What You Need to Know Before You Start
A permit in Texas is a document issued by your city or county that says you are allowed to do specific construction or repair work on your property. The permit itself does not give you permission — it confirms that your planned work meets local building codes and that inspectors will check it as you go. Most cities and counties require permits for structural work, electrical changes, plumbing, HVAC installation, and additions. Painting, landscaping, and minor repairs usually do not need one.
The process starts at your local building department, not the state. Texas has no statewide permit system. Each city and county runs its own, so the forms, fees, and timeline depend on where you live. A permit in Austin works differently from one in Houston or a rural county. You will need drawings or plans that show what you are building, proof that you own the property or have the owner's permission, and payment for the permit fee.
The whole process — from submission to approval — typically takes one to four weeks, depending on how complete your paperwork is and how busy your local office is. Once you have the permit, inspectors will visit at key stages: after framing, after electrical rough-in, after plumbing rough-in, and at final completion. You cannot legally start work before the permit is issued.
Key Takeaways
- Permits are issued by your city or county building department, and each one has different forms, fees, and timelines — call yours first to learn what you need.
- You will need a site plan or drawing showing what you are building, proof of property ownership or owner consent, and payment for the permit fee.
- Inspectors will visit your property at specific stages of the work to confirm it meets code, and you cannot legally start until the permit is issued.
- If you hire a contractor, they often handle the permit paperwork, but you remain responsible for making sure the work is permitted.
- Working without a permit can result in fines, difficulty selling your home, and orders to tear down unpermitted work.
Finding Your Local Building Department
Your first step is to contact the building department that covers your property. If you live in a city, that is the city building department. If you live in an unincorporated area, it is the county. You can find the right office by searching "[your city] building department" or "[your county] building and development services" online, or by calling your city or county clerk's office and asking for the building department phone number.
When you call, tell them what you plan to do — for example, "I want to add a bathroom" or "I am replacing my HVAC system." They will tell you whether a permit is required, what forms to fill out, what drawings you need to submit, and what the fee is. Some departments accept applications online, some require you to come in person, and some use a combination. Ask whether they have a checklist of required documents so you do not make a second trip.
Many building departments now use online portals where you can track your permit status in real time. Ask for the web address or login information when you call. If your department is very busy, ask how long the current wait is — some offices have a backlog of several weeks.
What Documents and Drawings You Will Need
The documents required vary by the type of work, but most permits need a site plan and a set of plans showing what you are building. A site plan is a straightforward drawing of your property from above, showing where the house sits, where the work will happen, and the distance from property lines. For small projects like a deck or shed, this can be hand-drawn on graph paper. For larger work like an addition, you may need a professional survey.
The construction plans or working drawings show the details of what you are building — dimensions, materials, how it connects to the existing structure, and how it meets code. For a straightforward project like replacing a water heater, a photo and a product spec sheet may be enough. For an addition or major renovation, you will need detailed drawings, often prepared by an architect or engineer. Your building department can tell you how detailed the plans need to be.
You will also need proof of ownership — a copy of your deed, a recent property tax bill, or a mortgage statement showing your name. If you do not own the property, you need written permission from the owner. Some departments require a notarized letter; others accept an email. Ask what form they want.
Finally, you will need to pay the permit fee. Fees vary widely — a straightforward permit might cost $50 to $200, while a major addition could cost several hundred dollars or more. The fee is usually based on the estimated cost of the work. Ask for the fee schedule when you call.
Submitting Your process
Once you have gathered your documents, submit them to your building department. Some departments let you upload everything through an online portal. Others require you to print the forms, sign them, and bring them in person along with your drawings and proof of ownership. A few still accept applications by mail, though this is slower.
When you submit, bring or upload the completed permit process form, your site plan, your construction plans, proof of ownership, and payment. Some departments ask you to sign the process in front of a staff member; others let you sign it at home. Ask what the process is when you call.
The building department will review your process to make sure it is complete. If something is missing or unclear, they will contact you and ask you to fix it. This is called a request for information or RFI. If your plans are incomplete or do not show how the work meets code, they may reject them and ask you to resubmit with changes. This is why it helps to ask the building department upfront what level of detail they need.
