The short answer
In Austin and the surrounding cities, you generally need a building permit when work changes the structure (walls, beams, foundations, additions), adds or moves electrical circuits, moves plumbing or gas lines, changes heating and cooling, or builds something new such as a deck, patio cover, garage or pool. Cosmetic work such as paint, flooring, and replacing cabinets or fixtures in the same place usually does not need one.
Who issues the permit
Inside the City of Austin, permits come from the Development Services Department. Each suburban city, including Round Rock, Cedar Park, Georgetown, Pflugerville, Leander, Kyle, Buda and Lakeway, runs its own permits with its own rules. In unincorporated parts of the counties, Texas counties generally do not issue building permits, but they do handle septic, floodplain and driveway permits, and HOAs and deed restrictions still apply.
Rules that often surprise owners
Protected trees: inside the City of Austin, trees 19 inches or more in diameter are protected, which can move an addition, pool or driveway.
Impervious cover: every lot has a limit on how much of it can be covered by roofs, driveways and patios. Over the Edwards Aquifer recharge and contributing zones, the limits are tighter.
Historic districts: exterior changes to homes in local historic districts, such as Hyde Park in Austin or downtown Georgetown, go through historic review.
HOAs: architectural review boards approve exterior work in most suburban neighborhoods, separate from the city permit.
Why unpermitted work is a problem
Unpermitted work can surface during a sale inspection, delay a closing, complicate insurance claims and sometimes has to be opened up or removed. Permits also bring inspections, which catch mistakes while they are still easy to fix.
How Tier One Builds handles it
We check the rules for your address during the free consultation, include permit work in the quote, submit the applications and schedule the inspections.
Related services
This guide is general information, not legal or engineering advice. Rules change; we confirm them for your address during the free consultation.