Texas Owner-Builder Permit Guide

Texas is legendary for its independent spirit, and that extends to owner-builder rights. As one of the most owner-builder-friendly states in the nation, Texas offers remarkable freedom for homeowners willing to build their own homes. However, the state's hands-off approach means requirements vary dramatically from one jurisdiction to another.

Texas Building Code Overview

Unlike states with mandatory statewide codes, Texas operates on a patchwork system where local jurisdictions decide whether to adopt building codes at all.

Current Code Adoption

Major Cities (typically adopt latest codes):

Smaller Cities and Counties:

Unincorporated Areas:

Texas-Specific Amendments

Jurisdictions that adopt IRC typically include Texas amendments for:

  1. Wind Loads: Enhanced requirements for coastal counties (150+ mph design)
  2. Termite Protection: Required in all of Texas (state is 100% termite zone)
  3. Energy Efficiency: Some cities exceed base IECC (Austin most aggressive)
  4. Electrical: Texas follows NEC closely, with few amendments
  5. Foundation Design: Expansive clay soil provisions (critical in DFW, Austin, San Antonio)
  6. Flood Protection: Strict requirements in flood-prone areas (Houston especially)

No Code vs. Code Jurisdictions

No Code Areas (common in rural Texas):

Code Jurisdiction Areas:

Texas Owner-Builder Laws

Texas has some of the strongest owner-builder protections in the United States, codified in state law.

Legal Rights

Under Texas Occupations Code, Chapter 1051, homeowners have the right to:

Critical Restrictions and Requirements

Occupancy Requirement: Must intend to occupy as primary residence for at least one year after completion. This is strictly enforced.

Disclosure Requirement: If you sell within one year, you must disclose to buyers that:

Homestead Exemption: Property must be your homestead to qualify for owner-builder exemption.

Licensing Requirements by Trade:

Texas requires licenses for:

No License Required:

Liability and Insurance

Important: As owner-builder, you are:

Seller Disclosure Requirements

Texas Property Code requires disclosure if:

Permit Costs in Texas

Costs vary wildly across Texas based on jurisdiction size and fee structure.

Major Metro Areas

Austin (City of Austin, Travis County):

Houston (City of Houston, Harris County varies):

Dallas (City of Dallas):

San Antonio (City of San Antonio):

Suburban and Small City Examples

Georgetown (north of Austin):

Frisco (north of Dallas):

Boerne (near San Antonio):

Rural/Unincorporated Areas

No Code Counties:

Counties with Limited Codes:

Hidden Fees

Processing Timelines

Texas timelines vary dramatically by jurisdiction size and efficiency.

Major Cities

Plan Review:

Permit Issuance:

Factors Affecting Timeline:

Suburban Cities

Plan Review:

Rural/No Code Areas

Plan Review:

Energy Code Requirements

Texas energy code varies by jurisdiction, from none to very aggressive.

Austin Energy Code (Most Stringent)

Austin exceeds base IECC significantly:

Standard Texas Cities (2021 IECC)

Climate Zone 2A (South Texas, Houston):

Climate Zone 3A (Central/North Texas - Dallas, Austin, San Antonio):

Climate Zone 3B (West Texas - El Paso, Midland):

Rural/No Code Areas

Inspection Requirements

Inspection requirements depend entirely on jurisdiction.

Major Cities - Full Inspection Schedule

Typical inspections required:

  1. Footing/Pier: Before pouring concrete
  2. Foundation: Before pouring slab or backfilling
  3. Framing: After framing complete, before insulation
  4. Rough-in: Electrical, plumbing, mechanical (may be separate)
  5. Insulation: After installed, before drywall
  6. Drywall/Firewall: In garage areas (some cities)
  7. Final Building: All work complete
  8. Final Electrical: All devices installed and operational
  9. Final Plumbing: All fixtures installed and tested
  10. Final Mechanical: HVAC complete and operational
  11. Energy: Final blower door/duct test (Austin, some others)

Small Cities - Basic Inspections

May only require:

  1. Foundation
  2. Framing
  3. Rough-ins
  4. Final

Rural/No Code - Zero Inspections

Texas Soil Conditions - Critical Consideration

Texas is famous for expansive clay soils, particularly in the I-35 corridor.

