In unincorporated Ray County, building permits come from Ray County Planning & Zoning at the courthouse, 100 West Main Street, Suite 16, Richmond (816-776-5398, by appointment). A house costs $0.40 per sq ft of livable space, a septic permit $300, and the county building inspector checks the footing, the rough-in and the final. Richmond, Lawson, Excelsior Springs, Wood Heights, Hardin and Crystal Lakes handle permits inside their own limits.
Ray County building department: who handles permitting
The county’s Planning & Zoning office, run by Administrator Stacy Wolfe, works by appointment from Suite 16 of the Ray County Courthouse in Richmond and takes exact cash or checks only. Its building inspector can be reached at 816-885-1947 and the septic inspector at 816-776-5413, ext. 2. The Planning & Zoning Board meets on the first Monday of each month, usually in the community room of the Ray County Library, 215 E. Lexington Street, Richmond, and the Board of Zoning Adjustment meets as needed.
An application can be filed by the owner of record, a buyer under a sales contract, or the owner’s authorized agent. Populations below are Census Bureau Vintage 2025 estimates.
Short on time to read all of this?
Get a free quote →| Place | Who permits building work |
|---|---|
| Richmond (5,968) | City of Richmond Community Development Department, under the 2021 International Codes; inspections 8:30 a.m. to 4:00 p.m. with 24 hours’ notice; 816-776-5304 |
| Lawson (2,381 in Ray County; 160 in Clay County) | City of Lawson: print the building permit application and return it to City Hall, 816-580-3217; the city code adopts the 2006 International Codes and 2005 NEC |
| Wood Heights (745) | City of Wood Heights, which has a code enforcement officer and building inspector; its code adopts the 2012 International Codes and 2011 NEC. City Hall, 2098 East Ridge Drive, 816-630-7900 |
| Orrick (740) | The published sources do not say; ask City Hall |
| Hardin (560) | City of Hardin, Ordinance 734: $270 minimum plus $0.25 per sq ft for a residence, $70 minimum plus $0.25 for additions; City Hall, 100 East Main Street, 660-398-4537 |
| Crystal Lakes (395) | City of Crystal Lakes: its fee sheet dated April 21, 2017 puts a new home up to 3,000 sq ft at $925 in plan review, inspection and permit fees; City Hall, 14739 Crystal Drive, 816-637-6677 |
| Henrietta (273) | The published sources do not say; City Hall, 406 Main Street, 816-290-0003 |
| Excelsior Estates (230 here; 3 in Clay County) | The published sources do not say; ask the village |
| Homestead (190) | The village’s posted ordinances (nuisance, mobile home, sewer, fowl) do not cover building permits; Homestead Village office, 317 Ahner Drive, Excelsior Springs, by appointment |
| Excelsior Springs (189 here; 10,630 in Clay County) | City of Excelsior Springs Inspections Department, Community Development, 816-630-0756, online through iWorQ |
| Camden (183) | The published sources do not say; ask City Hall |
| Fleming (115) | The published sources do not say; ask City Hall |
| Elmira (40) | The published sources do not say; ask the village |
| Unincorporated Ray County | Ray County Planning & Zoning, Richmond |
Not sure this scope needs a permit?
Get a free quote →What needs a county permit in Ray County?
Building and site
- New houses
- Garages and outbuildings of 120 sq ft and up
- Agricultural buildings (no permit fee)
- Swimming pools
- Solar systems
- Demolition or relocation of a building
- Telecommunication towers and signs
Land and services
- On-site septic systems
- New driveways onto county roads
- Floodplain development
- Work in a county right-of-way
- Non-residential addresses
- Conditional use, temporary use, home occupation and variance requests
The county does not allow RVs or accessory buildings to be lived in, even while the house is being built, unless the owner has an approved hardship permit. A single-wide mobile home needs at least 19 acres and a conditional use permit.
Ray County permit fees
The county’s Building & Platting Information sheet gives the fee schedule, updated March 1, 2023. Payment is by exact cash or check.
| Permit | Fee |
|---|---|
| House | $0.40 per sq ft of livable space, including finished basement, bonus room or attic |
| Garage or outbuilding (non-agricultural), 120 sq ft and up | $150 |
| Agricultural building | No permit fee; $60 final inspection fee |
| Septic permit | $300, plus $100 for a self-install consultation |
| Driveway permit (no existing driveway) | $150, non-refundable |
| Final plat or minor subdivision filing | $20 per lot plus $175 |
| Rezoning to R-A, R-1 or R-1A | $200 |
| Plat recording (Recorder of Deeds) | $44 for 18 x 24 in., $69 for 24 x 36 in. |
For example, a 2,000 sq ft single-story house with no finished basement costs $800 for the building permit, or $1,100 with a septic permit. Starting any work before the permit is pulled can bring a penalty of $250 up to $1,000, and the soil evaluator’s fee for the required soil test is paid to the evaluator directly.
