Building permits, zoning and land rules in Donley County, Texas
41Index Score / 100 #200 of 254 in Texas
Unincorporated Donley County, Texas does not require prior county approval before residential construction, and the county does not apply zoning there12. Clarendon and Howardwick enforce city zoning, so confirm whether a parcel is inside city limits before relying on the unincorporated-area rules34. Septic systems generally need a permit, but the current Donley County permitting authority could not be confirmed; ask TCEQ Region 1 before applying56.
At a glance
Building permit
No prior county approval for residential construction in unincorporated areas1
Zoning
No county zoning on unincorporated land; Clarendon and Howardwick have city zoning234
RV and tiny-home living
No county zoning restriction on unincorporated land; city rules differ27
Septic permit
Generally required; confirm the current permitting authority with TCEQ Region 156
Owner-builder work
State licensing exemptions cover some work on an owner's residence or homestead8
Water wells
Register every well with PGCD; qualifying higher-output wells need permits9
Agricultural appraisal
Available when the land meets Texas use, intensity and history tests10
Houses the County Judge, County Clerk, Commissioners Court and other county offices; the place to start for any land-use question, since Donley County lists no building, planning or zoning department
These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.
Do you need a building permit in Donley County, Texas?
Unincorporated Donley County does not require prior county approval before new residential construction under the applicable Texas residential-building provision1. That does not erase building standards, inspections, subdivision rules, setbacks imposed by another authority, municipal extraterritorial-jurisdiction rules or permits for septic systems and state-highway driveways1. Clarendon says its development work must comply with current building codes, while Howardwick applies its adopted building codes within city limits11. An owner working on an owned and occupied residence or homestead may have state licensing exemptions for electrical, plumbing, or air-conditioning work, but those exemptions are not a blanket waiver of local requirements8.
Who handles building and land-use questions in Donley County?
Donley County lists no building, planning, zoning or code-enforcement department, so start with the Donley County Courthouse for an unincorporated parcel121314. Ask whether the parcel lies in a municipal extraterritorial jurisdiction and whether a subdivision plat, floodplain approval or inspection applies; the floodplain-development and building-inspection requirements could not be confirmed. If land outside municipal limits is divided into lots, a subdivision or public-use features, Texas law generally requires a county plat unless an exception or municipal agreement applies15. For land inside Clarendon or Howardwick, contact the city because each enforces its own zoning34.
Does Donley County have zoning?
Unincorporated Donley County has no county zoning rule setting minimum dwelling size, minimum lot size, setbacks, lot coverage, building height or zoning districts2. The same county-level answer applies to accessory dwellings, RV occupancy, tiny-home occupancy, manufactured-home occupancy and temporary camping on unincorporated land2. City limits change the answer: Clarendon enforces zoning codes, and Howardwick has zoning classifications, setbacks, residential requirements and special-permit provisions164. Howardwick's ordinance also addresses square footage, recreational vehicles and permits, so do not carry the unincorporated-area answer into Howardwick7.
How do septic permits work in Donley County?
Texas generally requires a permit and approved plan to construct, install, alter, extend, repair or operate an on-site sewage facility, including a septic system or holding tank17. The current Donley County permitting authority could not be confirmed, so contact TCEQ Region 1 and identify the authority before submitting plans6. The authority must approve or deny a complete application within 30 days and explain a denial in writing18. A qualifying single-family tract of at least 10 acres may be exempt only when every state condition is met, including a licensed site evaluation, a 100-foot property-line separation, on-site effluent disposal and no nuisance or groundwater pollution5. Construction inspection applies to systems subject to the rule, and the installer must request it before the authorization expires19.
Can you live in an RV or tiny home in Donley County?
