Off-Grid Living in Custer County, Colorado

I spent time working through Custer County's zoning code, septic regulations, building-permit documents, and the state frameworks that underpin them. Here's what actually governs off-grid development here, what it means in practice, and where you need to make direct contact with county and state offices to lock down the details.

Zoning: The Foundation (Restricted)

Custer County has a comprehensive zoning code - this is the first reality. Before you can erect, move, add to, or structurally alter any building or structure, you must obtain a Zoning Permit from the Custer County Zoning Administrator. This isn't optional or post-hoc. You apply before work starts.

What does that mean for off-grid living? It means your land's zoning classification determines what you can legally place on it. Custer County's code specifies permitted uses by zone (residential, agricultural, commercial, etc.). If you're targeting a rural parcel for an off-grid homestead, confirm with the Planning & Zoning Department that your specific property is zoned for residential or agricultural use and that dwelling structures are permitted on it. A 35-acre parcel that feels rural may be in a zone that permits single dwellings, or it may be restricted. You must check this *before* purchase if possible, or immediately after.

The zoning permit application should specify what you intend to build - whether a conventional house, a tiny house on a foundation, an RV, an addition, or an outbuilding. The county will review it against zoning rules and issue the permit (or deny it or require modifications). This is not a general approval; it's specific to your project.

Dwellings and Alternative Housing (Restricted)

Here Custer County is stricter than Colorado baseline. If you're considering a tiny house on a foundation or an RV as a primary residence, Custer County requires a special permit from the county beyond the zoning permit. Colorado state law recognizes tiny homes under 400 square feet and allows them in many jurisdictions, but Custer County adds a local gate: explicit county approval is required.

What this means practically: You cannot simply build a 350-square-foot house on a foundation or park an RV for permanent living and expect it to be allowed. You need to apply for a special-use permit (the exact name may vary in the county code; confirm with the zoning administrator). This application requires you to show that your alternative dwelling is compatible with the area, meets all health and safety codes, and complies with the zoning district's intent. The county has discretion to approve, deny, or impose conditions.

For RVs specifically, Custer County distinguishes between recreational use (which may be allowed short-term on some properties) and permanent residence (which requires the special permit). If you are living in an RV full-time, you must go through this approval process. The application should include the RV's dimensions, utilities plan, septic system plan, and duration of occupancy.

For tiny houses on foundations, the process is similar: you need both a zoning permit (for the structure placement) and a special permit (for its use as a permanent residence). You'll also need building permits, which are addressed below.

Building Permits and Compliance Inspections (Restricted)

A Zoning Permit is the first step, but construction itself requires a Building Permit, and Custer County enforces a compliance inspection at project completion.

Here's the sequence: 1. Obtain the Zoning Permit. 2. Obtain a Building Permit from the county or its designated authority. You'll submit plans (or detailed descriptions for simpler projects) showing the structure, foundation, utilities, water system, plumbing, electrical work, and septic/wastewater plan. 3. Proceed with construction, subject to any inspections the county requires mid-project (foundation, framing, final electrical/plumbing before drywall, etc., depending on the county's inspection schedule). 4. Request a final compliance inspection. The county will verify that the structure, water system (well or other), plumbing, electrical system, septic system, and any other systems you committed to in your permits are properly installed and functional, and that they meet zoning commitments.

This means you cannot cut corners or improvise during construction. If your zoning or building permit specifies a certain septic system, water source, or electrical standard, the final inspection will check that you've installed it as described. For off-grid systems (solar, well, septic), the county expects to see permits and certifications for each component.

The compliance inspection is the county's tool to ensure off-grid systems are safe and compliant. Plan to have your well, septic, electrical, and plumbing work inspected and certified *before* requesting the final county inspection.

Septic Systems (Permitted)

On-site wastewater treatment systems require a permit from Custer County and must comply with state and county standards. The county has adopted the Custer County On-Site Wastewater Treatment System (OWTS) regulations, which go beyond the Colorado state baseline set by the Department of Public Health and Environment under Regulation 43.

What this means for you: You cannot simply dig a hole and install a septic system. You need to: 1. Have your site evaluated - typically by a licensed septic designer or the county health department - to confirm it's suitable for a conventional septic system (soil permeability, water table depth, proximity to wells and surface water, etc.). 2. Obtain a permit from Custer County before installation. You'll submit design plans showing the tank size, drain field layout, soil testing results, and any protective measures. 3. Have the system inspected and certified before it's covered and before final occupancy.

Alternative systems (composting toilets, waterless systems, advanced treatment systems) require a variance from the standard septic requirement. The county does not appear to have a blanket approval for composting toilets; they are permitted only where a conventional system cannot be installed (due to site conditions), and the approved unit must carry NSF (National Sanitation Foundation) certification or equivalent. If you want a composting toilet on a site that *could* support a conventional system, you'll need to make a case to the county and likely face denial unless you have other reasons (like extreme water scarcity or environmental protection).

Contact the Custer County Health Department or Planning & Zoning Department for the current OWTS permit process and application forms. They can also advise whether your site is a candidate for an alternative system.

Greywater (Varies)

Custer County does not appear to have adopted county-specific greywater rules beyond what Colorado state law permits. Confirm this by contacting the Custer County Zoning Administrator or Planning Department directly.

At the state level, Colorado authorizes greywater reuse under state regulation, but the program is locally administered. Greywater (water from sinks, showers, washing machines, but not toilets) can be reused for landscape irrigation or toilet flushing if it meets state standards. However, in counties without an adopted local greywater program, greywater must be treated as sewage - meaning it goes into your permitted septic system, not onto your landscape independently.