Rather talk it over?
Call 1-855-478-4290 →Building a house in unincorporated Ray County
Any parcel under 40 acres that has not been platted must be platted by a surveyor and approved by the Planning & Zoning Board before a house permit; file the paperwork in the first week of the month before the meeting you want.
The minimum lot is 3 acres, no more than four times as deep as it is wide, with a 300 ft minimum width (200 ft for 3 to 4-acre lots on interior subdivision streets), and one house per parcel.
Without an existing driveway, apply for the $150 county driveway permit signed by the road district, or go to MoDOT for a state highway frontage.
A soil morphology test is required before filing the septic application; installers must be certified by the State of Missouri.
Complete the county application with the zoning district, flood zone, cost and livable square footage, plus a site plan.
Footing before the concrete pour, rough-in before insulation and drywall, and final.
County design rules and inspections
On lots under 19 acres a new house must have at least 1,000 sq ft of livable space if it is one story, or 1,400 sq ft otherwise. Every house needs a roof pitch of at least 5:12, eaves of 12 inches on all four sides (not counting gutters) and exterior walls no shorter than 22 ft. The county building inspector checks the footing once the forms and rebar are set, the rough-in plumbing, electrical and HVAC (smoke detectors must be hard-wired), and a final covering smoke detectors, GFCI outlets, cover plates, handrails and basement doors.
Rather not deal with the Ray County building department?
Get a free quote →Septic and floodplain in Ray County
Septic systems: Planning & Zoning permits on-site systems on unincorporated land under a county ordinance, and the Ray County Health Department, 820 E. Lexington, Richmond (816-776-5413), is the agency the Missouri Department of Health and Senior Services lists, under contract, for systems in the incorporated areas.
Floodplain: the county has its own floodplain development permit application, and the building permit form asks for the flood zone. FEMA’s Community Status Book lists Ray County, Crystal Lakes, Excelsior Springs, Hardin, Henrietta, Lawson, Orrick and Richmond as participating in the National Flood Insurance Program; Camden, Elmira, Fleming and Wood Heights are in its list of communities not participating.
Missouri building code
Missouri has no mandatory statewide building code for private construction: a county, fire protection district or municipality may adopt one (usually by reference under RSMo 67.280), and in parts of the state none has. Building codes in Missouri
Ray County permit FAQs
How much is a building permit for a house in Ray County?
$0.40 per sq ft of livable space, counting any finished basement, bonus room or attic; a 2,000 sq ft house with no finished basement is $800.
Do I need a permit for a garage or shed in Ray County?
Yes for a non-agricultural garage or outbuilding of 120 sq ft and up, at $150. Agricultural buildings need a permit but pay only the $60 final inspection fee.
What is the smallest lot I can build a house on?
3 acres, and any parcel under 40 acres that has not been platted must be platted first.
How much is a septic permit in Ray County?
$300, plus $100 for a self-install consultation, after a soil morphology test.
Want this handled start to finish?
Get a free quote →Can I live in an RV while I build?
Not without an approved hardship permit; the county prohibits using RVs or accessory buildings as dwellings during construction.
Does the county issue permits inside Richmond?
No. Richmond’s Community Development Department issues permits inside the city under the 2021 International Codes.
Ray County permit search and official resources
- Ray County Planning & Zoning permits, minutes and contacts
- Ray County building and platting information and fees
- Ray County building permit application
- Ray County on-site septic permit application
- Ray County driveway permit application
- Ray County floodplain development permit
- Missouri DHSS onsite wastewater permitting authority by county
- City of Richmond building permits and inspections
- City of Wood Heights code compliance and permits
- City of Hardin Ordinance 734, building permit fees
- City of Crystal Lakes residential building code fees
- FEMA Community Status Book, Missouri
Inspections are where schedules slip.
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Read guide →This guide is provided by Alliance Permitting for general information about Ray County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.