Donley County zoning does not restrict RV or tiny-home occupancy on unincorporated land because the county applies no zoning there2. That answer does not waive septic, subdivision, deed-restriction, floodplain, utility or state-highway access requirements. Howardwick regulates recreational vehicles through its city zoning ordinance, and Clarendon enforces city zoning codes, so verify city limits before choosing a dwelling or temporary-living setup716. Residential graywater may be reused for specified purposes, but toilet waste is excluded from graywater and the rule does not establish approval for a complete off-grid sanitation system20. Composting toilets and other wastewater arrangements still need confirmation under the applicable OSSF rules.
Building a home in Donley County: the steps, in order
Confirm whether the parcel is unincorporated or inside Clarendon or Howardwick, because both cities enforce zoning34.
Ask the Donley County Courthouse about subdivision, floodplain and inspection requirements for the parcel14.
Contact TCEQ Region 1 to identify the current septic permitting authority, then submit the required OSSF plan and application617.
Register a proposed well with the Panhandle Groundwater Conservation District; wells producing more than 17.5 gallons per minute require operating and drilling permits, while lower-output wells require registration9.
Apply to TxDOT before constructing or changing access on a state highway21.
If dividing the tract, determine whether Texas county platting rules apply before recording or selling lots15.
What should you check before buying land in Donley County?
Start with wastewater and water: only about 47.8% of Donley County soils lack severe limitations for a conventional drain field, and every well in the Panhandle Groundwater Conservation District must be registered or permitted229. Donley County averages about 22 inches of precipitation a year and experiences severe drought in roughly 31.2% of years, so verify practical well yield and water storage before purchase2324. Farm and ranch land may qualify for agricultural productivity appraisal when it meets current-use, local-intensity and prior-use tests; changing to nonagricultural use can trigger rollback tax10. The effective property-tax rate is about 1.1%, with a median annual bill near $1,0192526.
Watch-outs
The current OSSF permitting authority for Donley County could not be confirmed; ask TCEQ Region 1 who accepts the septic application before paying or submitting plans6.
We could not confirm Donley County's floodplain-development permit, building-inspection or certificate-of-occupancy requirements; ask the Donley County Courthouse about the specific parcel and project14.
The published $10 OSSF amount is a fee that authorized agents report to the state, not a complete Donley County septic fee schedule27.
Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.
Donley County highlighted among the Texas counties · colored by Index score
How Donley County scores
Seclusion86100% ev.
Self-Sufficiency1596% ev.
Admin Boringness8290% ev.
Durability25100% ev.
Property Autonomy71100% ev.
Carry Cost8096% ev.
Evidence strength: 97%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →
$136kTypical home
1.1%Property tax
$1,351Land / acre
22"Annual rain
31.2% of yrsSevere drought
42.6 / yr (+26.3)Mid-century 100°F days
30.4 daysMid-century dry spell
1.64" (+2.2%)Mid-century 1-day rain
1.29×Wildfire change factor
100%Forward climate coverage
$2,589Home insurance / yr
-0.9% / yrInsurance growth
0%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
510People within 30 min
381,835People within 2 hr
3,034Radius comparison (15 mi)
3.5People / sq mi
0%Federal land
93.8%Land at 15% slope or less
47.8%Soils rated "not limited" for septic (strict USDA rating)
Each button opens a current land search for Donley County. Listing sites control their own results and filters.
Analyze a property
Add setup-cost allowances
Use rough quotes or placeholders. Blank fields count as $0.
Working estimate
—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—
A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.
Before an offer
Parcel due diligence
0/8 checked
Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.
Cities and towns in Donley County
Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Donley County rules
Building code adoptedPartial
Building-code adoption within Donley County, aggregated across local jurisdictions; the verified adoption applies to the City of Howardwick, not automatically to unincorporated Donley County.
Howardwick's rule applies to dwellings and premises within the city limits.
The Howardwick ordinance identifies the ordinance as amended and references an ordinance adopting the 2023 Code, but the excerpt does not identify the specific code edition.
Clarendon's official community-development page states that construction and development activities comply with the latest building codes, but this research did not locate the specific adopting ordinance or edition.
