manufactured housing
• Kentucky Transportation Cabinet permit contacts
• FEMA Community Status Book, Kentucky

Montgomery County building-permit FAQ

Does Montgomery County issue building permits?

No. The state sheet lists no local building inspector, and commercial construction goes to HBC for building permits.

Do I need a building permit for a new house?

The published sources show no local building permit for houses. You still need electrical, HVAC and plumbing permits and, without sewer, a septic permit.

Does the county have zoning?

There is no official planning and zoning in the county, but subdivisions within 5 miles of Mount Sterling must follow the city’s zoning and subdivision regulations.

Who reviews plans for a commercial building?

HBC in Frankfort (502-573-0373), at 15 or 16 cents per square foot for most uses, with a $285 minimum.

Where do I get a septic permit?

From the Montgomery County Health Department in Mount Sterling (859-498-3808).

Can a homeowner pull a plumbing permit?

Yes, for plumbing in their own personal residence, from HBC’s Division of Plumbing.

Who do I call about a county road or driveway?

The Montgomery County Road Department at 859-498-8750 for county roads, and KYTC District 7 (859-246-2355) for state routes.

Simplify Montgomery County permitting with Alliance Permitting

Alliance Permitting is a permit documentation and submission company in Kentucky. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.

This guide is provided by Alliance Permitting for general information about Montgomery County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.