You are viewing the permanent link for the record currently in effect, published 2026-07-07.
Unincorporated Gem County building permits
VerifiedUnincorporated Gem County, Idaho — as published 2026-07-07.
Verified 2026-07-08 · Source
Codes adopted
Permit types & fees
Residential Building Permit (New Construction / Addition / Alteration)
VerifiedRequired for new single-family dwellings, additions, alterations affecting weight-bearing walls or window sizing, garages/shops, pole buildings, decks, and most other residential structures over 120 sq ft in unincorporated Gem County. Governed by the 2018 IRC as enforced under Gem County Code Title 9. Applications are submitted in person/by mail to the Development Services Building Department; plans are reviewed by the Building Official.
Verified 2026-07-08 · Source
Requirements
- Building permit required for all residential construction/alteration projects except: freestanding stick-built structures 120 sq ft (10'x12') or less; remodels not affecting weight-bearing walls or window resizing; retaining walls under 4 feet; re-siding; painting
- Southwest District Health permit approving the site plan required for ALL building permits as of July 3, 2023
- Two (2) complete sets of plans, legible and drawn to scale (minimum 18"x24" paper for new construction; minimum 8.5"x11" for additions/alterations)
- Site plan (1 inch = 20 feet or 1/8 inch = 1 foot) showing property dimensions, easements, adjacent street names, existing and new structures, distances to property lines, and driveways (paved/gravel noted)
- Foundation plan showing footings, piers, foundation/basement wall sizes and locations, reinforcement, and floor framing layout
- Floor plan for each level showing windows, doors, bearing locations, braced wall panels, stair details, plumbing fixtures, framing members, and room dimensions/uses
- Cross sections showing footing sizes, anchor bolt size/spacing, mud-sill, stud size/spacing, wall sheathing, insulation, rafter/truss design, attic ventilation path, and roofing type
- Elevations for all sides of the structure, detailed and dimensioned, with a dashed line indicating bracing/shear wall locations
- Recorded proof of property ownership (e.g., Warranty Deed)
- Completed Address Request Form if the parcel has no assigned address
- Driveway access permit from Gem County Road & Bridge (county road) or Idaho Transportation Department (state highway)
- Irrigation District approval, Rural Fire District approval, and Architectural Committee approval (HOA), each if applicable to the property
- Hillside areas (10%+ slope) or building on fill material require stamped engineering and compaction test reports from an independent inspection firm
- Floodplain-area new construction or additions (not including a 2nd story) must comply with the Gem County Flood Control Ordinance (Title 13), typically requiring an elevation certificate filed with the Planning Director to establish base flood elevation before permit issuance
- Contractor Idaho state registration number required on the application when job cost (material + labor) exceeds $2,000; not required for homeowners performing their own work
- Electrical, plumbing, and HVAC (mechanical) work requires separate permits and inspections from the Idaho Division of Building Safety (DBS) — not from Gem County
Required documents
- RequiredBuilding Permit Application (Rev. 7/22/2025)Gem County Development Services building application form covering owner, contractor, architect, engineer, parcel, hillside/floodplain status, setbacks, building use, and square footage; available at gemcounty.org Building Applications page
- RequiredNew Residential Construction Submittal Requirements (Rev. 1/2021)Checklist and detailed drawing specifications (site plan, foundation, floor plan, cross sections, elevations) for new single-family dwellings; notes 2018 IRC/energy compliance and hillside/floodplain triggers
- OptionalResidential Addition & Alteration's Building Submittal Requirements (Rev. 9/2020)Equivalent submittal checklist for additions and alterations, including pre-fabricated structure requirements
- OptionalAccessory Building/Shop Submittal RequirementsSubmittal checklist specific to detached garages, shops, and accessory structures
- RequiredSouthwest District Health Site Plan ApprovalRequired for all building permits since July 3, 2023; contact Southwest District Health at 208-365-6371 (Emmett office, 1008 E. Locust Street)
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Building permit fee (valuation-based) | $1–$500: no fee listed at base tier; $501–$2,000: $23.50 for the first $500 plus $3.05 for each additional $100 or fraction thereof; $2,001–$25,000: $69.25 for the first $2,000 plus $14.00 per additional $1,000 or fraction; $25,001–$50,000: $391.25 for the first $25,000 plus $10.10 per additional $1,000; $50,001–$100,000: $643.75 for the first $50,000 plus $7.00 per additional $1,000; $100,001–$500,000: $993.75 for the first $100,000 plus $5.60 per additional $1,000; $500,001–$1,000,000: $3,233.75 for the first $500,000 plus $4.75 per additional $1,000; $1,000,001+: $5,608.75 for the first $1,000,000 plus $3.65 per additional $1,000 | Gem County Fee Schedule for Building Permits (2023), Final Bldg Dept Fee Schedule PDF. Set by Resolution of the Board of County Commissioners. |
