Billings Zoning & Land Use Guide
Notable local initiatives in Billings
Named ordinances, statutes, and reforms specific to Billings — each linked to an official source you can verify directly.
Montana Land Use Planning Act (SB 382)(2023)
Signed May 17, 2023 (Ch. 503, Laws 2023). Requires Billings, as a city of 5,000+ in Yellowstone County (a county over 70,000), to adopt a Land Use Plan and Future Land Use Map within three years. Shifts public participation earlier in the planning process and limits last-minute project blocking at the permit stage.
Source · archive.legmt.govMontana ADU Preemption (MCA 76-2-345 / Ch. 502, Laws 2023)(2023)
Statewide law (formerly SB 528) mandating municipalities like Billings allow at least one ADU by right on any lot containing a single-family dwelling. Caps ADU size at 1,000 sq ft or 75% of primary dwelling area; prohibits added parking, owner-occupancy mandates, impact fees, and stricter dimensional standards than apply to the primary dwelling. Effective January 1, 2024.
Source · mca.legmt.govBillings/Yellowstone County Unified Zoning Regulations (Chapter 27)(2007)
Chapter 27 of the Billings Municipal Code is a joint zoning ordinance shared with Yellowstone County, covering the city and the unincorporated 4.5-mile jurisdictional area around it. It establishes the R-60, R-MF, C-C, and other district standards.
Source · library.municode.comCity Code Interpretation: 'Where an ADU is allowed by right' (March 11, 2025)(2025)
Official Billings Planning Department interpretation issued March 11, 2025 confirming the residential zones in which an ADU is allowed by right following the 2024 MCA 76-2-345 implementation. Listed on the Billings Zoning Code Interpretations & Amendments page.
Source · billingsmt.gov
Key Zoning Facts
Regulatory Layers That Apply in Billings
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Montana
- Building Code: Montana Building Code (based on 2021 IBC)
- State ADU Override: Yes (Montana Code Annotated 76-2-345 (Ch. 502, Laws 2023) — statewide ADU preemption requiring one ADU by right on any lot with a single-family dwelling.)
County — Yellowstone County
- Role: Property records, tax assessment; Billings and Yellowstone County share a unified zoning regulation covering the city and the 4.5-mile jurisdictional area.
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions. Note that under MCA 76-2-345, certain private restrictive covenants conflicting with the state ADU mandate may be unenforceable.
Primary Zoning Districts
- Min Lot
- 6,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- 6,000 sq ft
- Max Height
- 45 ft
- Front Setback
- 20 ft
- Side Setback
- 10 ft
- Rear Setback
- 20 ft
- Min Lot
- None
- Max Height
- 45 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 10 ft
ADU Rules in Billings
- Max Size
- Up to 1,000 sq ft or 75% of the primary dwelling's gross floor area, whichever is less (MCA 76-2-345)
- Max Height
- Cannot be more restrictive than the primary dwelling (per MCA 76-2-345)
- Rear Setback
- Cannot be more restrictive than primary dwelling setbacks (per MCA 76-2-345)
- Side Setback
- Cannot be more restrictive than primary dwelling setbacks (per MCA 76-2-345)
- Parking
- No additional parking required (preempted by MCA 76-2-345)
- Owner Occupancy
- Not required — owner-occupancy mandates prohibited by MCA 76-2-345
- Permit Timeline
- 4-6 weeks
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Billings are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Billings permit fees →Official Sources
City-specific