You’ve purchased raw land in Klamath County, Oregon, and now would like to set up your RV there while you plan what action to take next. Maybe you want to build a tiny house within the trees. Alternatively, maybe you just want a weekend getaway rather than having to camp in a crowded RV park. The most irritating thing is that you can’t easily find all the rules for Klamath County on the Internet. Different websites contradict each other, and other neighbors provide you with contradictory statements.
You don’t want to find yourself caught with an expensive fine or permit, so you want to know the answers clearly to your questions as to what is really allowed. Can you place your camper there? Can you build a tiny house? What is the camping duration limit before you get a notice from the County? Understanding the rules will help you to protect your investment as well as your time and money.
Let us review everything Klamath County says you can and cannot do regarding camping.
Camping on Your Private Land: The 21-Day Rule
It sounds easy to be able to camp on your own property (you own it, so you can set up a tent, right?)– that is correct; however, there are restrictions.
How Long You Can Actually Camp
Klamath County allows you to camp on your own property for up to three weeks (21 days) for every six-month period (180 days), as defined in Article 82 of Klamath County’s Land Development Code.
Once you have camped for three weeks (21 days), you must remove yourself and your tents from the camping area until the six-month period has passed (180 days).
This rule applies to camping in a tent, tent trailer, shelter, vehicle, or RV. Klamath County is concerned that if you establish your residence on raw land, you may not be building to their specifications or providing the required infrastructure.
What Counts as Camping
“Camping” refers to the use of temporary structures on private property outside the designated campground areas. When utilizing the property for camping purposes, it must not create a disturbance to your neighbors. There should not be any permanent utility connections. Your RV cannot be utilized as a permanent residence.
The intended purpose of camping is to be similar to taking extended weekend camping trips and not living in a permanent dwelling. Having this restriction in place, it helps to keep property values stable and keeps the rural character of the area.
Why These Limits Exist
Camping restrictions placed by the county are primarily for the safety and health of all residents. Property that has never been built on does not provide for adequate septic waste disposal systems, adequate sources of water, or utilities to support long-term camping. Additionally, without the appropriate infrastructure, long-term camping creates problems for waste disposal.
It also creates confusion about the appropriate length of time during which continued use of the property for camping is permitted versus the use of the property as an illegal dwelling. The 21-day requirement of permitted camping provides you with sufficient opportunity for recreational use of the property while preventing its misuse.
Living in an RV: When It’s Allowed
Here’s where things get interesting. You can’t just park your RV and live there full-time. However, there’s a legitimate way to do it if you’re building.
Things are about to get serious. Living in your recreational vehicle (RV) isn’t easy, but if you’re building your home there’s a way you can do it legally.
The Temporary Use Permit Option
If you have an active building permit for a dwelling, you can apply for a Temporary Use Permit (TUP). This permit lets you live in an RV on your property while construction happens. It’s designed for people actively building their permanent home.
You can get a Temporary Use Permit (TUP) to allow you to live in an RV on your property if you have an active building permit for a dwelling. This is a great option for people who are constructing a house that will eventually become their permanent home.
As long as the building permit for your new home is still active, you can continue enjoying the TUP. This will allow you to stay at your site while simultaneously managing construction and eliminating your need to rent a home somewhere else while constructing your new home.
Costs and Requirements
To apply for a Temporary Use Permit (TUP), you will pay an application fee plus a periodic renewal fee to keep it active. The county sets these fees and updates them from time to time, so call the Klamath County Planning Department at 541-883-5121 (option 4) to confirm the current amounts before you budget. The TUP also requires that you already have an active, county-approved building permit for your dwelling before the county will accept the application.
Once you have stopped construction or your construction permit has expired, your TUP will cease, and you will not be permitted to live in an RV during the period from when construction stops to when your RV rental ends.
