Bolthole Index

Ellis County, Texas

Building permits, zoning and septic rules in Midlothian, Texas

Inside Midlothian, Texas city limits, the city requires a building permit before any improvement or alteration1, and the city sets its own zoning by district2. Septic is different: city sewer must be used when it is close enough, and we could not confirm which office permits a septic system inside the city3. Ellis County's no-permit rules cover only unincorporated land.

At a glance

Building permit
Required inside Midlothian city limits before any improvement or alteration1
Building code
City adopted parts of the 2018 International Building Code4
Zoning
City zoning applies by district, including an Agricultural (A) district2
Agricultural (A) lot size
4 acres minimum (or .25 dwelling unit per acre)5
Agricultural (A) setbacks
50 ft front, 25 ft side, 25 ft rear6
Sewer vs. septic
Must connect to city sewer if within 300 ft (single residence); septic only where sewer is unavailable or council waives37

Who to call

Building permits

Midlothian Building Inspections Department

Building permits, contractor registration and inspections inside Midlothian city limits

(972) 775-7161

inspections@midlothian.tx.us

215 N. 8th Street, Midlothian, TX 76065

Septic permits

Ellis County Department of Development

Ellis County septic (OSSF) permits and development permits for unincorporated land outside city limits; call to confirm whether a septic address inside Midlothian falls under the county program

972-825-5200

dod@elliscountytx.gov

302 N. Monroe St., Waxahachie, TX 75165

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

Going off-grid in Midlothian means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Midlothian, Texas?

Yes. The City of Midlothian states that building permits must be obtained before making any improvements or alterations to a property inside city limits18. The city has adopted certain provisions of the 2018 International Building Code, with local amendments4.

Contractors must be registered with the city to obtain a permit, and registration has no fee8. We could not confirm an owner-builder exemption, a certificate-of-occupancy rule or the building permit fee amounts; ask the Building Inspections Department.

This differs from the land outside the city. Ellis County has no authority to perform residential construction inspections in unincorporated areas9, so a rural parcel just outside Midlothian follows different rules. See the Ellis County page for that land.

Who issues building permits in Midlothian, and how do you reach them?

The Midlothian Building Inspections Department issues building permits and schedules inspections inside the city. Its office is at 215 N. 8th Street, Midlothian, TX 76065, phone (972) 775-7161, email inspections@midlothian.tx.us, and inspection requests go to (972) 775-71668.

Building permits come from the city, not from Ellis County. Septic permits are a separate question, covered below.

Does Midlothian have zoning, and what does it mean for lot size and setbacks?

Yes. Midlothian adopts its own zoning ordinance, with regulations and standards that vary by zoning district2. Published districts include Agricultural (A) and several Single-Family districts10.

In the Agricultural (A) district, the minimum lot area is 4 acres, or a maximum density of .25 dwelling unit per acre5. Required setbacks are 50 feet in front, 25 feet on each side and 25 feet in the rear6. Maximum lot coverage is 40%11, and maximum building height is 45 feet or 2 stories12.

Other districts have different standards, so find the parcel's district first. We could not confirm the city's rules on RV occupancy, tiny homes, manufactured homes or accessory dwellings; ask the Building Inspections Department before you plan any of them.

How do septic permits and sewer connection work inside Midlothian?

Midlothian requires connection to the city sanitary sewer when new development, redevelopment or a failed on-site system affects a parcel close to a sewer line. A single-customer residential property must connect if it lies within 300 linear feet of city sewer, and other uses must connect within 2,000 linear feet3.

A septic system is allowed where city sewer is not available for connection or the city council grants a waiver7. Texas requires a permit and approved plan to construct, alter, repair or extend any on-site sewage facility13. In most of Texas, local governments act as the state's authorized agents for that permit14.

We could not confirm which office administers septic permits for addresses inside Midlothian. Call the Building Inspections Department first, then the Ellis County Department of Development at 972-825-520015. Also ask about private wells, since we could not confirm a city well rule; a groundwater conservation district may require a well permit16.

Building a home in Midlothian: the steps, in order

  1. Find the parcel's zoning district with the city, and confirm the lot size, setbacks and height limits for that district2.
  2. Check whether city sewer is within reach; if it is, plan to connect3.
  3. If you need septic, ask the city and the Ellis County Department of Development who permits it for your address15.
  4. Check the flood map: development in areas of special flood hazard inside the city requires approval17.
  5. Register your contractor with the city, then apply for the building permit8.
  6. Request inspections at (972) 775-7166 as work progresses, and do not call before the work is complete, since a re-inspection fee can apply8.