| Building Permit Deposit for New Construction (non-refundable, applied to permit cost) | 500–1,000 sq ft: $100.00; 1,001–1,999 sq ft: $200.00; 2,000+ sq ft: $500.00 | Due at time of application; forfeited if the application is withdrawn after approval or not picked up within 120 days of approval. Gem County Fee Schedule for Building Permits (2023). |
| Plan check fee — new construction, remodel, or addition | 50% of the building permit fee | Gem County Fee Schedule for Building Permits (2023) |
| Plan check fee — accessory structure (excluding agricultural uses) | 25% of the building permit fee | Gem County Fee Schedule for Building Permits (2023) |
| Re-inspection fee | $75.00 per required re-inspection | Gem County Fee Schedule for Building Permits (2023) |
| Credit card payment fee | 3% of transaction | Per Gem County Building FAQs; checks and cash also accepted with no surcharge |
Commercial Building Permit (New Construction / Tenant Improvement)
Required for new commercial and industrial buildings, and commercial tenant improvements, in unincorporated Gem County. The county's published residential building FAQ content explicitly excludes commercial/industrial projects ('This information is for Gem County residential property building permits only. It does not address commercial or industrial building permits'), so requirements are drawn from the Commercial Building Permit Application form and the shared valuation-based fee schedule and adopted 2018 IBC.
Reviewed 2026-07-08 · Source
Requirements
- Governed by the 2018 International Building Code (IBC) as enforced under Gem County Code Title 9
- Submit Commercial Building Permit Application with plans to Gem County Development Services, 109 S. McKinley Avenue, Emmett
- Southwest District Health site plan approval required for the permit
- Driveway/access approval from Gem County Road & Bridge or Idaho Transportation Department, as applicable
- Contractor Idaho state registration number required (jobs commonly exceed the $2,000 registration threshold)
- Electrical, plumbing, and HVAC/mechanical permits and inspections are handled by the Idaho Division of Building Safety (DBS), not Gem County
Required documents
- RequiredCommercial Building Permit ApplicationGem County commercial building permit application form; available at gemcounty.org Building Applications page
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Building permit fee (valuation-based) | Same valuation-based schedule as the residential building permit — see Gem County Fee Schedule for Building Permits (2023) | Plan check fee for new/remodel/addition is 50% of the building permit fee per the same fee schedule; the fee schedule does not distinguish residential vs. commercial valuation tables |
Agricultural Zoning Compliance Permit
VerifiedAn agricultural structure in unincorporated Gem County does not use the standard building permit — it requires a separate Agricultural Zoning Compliance Permit. Qualifies only for structures on a parcel of 5 or more acres in an agricultural zone, used strictly for agricultural purposes (e.g., housing livestock, hay storage); structures with facilities, offices, and/or riding arenas do not qualify for this reduced-scope permit.
Verified 2026-07-08 · Source
Requirements
- Property must be 5 acres or more in size and located in an agricultural zone
- Structure must be used strictly for agricultural purposes — structures with facilities, offices, and/or riding arenas do not qualify
- Proof of ownership, or written permission from the property owner if the applicant is not the owner
- Agricultural Declaration form filed at time of application, stating the building's intended use
- Drawing of the building showing dimensions and approximate distance from property lines
Required documents
- RequiredAg Building Declaration Form (2025)Gem County agricultural structure declaration form stating intended agricultural use; available at gemcounty.org Building Applications page
- RequiredSite DrawingDrawing of the proposed structure showing dimensions and approximate setback distances from property lines
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Agricultural Zoning Compliance Permit fee | $130.00 | Gem County Building FAQs and Fee Schedule for Building Permits (2023), item 10.a. — structures qualifying as 100% agricultural use |
| Agricultural structures with facilities (partial ag use) | Standard base building-permit fee per square foot of improved area | Gem County Fee Schedule for Building Permits (2023), item 10.b — does not qualify for the flat $130 ag rate |
| Equestrian riding arenas | Standard pole-building fee (valuation-based) | Gem County Fee Schedule for Building Permits (2023), item 10.c |
Demolition Permit
VerifiedRequired to tear down a house, manufactured home, or other structure with an occupancy rating in unincorporated Gem County, or any structure the Building Official orders demolished under IBC/IRC rules.