What Types of Dwellings Qualify
Construction permits may be issued for either stick-built or manufactured housing and will qualify for TUP programs. By obtaining a building permit, you are showing the county that you are taking steps to create a permanent dwelling that complies with county regulations.
Your RV is only a temporary residence while you build your permanent residence. Be aware of this when purchasing land or rolling your RV into the area to live.
Photo by IslandHopper X on pexels
RV Storage and Setback Rules
Some people prefer storing their RV instead of living in it, which is fine as long as certain common-sense restrictions are followed.
Where You Can Park RVs
You can legally store an RV, boat, or trailer on your property; however, the setbacks from property lines must be set according to standard codes. The storage of your RV, where it can block sidewalks, streets, or public right-of-way, is prohibited. You must keep all items within your property lines and away from use by others. It is your responsibility to leave a clear path for neighbours and emergency vehicles.
Multiple RV Types
Regardless of whether you are the owner of a fifth-wheel trailer, a travel trailer, a motor home, or any other type of RV, the rules for parking, storing, and maintaining your vehicle apply equally to all types of RVs. Parking, storing, and maintaining your RV properly will prevent your RV from being an unsightly nuisance in your neighborhood.
Be sure to check for any restrictions imposed by your homeowners association (HOA) or land development prior to parking an RV (or multiple RVs ) at your residence.
RV Storage and Setback Rules
Some people prefer storing their RV instead of living in it, which is fine as long as certain common-sense restrictions are followed.
Where You Can Park RVs
You can legally store an RV, boat, or trailer on your property; however, the setbacks from property lines must be set according to standard codes. The storage of your RV, where it can block sidewalks, streets, or public right-of-way, is prohibited. You must keep all items within your property lines and away from use by others. It is your responsibility to leave a clear path for neighbours and emergency vehicles.
Multiple RV Types
Regardless of whether you are the owner of a fifth-wheel trailer, a travel trailer, a motor home, or any other type of RV, the rules for parking, storing, and maintaining your vehicle apply equally to all types of RVs. Parking, storing, and maintaining your RV properly will prevent your RV from being an unsightly nuisance in your neighborhood.
Be sure to check for any restrictions imposed by your homeowners association (HOA) or land development prior to parking an RV (or multiple RVs ) at your residence.
Tiny Homes: What’s Actually Allowed
There has been an overwhelming increase in interest in tiny homes, as many people today follow a minimalist lifestyle. However, if you are considering building a tiny home in Klamath County, the question is, can and/or will you be able to build one?
Minimum Size Requirements
While adding a tiny home to your property is permissible, you’ll have to build to meet the Oregon Residential Specialty Code, which has set a minimum threshold of about three hundred square feet for your property to qualify as “habitable.” If the original design was only about one hundred fifty square feet, Klamath County will not approve it as a primary dwelling due to its substandard square footage.
Alternative Building Materials
Klamath County does provide some latitude when it comes to the construction type of your tiny house—the use of alternative materials may be allowed. However, you will need the assistance of a registered engineering professional to certify your alternative construction type meets (at minimum) or exceeds (preferred) applicable building codes.
This opens up the opportunity for you to be creative with your design/build process—there are hundreds of ways to build a tiny house (i.e., shipping containers, straw bales, etc.) aside from the traditional methods. (However, you must obtain proper engineering approval for your design from an accredited professional before any construction commences.)
Waste and Water Systems
You will need some form of approved waste disposal for your tiny house. You could potentially use a greywater system or a septic tank. You may want to use a composting toilet or another alternative. If you are interested in using those types of devices, you should contact the Klamath County Onsite Department first to get approval. It is vital that you have written approval for your waste model before you install it.
Solar Power and Off-Grid Living
You are encouraged to use solar power as your primary power source for your tiny house in Klamath County. The permitting process is conducive to users using solar for their homes, making it more viable to use rural land for a tiny house without being connected to utilities. You will not have to pay the cost of extending power lines or paying for an expensive connection to a utility company.