What stays with Ellis County, and what to check before you buy in Midlothian

Land outside Midlothian city limits is unincorporated Ellis County, where the county's own rules apply, not the city's. Check which side of the line your parcel sits on before you rely on any rule here; the Ellis County page covers the county side.

Beyond rules, Ellis County's effective property tax rate is 1.5%18, and the county's typical home insurance premium is $2,257 a year19. Conventional septic drain fields are a poor fit for much of the county: only 2.5% of soils are rated not limited for them, so expect a site evaluation and possibly an engineered system20.

Watch-outs

  • City rules apply only inside Midlothian city limits; verify whether a parcel is in the city or in unincorporated Ellis County before relying on this page1.
  • We could not confirm which office permits septic systems inside Midlothian, or the city's rules on RVs, tiny homes, accessory dwellings and short-term rentals; call the Building Inspections Department8.
  • A septic system may be refused or require a council waiver when city sewer is within 300 feet of a single-residence lot3.

Sources

  1. Building Inspections Department | Midlothian, TX (Midlothian), quoted and re-checked
  2. Exhibit 14A Zoning Ordinance — City of Midlothian, TX (Midlothian), quoted and re-checked
  3. ARTICLE 13.03: Sanitary Sewer Connection — City of Midlothian, TX (Midlothian), quoted and re-checked
  4. City of Midlothian, TX Building Code (Midlothian), quoted and re-checked
  5. Division 3: Agricultural (A) — City of Midlothian, TX (Midlothian), quoted and re-checked
  6. Division 3: Agricultural (A) — City of Midlothian, TX (Midlothian), quoted and re-checked
  7. ARTICLE 13.03: Sanitary Sewer Connection — City of Midlothian, TX (Midlothian), quoted and re-checked
  8. Midlothian Building Inspections Department (midlothian.tx.us)
  9. Notice Regarding Inspections & Certificates of Occupancy in the Unincorporated Areas of Ellis County, quoted and re-checked
  10. Exhibit 14A Zoning Ordinance — City of Midlothian, TX (Midlothian), quoted and re-checked
  11. Division 3: Agricultural (A) — City of Midlothian, TX (Midlothian), quoted and re-checked
  12. Division 3: Agricultural (A) — City of Midlothian, TX (Midlothian), quoted and re-checked
  13. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  14. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  15. Ellis County Department of Development (ellispermits.com)
  16. Water Code Chapter 36 — Groundwater Conservation Districts (Texas statewide rule), quoted and re-checked
  17. Division 1: Flood Damage Prevention — City of Midlothian, TX (Midlothian), quoted and re-checked
  18. Effective property tax rate: Bolthole Index county data
  19. Typical home insurance premium: Bolthole Index county data
  20. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data

Written October 24, 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.

Answers from the rulebook for Midlothian

Midlothian’s own rules

  • Building permitRequired

    Improvements or alterations to property within Midlothian city limits.

    • Permit must be obtained before improvements or alterations.
    “Building permits must be obtained prior to making any improvements or alterations to a property.”
  • Building code adoptedAdopted (with conditions)

    Construction within Midlothian city limits.

    • The city adopted certain provisions of the 2018 International Building Code and local/regional amendments.

    code edition: 2018 International Building Code (Certain provisions and adopted amendments.)

    “Certain provisions of the 2018 edition of the International Building Code (IBC) are hereby adopted by the city and declared to be effective within the city limits of said city immediately upon receipt by the city and filing with the city secretary of one copy of said IBC.”
  • Local zoningPresent (with conditions)

    Land inside Midlothian city limits, including land placed in the Agricultural (A) zoning district.

    • District regulations and standards apply by zoning district.
    “The purpose and intent of this district is to allow construction and use of the land for purposes on large rural parcels of land when part of a farm or ranch that have historically been allowed on large rural parcels of land.”
  • Zoning districtsPublished (with conditions)

    Zoning districts inside Midlothian city limits.