No official county source located in this research established countywide building-code adoption for unincorporated areas.
“The currently adopted building codes, and the provisions thereof, shall be controlling on all dwellings and premises within the city limits.”
Zoning districts · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Minimum dwelling size · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Minimum lot size · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Setbacks · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Lot coverage · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Building height · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Living in an RV · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Camping on your land · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Tiny homes · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Manufactured homes · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Accessory dwellings · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Well permitLimited
Water wells within the Panhandle Groundwater Conservation District, which includes Donley County
All wells drilled in the district must be registered or permitted.
A drilling permit is required before drilling a new permitted well.
An operating permit is required for each contiguous acreage tract with existing or new permitted wells.
A well exempt from operating and drilling permits under District Rule 5.1 requires registration only.
Wells producing 17.5 gallons per minute or less are identified by the district as requiring registration rather than an operating and drilling permit.
Drilling or increasing the size of an existing permitted well or its pump without the required operating and drilling permits is prohibited.
All new wells must meet district spacing rules.
production threshold for registered-well treatment: <= 17.5 gallons per minute (the district page states this threshold for wells exempt from operating and drilling permits) · production-pipe threshold for permitted-well definition: >= 2 inches diameter (the page also requires production above 17.5 GPM, subject to Rule 5.1(a)(1-2))
“All wells drilled in the Panhandle Groundwater Conservation District must be registered or permitted.”
One more reviewed finding on this topic
Limited — Water wells drilled in Donley County within the Panhandle Groundwater Conservation District.
“All wells drilled in the Panhandle Groundwater Conservation District must be registered or permitted.”
County-wide zoningAbsent
No planning or zoning office appears among Donley County's listed departments, consistent with Texas counties lacking general zoning authority over unincorporated land.
Prior county approval for new residential construction in the unincorporated area of a Texas county to which Local Government Code Chapter 233, Subchapter F applies, including single-family houses, duplexes on vacant lots, and qualifying additions.
The subchapter applies only if the county has adopted a resolution or order requiring its application and the county is located within 50 miles of an international border or has a population of more than 100.
The rule does not eliminate applicable building-code standards, inspections, subdivision rules, building or setback lines, municipal extraterritorial-jurisdiction rules, or other permits.
If a municipality in the county has adopted a building code in its extraterritorial jurisdiction, that municipal code controls there.
The source states that the subchapter was amended by Acts 2025, 89th Leg., R.S., Ch. 526, Sec. 7, effective September 1, 2025.
“This subchapter may not be construed to: (1) require prior approval by the county before the beginning of new residential construction;”
One more reviewed finding on this topic
Limited — Industrialized housing or buildings installed in Texas, including purchasers or lessees acquiring a unit for their own or their company’s use.
“A person who is a retailer of industrialized housing or buildings, or who is responsible for the assembly, connection, and on-site construction and erection of an industrialized house or building for persons other than themselves, must be registered as an industrialized builder. Subcontractors do not require the registration unless required by other applicable state laws. For example, electricians, HVAC contractors, and plumbers must be licensed in accordance with the applicable state law. If you are purchasing or leasing an industrialized house or building for your own use, or your company's use, you may file for an installation permit in lieu of registering as an industrialized builder.”
Owner-builder exemptionConditional
An owner performing electrical, plumbing, or air-conditioning and refrigeration work on the owner's own residence or homestead in Texas.
Electrical work is exempt from state electrician licensing when performed on a dwelling the person owns and resides in.
Plumbing is exempt from state plumbing licensing when performed by the property owner in the property owner's homestead.
Air-conditioning and refrigeration contracting is exempt from the applicable state registration requirements when performed in a building owned solely by the person as the person's home.
These exemptions do not establish a blanket exemption for every construction trade or contractor-regulated activity.
“A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed as electricians.”
One more reviewed finding on this topic
Conditional — Electrical work on a dwelling owned and occupied by the property owner in Texas.