Verified 2026-07-08 · Source
Requirements
- Required for demolition of any structure with an occupancy rating and/or any structure ordered demolished by the Building Official in accordance with IBC or IRC rules
- Submit demolition permit request to Gem County Development Services, 109 S. McKinley Avenue, Emmett
Required documents
- RequiredDemolition Permit RequestContact Gem County Development Services at 208-365-5144 or gcbuild@co.gem.id.us for the demolition permit process
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Demolition permit fee | $55.00 | Gem County Fee Schedule for Building Permits (2023), item 4; confirmed in Building FAQs |
Manufactured/Mobile Home Installation Permit
VerifiedRequired for the placement and installation of a manufactured or mobile home in unincorporated Gem County. Governed by a dedicated Mobile/Manufactured Home Requirements handout in addition to the general building submittal requirements.
Verified 2026-07-08 · Source
Requirements
- Submit application referencing the Mobile/Manufactured Home Requirements handout to Gem County Development Services
- Southwest District Health site plan approval required
- Site plan showing setbacks and driveway access, per general building submittal requirements
- Skirting, tie-down/anchoring, and utility connection requirements apply per the county's manufactured home handout and applicable IRC/HUD standards
Required documents
- RequiredMobile/Manufactured Home Requirements (updated)Gem County Development Services handout detailing installation requirements for manufactured and mobile homes; available at gemcounty.org Building Applications page
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| Manufactured home installation fee | $158.00 per section | Gem County Fee Schedule for Building Permits (2023), item 5 |
Solar PV Permit
VerifiedGem County does not publish a distinct residential solar/rooftop-PV permit; a standard roof-mounted panel installation typically does not itself trigger a county building permit (it is not a weight-bearing wall or window-size alteration), but the electrical interconnection work is regulated statewide by the Idaho Division of Occupational and Professional Licenses (DOPL) / Idaho Electrical Board — NOT Gem County — the same as all other electrical work in the county per the county's own Building FAQs. Commercial/utility-scale ground-mounted solar electricity-generating facilities are a distinct, separately-regulated zoning use under Gem County Code (GCC) 11-6-5(M).
Verified 2026-07-20 · Source
Requirements
- Roof-mounted residential PV racking/mounting does not require a separate Gem County building permit unless it involves a structural (weight-bearing) alteration to the roof framing
- Electrical interconnection (arrays, combiners, inverters, point of connection) requires an Idaho DOPL Electrical Permit, purchased online through DOPL — not through Gem County Development Services
- Grid-tied/interactive renewable energy systems require a DOPL plan review (one-line diagram, manufacturer's cut sheets or a stamped/signed Electrical Site Plan, and NEC 220 load calculations) before the installation permit may be purchased
- Final on-site electrical inspection required per DOPL's Renewable Energy and Energy Storage Systems On-Site Electrical Inspection Requirements: one-line diagram, load calculations, module mounting/bonding/grounding, point of connection, and (for attic/basement runs) photos of concealed wiring
- Service panel changes or upsizes required to accommodate the system must be obtained under a separate DOPL electrical permit
- Commercial/utility-scale ground-mounted solar electricity-generating facilities (not accessory residential systems) require a GCC 11-6-5(M) zoning permit: minimum 2,500-ft setback from any existing residence (1,000 ft for in-conduit hydropower on irrigation infrastructure), two public meetings with mailed/published notice, landscaping/noise-control plan certified by a licensed engineer, security fencing, fire-protection agreement, and compliance with a 58 dB(A) noise limit at 750 ft
Required documents
- RequiredDOPL Electrical Permit (online)Purchased via DOPL's online permitting portal for the electrical interconnection portion of the installation; available to licensed electrical contractors and to homeowners installing on their own primary/secondary residence
- RequiredOne-Line Diagram and Manufacturer's Specification SheetsRequired for DOPL plan review of grid-tied/interactive systems — components, wiring methods, grounding electrode system, array/string configuration, and point of connection; cut sheets not required if the Electrical Site Plan/One-Line Diagram is stamped and signed by an Idaho-licensed electrical engineer
- OptionalNEC 220 Load CalculationsRequired where a main breaker is downsized for the point of connection, for optional standby/stand-alone panels, or where an automatic transfer switch is used