For Custer County specifically: You should assume greywater reuse is subject to state standards (not separate county rules). If you want to separate greywater from blackwater and irrigate landscape with captured shower or sink water, contact the Colorado Department of Public Health and Environment (CDPHE) and the county to confirm what system design and permits are required. Do not assume that Custer County's silence on the issue means you can freely install a greywater system; it likely means the county expects you to meet state requirements and obtain necessary permits.

Rainwater Harvesting (Unclear)

Custer County regulations on rainwater harvesting do not appear in available public documents. However, Colorado state law strictly limits rainwater collection due to the Doctrine of Prior Appropriation (the legal principle that water rights follow complex state rules). Most Colorado households can collect no more than 110 gallons total across two rain barrels. If your property has an exempt domestic well (which Custer County residents often do, see below), you may have broader but still limited rights to capture rainwater on-site.

What you need to do: Contact the Custer County Zoning Administrator and ask whether the county has adopted local rainwater rules beyond the state baseline, and whether your property's water status (well-exempt vs. permitted) affects your rainwater-harvesting rights. Also contact the Colorado Division of Water Resources to confirm the state 110-gallon rule and any exemptions that might apply to your property. This is not something you can guess about; water law in Colorado is intricate, and enforcement is real.

Wells and Water Rights (Unclear)

I did not locate Custer County-specific well-permit or exempt-well requirements in available documents. However, all wells in Colorado are governed by the Colorado Division of Water Resources at the state level. Custer County does not issue its own well permits.

Here's the practical framework: Properties of 35 acres or more typically qualify for an exempt domestic well - a well that does not require a permit from the state engineer, as long as use is limited to household indoor use and small livestock (not large-scale irrigation). Smaller parcels must obtain a permit from the state, and the state may restrict the well to household use only.

For Custer County: Before you purchase or develop, confirm: 1. Your property size and whether it qualifies for an exempt well under Colorado law. 2. Contact the Colorado Division of Water Resources (not the county) to verify your property's water-rights status and any restrictions on well drilling or use. 3. If you want to use well water for irrigation, livestock, or other uses beyond household indoor consumption, you may need a state permit - that's a separate application.

Do not rely on the assumption that a rural property automatically has water rights. Colorado's water law is based on prior appropriation and beneficial use; existing rights are often tied to the land's history, not simply to land size or rural location.

Utility Disconnection (Unclear)

Custer County's published documents do not explicitly address solar, wind, or hauled-water systems. Colorado state law does not require connection to the electric grid, so solar and wind are legally viable in most rural areas. Hauled water is also permitted under state law.

However, sewage disconnection is effectively prohibited in most developed or platted areas. Any permitted structure (including off-grid homes) must have an approved wastewater system - either a permitted on-site septic system or connection to a municipal sewer. You cannot simply install a composting toilet and avoid the septic requirement unless you obtain a variance (and the site must be unsuitable for a conventional system).

What you should confirm with Custer County: Contact the Zoning Administrator and ask: 1. Whether your property is platted (subdivided) or raw land, as that affects what systems are allowed. 2. Whether solar or wind generation requires a special permit or zoning approval. 3. What proof of water supply and wastewater treatment is required for a structure to be occupied. 4. Whether hauled water (delivery by truck) is acceptable for residential use, or whether you must drill a well.

The answer will depend on your property's zoning, size, and location within the county. Some rural unplatted land may allow hauled water; platted or developed areas may require a well or municipal connection.

The Practical Sequence: What To Do First

If you are considering off-grid living in Custer County, here is the realistic order:

1. Confirm zoning. Before purchase, determine your property's zoning classification and whether dwellings (or alternative dwellings, if that's your plan) are permitted. Contact Custer County Planning & Zoning. 2. Confirm water and septic. Contact the Colorado Division of Water Resources (for well eligibility and water rights) and Custer County Health Department or Planning (for septic site suitability and permits). Understand your property's ability to support both systems before committing. 3. Confirm utility and alternative systems. Call the Custer County Zoning Administrator with your specific property location and ask what special permits or variances you need for alternative dwellings, rainwater collection, greywater reuse, or off-grid utilities. 4. Apply for a Zoning Permit. Once you own the property and have confirmed what is allowed, apply for a zoning permit for your intended structure(s). 5. Obtain permits for water, septic, and building. Simultaneously, pursue well permits (state), septic permits (county), and building permits (county). These can overlap but follow the zoning permit. 6. Plan for inspections. Budget time and money for mid-project inspections (well drilling, septic installation, electrical, plumbing) and a final compliance inspection before occupancy.

This process typically takes 2-6 months or longer, depending on site conditions, permit complexity, and inspection schedules. Do not underestimate the permitting timeline or the need to work with licensed professionals (septic designers, well drillers, electricians) who understand Custer County's requirements.

A Note on What Remains Unclear

Despite thorough research, a few areas of Custer County's off-grid rules remain unclear or unpublished: - Rainwater harvesting specifics: The county may have local rules, or may not. Ask. - Well exemptions: Almost certainly governed by the state, but confirm the county has no added layer. - Greywater reuse: Likely deferred to state standards, but verify. - Alternative dwelling permits: The county requires a special permit, but the exact application process and approval criteria are not detailed in publicly available documents.

For each of these, the contact is the same: Custer County Planning & Zoning Department. Call or visit in person. Have your property address or parcel number ready. Be specific about what you want to build. Write down the answers and, if possible, get them in writing (email confirmation is fine). This documentation will be valuable when you apply for permits and when inspectors review your project.

Off-grid living in Custer County is possible, but it is regulated. The county takes permits and inspections seriously. Plan accordingly.