“A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed”
Who permits septicMixed (with conditions)
OSSF permitting, inspection, and administration throughout Texas.
TCEQ administers the program in areas where no local jurisdiction has been authorized.
A local governmental entity may administer the program only after an order, ordinance, or resolution is approved by TCEQ.
The authorized agent administers the program within its approved area of jurisdiction.
Local programs may adopt requirements more stringent than state minimums.
“The authorized agent is responsible for the proper implementation of Texas Health and Safety Code, Chapter 366, 30 TAC Chapter 285, including reviewing OSSF permit applications, conducting inspections, investigating complaints, and more.”
One more reviewed finding on this topic
Mixed — On-site sewage facilities, including septic systems, throughout Texas
“TCEQ is not often the OSSF permitting authority. [...] The TCEQ regional office will be the permitting authority in locations where a local jurisdiction has not been authorized.”
Septic permitRequired
Construction, installation, alteration, extension, repair, and operation of OSSFs in Texas, subject to stated exemptions and local requirements.
A permit and approved plan are required for construction, alteration, repair, extension, and operation of an OSSF.
A permit is generally required to construct, install, alter, extend, or repair an OSSF.
A local permitting authority must be checked because local programs may be more stringent than state minimums.
The 10-acre exemption requires compliance with 30 TAC Chapter 285 planning, construction, and installation standards; a site evaluation by a TCEQ-licensed site evaluator or professional engineer; service to a single-family dwelling on a tract of at least 10 acres; no nuisance or groundwater pollution; all OSSF parts at least 100 feet from the property line; on-site effluent disposal; and the single-family dwelling must be the only dwelling on the tract.
Emergency repairs listed by TCEQ do not require a permit but must be reported to the permitting authority in writing within 72 hours after repairs begin.
Grandfathered systems may be exempt if installed before the local program was authorized or before September 1, 1989, whichever is earlier, and if they are not creating a nuisance, are not in need of repair, and have had no significant increase in use or other alteration.
The permitting authority must approve or deny planning materials and the permit application within 30 days of receipt.
minimum tract size for 10-acre exemption: >= 10 acres (single-family dwelling and all other stated conditions must be met) · minimum OSSF setback under 10-acre exemption: >= 100 feet from property line (all parts of the OSSF) · emergency repair reporting deadline: <= 72 hours (after repairs have begun) · permit application decision deadline: <= 30 days (from receipt by permitting authority)
“A permit and approved plan are required to construct, alter, repair, extend, and operate an OSSF.”
4 more reviewed findings on this topic
Required — Construction, installation, alteration, extension, repair, and operation of OSSFs in Texas, including Donley County, subject to the applicable local permitting authority
“A permit is required to construct, install, alter, extend, or repair an OSSF. Always check with your local permitting authority. Local permitting programs can be more stringent than State minimums.”
Required — Construction, installation, alteration, extension, or repair of an OSSF in Texas, including Donley County, subject to the stated exemptions
“A permit is required to construct, install, alter, extend, or repair an OSSF. Always check with your local permitting authority. Local permitting programs can be more stringent than State minimums.”
Limited — Construction, installation, alteration, extension, repair, and operation of OSSFs, including septic systems and holding tanks, in Texas, including Donley County unless a documented local program applies.
“A permit is required to construct, install, alter, extend, or repair an OSSF. Always check with your local permitting authority. Local permitting programs can be more stringent than State minimums.”
Required — Construction, installation, alteration, extension, or repair of an OSSF in Texas
“A permit is required to construct, install, alter, extend, or repair an OSSF. [...] An OSSF may be exempt from permitting if it complies with all other requirements, including planning, construction, and installation standards of 30 TAC 285 AND meets the “10 acre rule”:”
Septic inspectionLimited
Construction inspection and inspection-related requirements for OSSFs in Texas, including Donley County unless a documented local program is more stringent.
The permitting authority must conduct a construction inspection for systems subject to the rule.