Problem Areas

High Plasticity Clay (worst):

Moderate Issues:

Better Soil:

Foundation Requirements

In expansive soil areas:

Engineered Foundation Required:

Post-Tension Slabs:

Pier and Beam:

Drainage Critical

Texas soil requires:

Special Texas Considerations

Wind and Hurricane Requirements

Coastal Counties (within 100 miles of coast):

Inland:

Flood Zone Requirements

Houston Area (severe flooding issues):

Other Flood-Prone Areas:

Septic System Requirements

Texas Commission on Environmental Quality (TCEQ) regulates septic statewide:

Aerobic Systems (required in most areas now):

Conventional Systems (allowed in some rural areas):

Timelines:

Well Requirements

Water Well Drillers Board regulates wells:

Water Quality:

Termite and Pest Protection

Required statewide:

Texas Heat Considerations

Building for extreme heat:

Top Counties for Owner-Builders in Texas

1. Bastrop County (east of Austin)

2. Comal County (north of San Antonio)

3. Williamson County (north of Austin)

4. Parker County (west of Fort Worth)

5. Hays County (between Austin and San Antonio)

Counties/Cities to Approach with Caution

Travis County (Austin):

Harris County (Houston):

Coastal Counties (Galveston, Brazoria, etc.):

Key Resources for Texas Owner-Builders

State-Level Resources

Texas Department of Licensing and Regulation (TDLR)

Texas Commission on Environmental Quality (TCEQ)

Texas Water Well Drillers Board

Local Building Departments

City of Austin:

City of Houston:

City of Dallas:

City of San Antonio:

Helpful Organizations

Texas Association of Builders

Build Your Own Home Facebook Groups

Online Tools

REScheck: www.energycodes.gov/rescheck (energy compliance software)

FEMA Flood Maps: www.fema.gov/flood-maps (check before buying land)

Texas Soil Map: websoilsurvey.nrcs.usda.gov (research soil conditions)

Local Code Lookup: Check individual city/county websites

Common Questions from Texas Owner-Builders

Q: Should I build in a code or no-code area? A: Pros of no-code: Lower costs, faster timeline, more freedom. Cons: Harder to finance, harder to insure, harder to sell, all liability on you. Most owner-builders prefer some code enforcement for the safety net and resale value.

Q: Can I get a construction loan as owner-builder in Texas? A: Yes, but it's harder. Many banks won't lend to owner-builders. Look for:

Q: Do I need an engineer in Texas? A: Depends on jurisdiction and soil. In expansive clay areas, soils report and engineered foundation are essential even if not required. In no-code areas, no requirement but still wise.

Q: How do I deal with expansive clay soil? A: Budget $3,000-$5,000 for soils engineer and foundation engineer. Use post-tension slab or pier and beam. Maintain consistent moisture (soaker hoses). Don't skimp on drainage. This is not DIY-able.

Q: Can I build alternative structures (barndominium, shipping container, yurt)? A: In no-code counties: yes, complete freedom. In code jurisdictions: must meet residential code (difficult for containers and yurts, easier for barndominiums). Barndos very popular in Texas and generally accepted.

Q: What about manufactured/mobile homes? A: Different regulations. HUD code, not IRC. Cheaper but depreciates. Good option for temporary housing while building. Must be on permanent foundation for financing.

Q: How long can I live in RV while building? A: Varies by jurisdiction. No-code counties: no restrictions. Code counties: usually 6-12 months with temporary electrical permit. Some counties don't allow it at all.

Texas Owner-Builder Timeline Example

Timeline for 2,000 sq ft home in suburban Texas (code jurisdiction):

Months 1-2: Planning

Month 2-3: Permitting

Month 3-4: Site Work

Month 4-5: Foundation

Month 5-7: Framing

Month 7-8: Exterior

Month 8-9: Rough-Ins

Month 9-11: Insulation & Drywall

Month 11-13: Finishes

Month 13-14: Final

Total: 13-14 months (part-time owner-builder)

Full-time can do in 9-11 months. Rural/no-code can be faster (no inspection delays).

Final Thoughts for Texas Owner-Builders

Texas offers unparalleled freedom for owner-builders, from the completely unregulated rural counties to the well-organized suburban jurisdictions. The key decisions you'll make:

  1. Code vs. No-Code: More freedom in no-code areas, but less protection and harder financing/resale
  2. Soil Engineering: Don't skip this in clay soil areas - it'll cost you far more later
  3. Licensed Trades: Electrical and plumbing must be licensed - no shortcuts here
  4. Energy Efficiency: Even in no-code areas, build smart for Texas heat - you'll pay forever in utility bills otherwise
  5. Local Knowledge: Join local building groups - Texans love to help other Texans build

Whether you're building on raw land in the Hill Country or a lot in a master-planned community, Texas rewards those who do their homework, respect the trades that require licensing, and build for the harsh climate. Take advantage of your freedom, but build smart.

Last updated: November 2025. Building codes and regulations vary by jurisdiction in Texas. Always verify current requirements with your local building department (or county, if no department exists) before beginning construction.