The Review and Approval Process
After you submit a complete process, the building department reviews it to make sure your plans meet the Texas Building Code and any local amendments. For straightforward projects, this review takes a few days to a week. For complex projects, it can take two to four weeks. Some departments have a published timeline — ask for it.
During review, the building department may ask questions or request changes to your plans. You will receive a letter or email explaining what needs to be fixed. Make the changes, resubmit, and they will review again. This back-and-forth can add time, so it helps to get the plans right the first time.
Once the department approves your plans, they will issue the permit. You will receive a permit document with a permit number, the approved plans, and a list of inspection points — the stages at which an inspector will visit. Keep the permit on site during construction. Some departments also issue a placard you hang on the property so inspectors and neighbors know the work is permitted.
Scheduling Inspections and Completing the Work
After you receive the permit, you can begin work. Before you start each major phase — framing, electrical, plumbing, HVAC — you must call the building department to schedule an inspection. The inspector will visit, check that the work meets code, and either pass it or ask for corrections. You cannot cover up work — for example, you cannot close walls until the electrical and plumbing rough-in has been inspected.
Inspection timelines vary. Some departments inspect within a day or two; others take a week or more. Ask when you pick up the permit. If an inspection fails, the inspector will tell you what needs to be fixed. You fix it, call for a re-inspection, and the process repeats.
Once all phases are complete and all inspections pass, you request a final inspection. The inspector checks the finished work, and if everything is correct, they issue a certificate of occupancy or final approval. This document confirms that the work is complete and meets code. Keep it with your home records — you will need it if you sell the house or make an insurance claim.
If You Hire a Contractor
Many homeowners hire a contractor to do the work and handle the permit. If you do, make sure the contract says the contractor will obtain the permit and pay the fee. Ask to see a copy of the permit before work starts. Some contractors are licensed and experienced with permits; others are not. A licensed contractor in Texas holds a license from the Texas Department of Licensing and Regulation (TDLR) if they work on residential projects over a certain cost. Check the TDLR website to verify a contractor's license.
Even if you hire a contractor, you remain responsible for making sure the work is permitted. If the contractor skips the permit to save time and money, you are the one who faces fines and orders to tear down the work. Before you hire, ask the contractor how many permits they have pulled in your city and whether they have ever had a permit rejected or an inspection fail.
What Happens If You Work Without a Permit
Working without a permit is illegal in Texas. If the building department discovers unpermitted work, they can issue a citation and fine you. The fine varies by city and county but can range from a few hundred dollars to several thousand. They can also order you to tear down the work and restore the property to its original condition, which is far more expensive than getting a permit in the first place.
Unpermitted work also creates problems when you sell your home. A home inspector or title company may discover it, and the buyer can demand that you either obtain a retroactive permit or tear it down. Some lenders will not finance a home with unpermitted work. If you have already done unpermitted work, contact your building department and ask about a retroactive permit or after-the-fact permit. Some departments will issue one if you can show that the work meets code, though the fee may be higher than it would have been upfront.
Frequently Asked Questions
Do I need a permit to replace my water heater or air conditioner?
Most cities and counties require a permit for HVAC and water heater replacement because these systems are tied to electrical and gas lines. Call your building department to confirm. Some allow a straightforward over-the-counter permit that takes an hour; others require full plans. It is worth the call because working without a permit can void your warranty and create liability if something goes wrong.
How much does a permit cost in Texas?
Permit fees vary widely by city and county. A straightforward permit might cost $50 to $200, while a major addition could cost several hundred dollars or more. Fees are usually based on the estimated cost of the work. Call your building department for their fee schedule — they can give you an exact quote once they know what you are building.
Can I get a permit if I do not own the property?
No, but you can get one if the owner gives you written permission. Some departments require a notarized letter from the owner; others accept an email or a signed letter. Ask your building department what form of permission they need before you submit your process.
What if the building department rejects my plans?
If your plans do not meet code or are incomplete, the department will send you a letter explaining what needs to change. You revise the plans, resubmit them, and they review again. This can add one to two weeks to the timeline. To avoid rejection, ask the building department upfront what level of detail they need and whether they have a checklist of common mistakes.
Can I start work before the permit is issued?
No. You must wait until the permit is officially issued and in your hands. Starting before that is illegal and can result in fines and orders to stop work. If you are in a hurry, ask your building department whether they offer expedited review for an extra fee.