An authorization to construct is valid for one calendar year, and the installer must request construction inspection within that year.
The installer must notify the permitting authority at least five working days before the OSSF is ready for inspection.
No planning materials, permit, or inspection are required for a single-family dwelling on a tract of at least 10 acres if the OSSF is not causing a nuisance or polluting groundwater, all parts are at least 100 feet from the property line, effluent is disposed of on the property, and the dwelling is the only dwelling on the tract.
Local permitting authorities may impose more stringent requirements.
“The permitting authority shall conduct a construction inspection.”
3 more reviewed findings on this topic
Limited — OSSFs using secondary treatment or drip irrigation in Texas, including Donley County, subject to applicable local requirements
“A system using secondary treatment or drip irrigation must be inspected by a valid maintenance company once every four months, or be maintained by the single family homeowner, where allowed.”
Limited — OSSF installation and, where applicable, maintenance inspections in Texas
“Many times, the AA has a "designated representative" (DR) to assist them with their responsibilities, which include reviewing plans for constructing, altering, extending or repairing each OSSF; issuing permits; and inspecting system installation. [...] If the system uses an electronic monitor, automatic radio or telephone to notify the maintenance provider of system or component failure and to monitor the amount of disinfection in the system, reporting may be reduced to every six months.”
Limited — OSSFs using secondary treatment or drip irrigation in Texas.
“A system using secondary treatment or drip irrigation must be inspected by a valid maintenance company once every four months, or be maintained by the single family homeowner, where allowed.”
Off-grid sanitationLimited
Off-grid wastewater sanitation through an OSSF in Texas.
An OSSF generally requires a permit and approved plan before construction, installation, alteration, extension, repair, or operation.
A qualifying single-family dwelling on a tract of at least 10 acres may use the 10-acre permitting exemption only if every stated site-evaluation, setback, nuisance, groundwater, on-site disposal, and single-dwelling condition is met.
Local permitting authorities may impose requirements more stringent than state minimums.
Emergency repairs are exempt from permitting only for the listed repair types and must be reported in writing within 72 hours after repairs begin.
10-acre exemption tract size: >= 10 acres (all TCEQ conditions must be satisfied) · 10-acre exemption OSSF setback: >= 100 feet from property line (all parts of the OSSF)
“An OSSF may be exempt from permitting if it complies with all other requirements, including planning, construction, and installation standards of 30 TAC 285 AND meets the “10 acre rule”:”
2 more reviewed findings on this topic
Limited — Residential graywater and alternative onsite-water reuse in Donley County, excluding toilet waste from the definition of graywater
“Graywater and Alternative Onsite Water generated at private residences can be used for the following purposes: to minimize foundation movement or cracking; for gardening; for composting; for landscaping; and for toilet or urinal flushing.”
Limited — Composting toilets used as on-site sewage facility treatment systems in Texas.
“Composting toilets will be approved by the executive director provided the system has been tested and certified under NSF International Standard 41 (1999) or under any other standards approved by the executive director.”
Agricultural exemptionConditional
Farm and ranch land in Donley County seeking Texas agricultural productivity-value special appraisal.
Land must be currently devoted principally to agricultural use.
Agricultural land must be devoted to agricultural use to the degree of intensity generally accepted in the area.
The land must have been devoted to agricultural or timber production for at least five of the past seven years.
Land within an incorporated city or town has additional eligibility criteria stated by the Comptroller; this claim concerns statewide availability and does not establish city-specific eligibility.
A change to non-agricultural use can trigger rollback tax for each of the previous three years in which the land received the lower appraisal; Subchapter C (1-d) owners also incur interest upon sale or discontinuance of agricultural use.
The Comptroller identifies Form 50-129 for open-space agricultural-use appraisal and Form 50-165 for 1-d agricultural appraisal.
prior agricultural or timber production: >= 5 years of the past seven years (For agricultural appraisal eligibility described by the Texas Comptroller.) · rollback-tax lookback: 3 previous years (Applies when land receiving agricultural appraisal changes to non-agricultural use.)