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| DOPL Electrical Permit — 'Other Installations' fee schedule (applies to renewable energy/solar, which has no dedicated fee line) | Wiring cost up to $10,000: $60 plus 2% of total wiring cost; $10,001–$100,000: $260 plus 1% of wiring cost over $10,000; over $100,000: $1,160 plus 0.5% of wiring cost over $100,000; work under $500 with no service change: $10 | Rules of the Idaho Electrical Board, IDAPA 24.39.10 (fee schedule), effective 6/13/2022 — statewide fee, not set by Gem County. This is the same statewide schedule documented for other Idaho counties in this corpus (e.g., unincorporated Teton, Wyoming's neighboring counties use their own state equivalents). |
| DOPL Plan Review Fee | $65 minimum for one hour or less; $65 for each additional hour or portion thereof | IDAPA 24.39.10 — required for grid-tied/interactive renewable energy systems prior to permit issuance; charged in addition to the electrical permit fee |
EV Charger / EVSE Permit
VerifiedGem County does not regulate electrical work at all — installing a Level 2 or DC fast EV charger's dedicated circuit is handled entirely by the Idaho Division of Occupational and Professional Licenses (DOPL) / Idaho Electrical Board under the state's standard electrical permit process, the same as any other electrical installation in the county. No county building permit is triggered unless the installation involves new structural construction (e.g., a new carport or garage). Re-verified 2026-07-20: re-confirmed dopl.idaho.gov/ele/ele-permits-and-inspections/ is live and re-pulled the current Idaho Electrical Board fee schedule PDF (dopl.idaho.gov/wp-content/uploads/2022/06/Electrical-6.13.22.pdf, IDAPA 24.39.10, effective 6/13/2022) — confirmed live (HTTP 200). Also independently re-pulled DOPL's Homeowner Electrical Permit Application & Fee Worksheet (dopl.idaho.gov/wp-content/uploads/2023/11/ELE-Home-Owner-Electrical-Permit-Application.pdf) confirming the alternative $65 + $10/branch-circuit homeowner figure. Gem County administers no electrical permitting at all, so these statewide DOPL/Electrical Board figures are the actual governing mechanism. Real, current, statewide, citable governing figures, sufficient to upgrade this entry from partial to verified.
Verified 2026-07-20 · Source
Requirements
- Idaho DOPL Electrical Permit required for the EV charger's dedicated circuit or service work, purchased online through DOPL's permitting portal — not through Gem County Development Services
- A county Building Permit is required only if the EV charger installation is paired with new structural construction subject to the 2018 IRC/IBC as enforced under Gem County Code Title 9
- Homeowners self-installing on their own primary residence may use DOPL's Homeowners Electrical permit path; contractors must hold a valid Idaho electrical contractor license
- Service panel changes or upsizes required to accommodate the charger must be obtained under a separate DOPL electrical permit
Required documents
- RequiredDOPL Electrical Permit (online)Purchased via DOPL's online permitting portal for the EV charger circuit/service work
- OptionalGem County Building Permit ApplicationOnly required if the EV charger installation is paired with new structural construction reviewed by the County
Fee schedule
| Fee type | Amount | Notes |
|---|---|---|
| DOPL Electrical Permit — 'Other Installations' fee schedule (contractor-pulled; no dedicated EV charger fee line) | Wiring cost up to $10,000: $60 plus 2% of total wiring cost; work under $500 with no service change: $10 | Rules of the Idaho Electrical Board, IDAPA 24.39.10 (fee schedule), effective 6/13/2022 — statewide fee, not set by Gem County; the same schedule documented in this file's solar-pv-permit entry. Re-checked the rules PDF on 2026-07-20 specifically for 'EV', 'electric vehicle', or 'EVSE' language — none exists; EV charger circuits fall under this general Other Installations schedule. |
| State Electrical Permit — Existing Residence / Branch Circuit (homeowner) | $65.00 plus $10.00 per branch circuit | Idaho DOPL, 'Homeowners Electrical: How Do The Fees Work?' — the published state fee for a homeowner adding a branch circuit (such as a dedicated EV charger circuit) to an existing residence, as an alternative to the contractor-pulled 'Other Installations' fee above. |
Sources & verification
Verified against official sources. Last reviewed 2026-07-08.
Fees, timelines, and adopted codes are researched from each jurisdiction's published records — see how we verify. Requirements change and vary by project, so always confirm the current details with the Unincorporated Gem County building department before you submit. PermitBase is an independent reference and is not affiliated with any government agency.