Once you have fully paid off your property and have the deed in your name, building or developing land in Costilla County is an exciting endeavor, offering the chance to create your dream home amidst wide skies and stunning mountain views. This truly special place calls for responsible stewardship, and navigating the construction and permitting process carefully is key to protecting its beauty for generations to come. While this guide is based on documentation from the Costilla County Planning and Zoning Department, it’s crucial to remember that regulations can change, and every property is unique. Therefore, we strongly advise you to always contact the Planning and Zoning Department directly for the most current information and to conduct your own thorough due diligence before beginning any project.
Don’t worry — when you break it down step-by-step and work with the County’s helpful Planning and Zoning Department, you’ll find the process is more manageable than you think. In this article, we’ll walk you through the basics of responsible construction, highlight essential permit requirements like the Road Access Permit, Minor Development Permit, Onsite Wastewater Treatment System (OWTS) Permit, and various building permits, and provide helpful tips for making your dream home a reality in Costilla County.
Step 1: Start With the Right Permits & Due Diligence
Before you swing a hammer or dig a well, you’ll need the proper permits approved. All new structures — in every zone district — require permits. That includes homes, garages, sheds, and even greenhouses. However, there’s an important rule to remember: accessory structures (like those sheds or greenhouses) can’t be permitted unless there’s already a primary residence on the land or one being actively built.
Key Permits You’ll Likely Need:
- Building Permits: Required for all new structures, including your primary residence, garages, sheds, and greenhouses.
- Road Access Permit: Nearly all undeveloped parcels will need this, unless you can show one was previously issued.
- Minor Development Permit: This permit often pairs with the Road Access Permit and covers many types of changes on the land.
- Onsite Wastewater Treatment System (OWTS) Permit: Essential for installing a septic system.
- Occupancy Permit: The official document that allows you to live in a structure once it’s deemed safe and complete.
- Well Permits: May be required depending on your water usage needs.
If you’re unsure what permits you need, or if you want to verify the information in this guide, reach out to the Costilla County Planning and Zoning Department. They’re the experts and there to help you avoid mistakes or delays. Their number is 719-937-7668, and they’re available Monday through Thursday, from 7:00 am to 5:30 pm.
Also, keep these key points in mind:
- Permits are good for one year. If your project isn’t finished in that time, you’ll need to reapply and pay new fees.
- Permits “run with the land” — that means they’re tied to your property, not to the person who applied for them. They can’t be transferred to a new parcel.
Planning to build while living out of state? Make sure to contact the Planning and Zoning Department well in advance. It’s best to give yourself several weeks’ worth of preparation time to ensure your permits are correct and ready before you arrive.
Step 2: Know What Documents You’ll Need
To apply for any permit, you’ll need:
- Proof of land ownership (or a notarized authorization from the legal owner).
- A site plan – this outlines what structures or systems will be placed where on your property. You can grab images for this plan from Costilla County’s GIS Property Search tool.
- Any past violation citations for the land must be cleared and paid before being allowed to apply for a permit.
- Nearly all undeveloped parcels will need a Road Access Permit, unless you can show one was previously issued. This permit covers the driveway access from the road adjacent to the parcel.
- The Road Access Permit must be paired with a Minor Development Permit, which covers many types of changes on the land. This permit is also good for one year and allows for a variety of property improvements.
Step 3: On-Site Wastewater Systems (AKA Septic Systems)
Installing a septic system is one of the biggest steps in developing your property. Here are some basics:
- You’ll need an approved and inspected Onsite Wastewater Treatment System (OWTS).
- You can’t occupy a home or manufactured home until your septic system is installed, inspected, and approved.
- You’ll need your OWTS permit number on file before applying for an Occupancy Permit — the official document that allows you to live in the structure.
Remember, even if your house isn’t 100% finished, you can still apply for occupancy as long as the septic system is complete and approved.
Step 4: Water Access – Wells and Cisterns
Clean water is essential, and Costilla County offers a couple of options for landowners in remote areas:
- Wells must be drilled by licensed professionals and may require permits depending on your usage needs.
- Cisterns can be an alternative to wells, especially for off-grid builds. They require proper installation and must be shown on your site plan.
In either case, be sure to include your water system in your overall building plans and speak with the Planning and Zoning Department if you’re not sure which water source is best for your location.
Step 5: Manufactured Home Guidelines
Thinking of bringing in a manufactured home? Costilla County has some simple rules:
- The home must be built in 1976 or later.
- Just like traditional homes, it must have its own permit and be included in your site plan.
- It must also meet all standard building and zoning codes for safety, sanitation, and access.
Manufactured homes are a fantastic and affordable way to develop your land — just make sure your home qualifies so you can avoid headaches during inspection.
Final Thoughts: Build Responsibly, Live Proudly
Owning land in Costilla County means embracing the role of a steward for a truly special place. The wide skies, fresh air, and mountain views are more than just beautiful — they’re something people from all over the country dream about. When we build carefully and follow local rules, we protect that dream for ourselves and for future generations.
So, plan ahead, ask questions, and build with care. The Planning and Zoning team at 719-937-7668 is ready to guide you on your journey. Let’s work together to keep Costilla County beautiful, livable, and truly open for all.
Happy building from all of us at Open Skies Land — where your next great chapter begins.