“The land must have been devoted to agricultural or timber production for at least five of the past seven years.”
Subdividing landRegulated (with conditions)
Subdivision of land outside municipal limits in Donley County; Texas Local Government Code Chapter 232 requires county platting in the specified circumstances.
The owner divides a tract outside the limits of a municipality into two or more parts to lay out a subdivision, lots, or streets, alleys, squares, parks, or other parts intended for public use.
The general requirement is subject to the exceptions in Local Government Code Section 232.0015 and other applicable Chapter 232 provisions.
Land in a municipality's extraterritorial jurisdiction may be outside county jurisdiction for applicable Chapter 232 provisions if the municipality and county have an agreement under Section 242.001 authorizing municipal subdivision-plat regulation and related permit approval.
“The owner of a tract of land located outside the limits of a municipality must have a plat of the subdivision prepared if the owner [...] divides the tract into two or more parts to lay out: (1) a subdivision of the tract, including an addition; (2) lots; or (3) streets, alleys, squares, parks, or other parts of the tract intended to be dedicated to public use”
Driveway accessLimited
New or modified driveways connecting property in Donley County to a state highway right-of-way.
The applicant should contact the local TxDOT District office and submit Form 1058.
The application must include the proposed work description, applicant name and mailing address, and driveway location.
The applicant must be the property owner or authorized representative and must seek access, not parking or vehicle servicing on state highway right-of-way.
No right-of-way construction may begin until a fully executed permit is received and 24-hour notice is given to TxDOT.
Construction must comply with the permit and applicable regulations and pass TxDOT inspection.
Drainage impacts must be coordinated with and approved by TxDOT before any local approval.
No driveway is permitted within a flared or widened right-of-way section at a state-highway intersection.
Private residential driveways may not exceed 24 feet in width, except as increased by permissible radii; the connecting radius may not be less than 15 feet.
Farm/ranch driveway guidance calls for a 25-foot return radius and 20-foot throat width, with sufficient vehicle storage at the gate.
private residential driveway maximum width: <= 24 feet (permissible radii may increase the measured width) · private residential driveway minimum connecting radius: >= 15 feet · pre-construction notice: >= 24 hours (after receipt of a fully executed permit)
“To obtain a permit to construct a driveway or to revise any existing driveway, the applicant should contact the local District TxDOT office.”
One more reviewed finding on this topic
Required — New or modified access driveways connecting property to a Texas state highway right of way.
“A driveway must be constructed in accordance with a fully executed driveway permit”
Permit feesPublished (with conditions)
The $10 fee reporting requirement for OSSF authorized agents administering the Texas OSSF program, including any applicable OSSF permitting activity in Donley County.
The cited page describes fees collected by an authorized agent and requires monthly reporting; it does not establish a complete Donley County fee schedule.
Local permitting authorities may administer OSSF permitting where authorized by TCEQ.
reported OSSF fee: 10 USD
“to account for the total number of $10 fees that were collected during the month.”
Permit processPublished (with conditions)
Constructing a new driveway or revising an existing driveway on the right of way of a Texas state highway.
The applicant should contact the local District TxDOT office.
The applicant must submit Form 1058, Permit to Construct Access Driveway Facilities on Highway Right of Way.
The application must be for the bona fide purpose of securing or changing access to the owner's property, not parking or servicing vehicles on state highway rights of way.
No construction may begin on the right of way until a fully executed driveway permit is received and the applicant gives TxDOT 24-hour notification.
The driveway must comply with the executed permit and applicable regulations; TxDOT inspection must find construction satisfactory.
Where a local public agency has permitting authority, drainage impacts on the state highway system still require TxDOT approval before local approval.