What About Shops and Outbuildings?
A lot of property owners want to add a building for storage or to run a business, rather than getting started on their house first. Familiarizing yourself with the necessary regulations can help you make plans.
Shop Buildings and Permits
In addition, creating a shop, barn, or storage building is an option that can be done on one’s property as long as the appropriate permits are obtained. Different structures require different permits based on their size and intended purpose.
For example, obtaining an official permit for lets say, a 200 sq. ft. shop may not be as complicated as obtaining a permit for a larger structure. It is important, however, to first check with the appropriate Local authorities and not to just base your research on what someone else (like your neighbor) may have done in the last five years, as laws can change.
Can You Live in a Shop?
The answer is no. You cannot use your shop for residential purposes. If you were to build a large shop and attempt to use that as your residence, the county monitors for this type of violation. If you want to live on your land, then you must have a structure that is permitted for residential purposes, not just a shop with a bed in it.
Fire Safety and Seasonal Restrictions
The responsibility associated with an undeveloped piece of property includes the risk of fire. The dry climate during summers in Oregon creates a significant danger from wildfires.
Burn Permits and Fire Season
If you think you’ll be having an outdoor fire on undeveloped land with an address, you’ll need to obtain a permit ahead of time. Through the months of July and August, there are no open flames allowed at all. You should contact your local fire department for more information and any restrictions currently in place, as these are regulatory and will be enforced by the fire department. Careless decisions regarding outdoor fires during these months can create significant damage to the neighbors and business liability.
Preparing Your Land
Be sure to create a defensible area around anything you plan to place or build. Remove any dry walking paths around and between your structures, and remove all dead or dead and/or diseased trees. Create firebreaks large enough to contain a fire.
If you are planning on a long-term build or parking an RV, it is very important to have a fire safety plan in mind before you proceed. This is very important in rural Oregon counties.
Wells, Septic, and Infrastructure Reality
In Klamath County, most vacant or undeveloped land is not served by utilities. This impacts you as a buyer of vacant land in that:
Water Sources
You’ll probably have to drill a well. Check the local depth-to-water before purchasing any property; some parcels may have water as shallow as 100 feet, but others may require 400 or more feet of drilling for water.
Consequently, the costs associated with drilling wells can vary substantially between parcels of land in Klamath County (on average, budget approximately $15,000-$30,000 to drill a well). This is a large expense that may surprise first-time buyers.
Septic Systems
Standard septic systems or alternative waste treatment systems must be approved by the County. In order to determine whether or not your soil will allow for a drain field, you must perform a perc test. In some cases, you may find that after performing this test, you will be unable to install a septic system, which will thus limit your future choices for building.
Acquire this information prior to purchasing any property; do not assume that your septic system will work on your property until you have verified it.
Road Access
Be prepared for unpaved roads. Most properties will be an hour away from larger communities with big box stores like Walmart or Home Depot. You are responsible for your own road maintenance or that of a road association, and winter access may be limited. It is also important to know what “rural” truly means before making a commitment to purchase property in the area.
Your Path to Land Ownership
Landowners will find good opportunities in Klamath County, but need to follow all regulations in order to benefit from them. Camping is allowed for recreational purposes. Tiny home builds are permitted as long as you obtain the necessary permits. You can use your RV for storage until you build, then you will be able to use your RV as a residence whilst building the house. It is critical to understand what you can do and to follow the legal steps to do so.
Owning raw land is not everyone’s cup of tea, and you will require capital to build infrastructure, and take into account that rural living is somewhat different to what we are accustomed to. However, if you wish to have some independence and a property in the future, then land in Oregon or the Western US will allow you to create your own vision.
If you are interested in looking at what is available, we have properties available in Klamath County and beyond. With owner financing starting from $100 a month, to many, it may now be more affordable than they thought possible. Stop simply dreaming about land ownership – actually create it. Just remember to check what the rules are first.