Driveway geometrics, utilities, environmental requirements, wetlands considerations, ADAAG, TAS, and other applicable state and federal laws must be considered.
required form: Form 1058, Permit to Construct Access Driveway Facilities on Highway Right of Way · advance notification: 24 hours (Notification to TxDOT is required before construction on the right of way.) · private residential driveway maximum width: <= 24 feet (Except as increased by permissible radii.) · minimum driveway radius to highway pavement: >= 15 feet
“The applicant shall complete and submit to TxDOT a Form 1058”
One more reviewed finding on this topic
Published (with conditions) — OSSF permit applications in Donley County when the local jurisdiction has not been authorized; the TCEQ regional office is then the permitting authority.
“The TCEQ regional office will be the permitting authority in locations where a local jurisdiction has not been authorized. [...] within 30 days of receipt.”
county zoning authorityLimited
Texas counties adopting zoning regulations for specified unincorporated or otherwise specially defined areas.
Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
Other Chapter 231 subchapters address special areas including the Amistad Recreation Area in Val Verde County, military zones, certain lakes, the El Paso Mission Trail Historical Area, Lake Somerville, and Falcon Lake in Zapata County.
The cited statute was enacted effective September 1, 1987; the Falcon Lake subchapter was added effective June 15, 2007, and amended effective September 1, 2009.
Padre Island distance from publicly owned park or recreational development: <= 2 miles (Area must be outside a municipality and in Cameron or Willacy County.) · Padre Island distance from beach, wharf, or bathhouse: <= 2 miles (The beach, wharf, or bathhouse must be used by at least 500 persons annually.)
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
One more reviewed finding on this topic
Limited — County zoning authority over unincorporated land in Texas, where a specific statutory grant applies.
“As you suggest, a county has very limited and specific zoning authority, and none that may be used to regulate construction or operation of the proposed facility.”
county building authorityLimited
Texas counties adopting and enforcing fire-code building permits for specified buildings in unincorporated areas and applying residential building-code standards in certain counties.
Under Section 233.061, the county must have a population over 250,000 or be adjacent to a county with a population over 250,000.
Under Section 233.062, the fire code applies only to commercial establishments, public buildings, and multifamily residential dwellings consisting of four or more units constructed in an unincorporated area.
The fire code does not apply to an industrial facility having a fire brigade that conforms to Occupational Health and Safety Administration requirements.
A covered applicant must submit a plan and a commissioners-court-set application fee; the county must issue or deny the permit within 30 days, and failure to act within 30 days approves the construction for purposes of the subchapter.
The fire code must conform to the International Fire Code or Uniform Fire Code as those codes existed on May 1, 2005, or establish protective measures exceeding those standards; later editions may be adopted.
Residential standards under Section 233.152 apply only if the county adopts a resolution or order and the county is within 50 miles of an international border or has a population over 100.
Those residential standards apply only to new single-family-house or duplex construction beginning after September 1, 2009; manufactured or modular structures governed by Occupations Code Chapters 1201 or 1202 are excluded from the definition of new residential construction.
A municipality's building code controls in its extraterritorial jurisdiction, and Section 233.152 does not authorize county prior approval of new residential construction or county zoning regulations.
Fire-code inspection and permit fees may be charged under a fee schedule based on building type, limited to amounts necessary to administer and enforce the subchapter; inspection fees must be reasonable and reflect approximate inspection costs.
county population threshold for fire-code authority: > 250000 persons (A county adjacent to a county over 250,000 also qualifies.) · multifamily residential dwelling threshold: >= 4 units (The fire code applies only to covered buildings constructed in an unincorporated area.) · residential-code border distance: <= 50 miles (Alternative qualification is county population over 100.) · application decision period: 30 days (If the commissioners court does not issue or deny the permit within 30 days after receiving the application and fee, construction is approved for purposes of the subchapter.) · residential standards effective construction date: > 2009-09-01 (Applies only to new residential construction that begins after September 1, 2009.)
“The commissioners court of a county with a population of over 250,000 or a county adjacent to a county with a population of over 250,000 may adopt a fire code and rules necessary to administer and enforce the fire code. [...] The fire code applies only to the following buildings constructed in an unincorporated area of the county: (1) a commercial establishment; (2) a public building; and (3) a multifamily residential dwelling consisting of four or more units.”
One more reviewed finding on this topic
Limited — County fire-code adoption and building-permit authority for specified buildings in unincorporated areas of qualifying Texas counties, including multifamily residential dwellings of four or more units.
“The commissioners court of a county with a population of over 250,000 or a county adjacent to a county with a population of over 250,000 may adopt a fire code and rules necessary to administer and enforce the fire code.”
Inside cities and towns in Donley County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Local zoningPresent (with conditions)
Land within the City of Howardwick, Donley County, Texas.
Howardwick’s zoning ordinance was adopted by Ordinance 120 on December 10, 2019.
The ordinance establishes zoning classifications and provides for zoning administration by the city.
Specific zoning districts, setbacks, residential-area requirements, and special-permit provisions apply within the city.
“The city administers zoning responsibilities and exercises its authority through the city administration consisting of the mayor, city council, and may optionally include citizens appointed to serve in order to protect the health, safety, and wellbeing of all its citizens in accordance with Texas State Code [Local Government Code], title 7, chapter 211.”
4 more reviewed findings on this topic
Present (with conditions) — Land within the City of Clarendon, Donley County, Texas.
“The Code Enforcement Division works directly with Texas Communities Group to help to protect the City of Clarendon public's well-being and enhance the quality of life by enforcing the health, safety, zoning and sanitation codes.”
Present (with conditions) — Zoning-code enforcement within the City of Clarendon, a municipality located in Donley County, Texas.
“The Code Enforcement Division works directly with Texas Communities Group to help to protect the City of Clarendon public's well-being and enhance the quality of life by enforcing the health, safety, zoning and sanitation codes.”
Present (with conditions) — Zoning-code enforcement within the City of Clarendon, Donley County, Texas.
“The Code Enforcement Division works directly with Texas Communities Group to help to protect the City of Clarendon public's well-being and enhance the quality of life by enforcing the health, safety, zoning and sanitation codes.”
Present (with conditions) — Zoning within the City of Howardwick, Donley County, Texas.
“The city administers zoning responsibilities and exercises its authority through the city administration consisting of the mayor, city council, and may optionally include citizens appointed to serve in order to protect the health, safety, and wellbeing of all its citizens in accordance with Texas State Code [Local Government Code], title 7, chapter 211.”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Inspections — Building inspections in Donley County, including unincorporated areas.
Certificate of occupancy — Certificates of occupancy in Donley County, including unincorporated areas.
Mandatory utility hookup — Water and sewer connection requirements for property in Donley County, including incorporated municipalities and unincorporated areas.
Building in a floodplain — Floodplain development in Donley County.
Short-term rentals — Short-term rentals in Donley County.
Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.
Living off-grid in Donley County, Texas
Is Donley County a good place to live off-grid or homestead?
Donley County scores 41/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 510 people within a 30-minute drive and low administrative friction for a quiet rural property. Watch-outs: thin water margin (22″/yr rainfall) and elevated mid-century heat, water, rain, or wildfire exposure.
Do you need a building permit in Donley County, Texas?
Donley County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by TCEQ Regional Office (On-Site Sewage Facility Program). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.
Can you live in an RV or tiny home on your land in Donley County?
Living in an RV on your own land in Donley County is allowed: Unincorporated Donley County: no county rule sets this, because Donley County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing co.donley.tx.us. Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits. Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters. A tiny home is allowed. Confirm with the county before relying on it.
How much does land cost in Donley County, Texas?
Land in Donley County runs about $1,351 per acre, based on the latest county data.
What is the water situation in Donley County?
Donley County gets about 22" of rain a year, with severe drought in roughly 31.2% of years.
How remote is Donley County?
A representative private-land location has about 510 people within a 30-minute drive and 381,835 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.