    • The published zoning ordinance includes residential district divisions, including Agricultural (A), Single-Family One (SF-1), Single-Family Two (SF-2), Single-Family Three (SF-3), Single-Family Four (SF-4), and Mobile Home (MH).
    “DIVISION 3 AGRICULTURAL (A) [...] DIVISION 4 SINGLE-FAMILY ONE (SF-1) [...] DIVISION 5 SINGLE-FAMILY TWO (SF-2) [...] DIVISION 6 SINGLE-FAMILY THREE (SF-3) [...] DIVISION 7 SINGLE-FAMILY FOUR (SF-4) [...] DIVISION 12 MOBILE HOME (MH)”
  • Off-grid sanitationLimited

    On-site sewage facilities inside Midlothian city limits.

    • An on-site sewage facility may be installed where city sewer is unavailable or city council grants a waiver.
    • Its design, installation, operation, and maintenance must comply with all applicable laws, orders, ordinances, and regulations.
    “Where the city’s sanitary sewer system is not available for connection or, if a waiver is granted by the city council, the design, installation, operation and maintenance of the on-site sewage facility shall be in accordance with all applicable laws, orders, ordinances and regulations.”
  • Mandatory utility hookupSewer (with conditions)

    New development, redevelopment, or an existing on-site sewage-facility failure inside Midlothian city limits.

    • Single-customer residential property must connect if within 300 linear feet of city sewer measured by the most direct path to the property line.
    • Commercial, industrial, multi-unit residential, and all other uses must connect if within 2,000 linear feet.
    • City council waiver is required to install an on-site sewage facility within those limits; city council may waive connection when the city engineer or designee determines connection is infeasible.
    • A functional existing on-site sewage facility meeting applicable requirements is excepted until it fails or requires extensive repairs.

    single customer residential sewer distance: <= 300 linear feet (Measured along the most direct path from city sewer to property line.) · other-use sewer distance: <= 2000 linear feet (Measured along the most direct path from city sewer to property line.)

    “Any parcel, lot or tract of land that is impacted by new development, redevelopment or failure of an existing on-site sewage facility shall be required to connect to the city’s sanitary sewer system if said property is situated within the following distances from the sanitary sewer system:”
  • Subdividing landRegulated (with conditions)

    Subdivision and platting inside Midlothian city limits.

    • The adopted subdivision ordinance contains general platting-procedure requirements, plat-submittal requirements, subdivision design requirements, and enforcement provisions.
    “ARTICLE III GENERAL PLATTING PROCEDURE REQUIREMENTS”
  • Building in a floodplainRequired

    Development in areas of special flood hazard within Midlothian city jurisdiction.

    • The flood-damage-prevention article applies to all areas of special flood hazard within city jurisdiction.
    • No structure or land may be located, altered, or have its use changed without full compliance with the article and other applicable regulations.
    “A floodplain development permit shall be required to ensure conformance with the provisions of this article.”

Rules another office applies inside Midlothian

Midlothian does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Minimum lot sizeSpecified

    Lots in Midlothian's Agricultural (A) zoning district.

    • The source also states a maximum density alternative of .25 dwelling unit per acre.

    minimum lot area: >= 4 acres (Or .25 dwelling unit per acre net density.)

    “Minimum Lot Area or Maximum Density (Net) 4 acres or .25 D.U./per Acre2,3”
  • SetbacksSpecified

    Lots in Midlothian's Agricultural (A) zoning district.

    front yard setback: >= 50 feet · side yard setback: >= 25 feet · rear yard setback: >= 25 feet

    “Minimum Front Yard Setback 50 feet Minimum Side Yard Setback 25 feet Minimum Rear Yard Setback 25 feet”
  • Lot coverageSpecified

    Lots in Midlothian's Agricultural (A) zoning district.

    maximum lot coverage: <= 40 percent

    “Maximum Lot Coverage 40% Maximum Height 45 feet or 2 stories”
  • Building heightSpecified

    Buildings in Midlothian's Agricultural (A) zoning district.

    maximum building height: <= 45 feet (Or two stories.) · maximum stories: <= 2 stories (Alternative to 45-foot maximum.)

    “Maximum Lot Coverage 40% Maximum Height 45 feet or 2 stories”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Midlothian or Ellis County directly.

  • Owner-builder exemption — Owner-built residential construction inside Midlothian city limits.
  • Certificate of occupancy — Occupancy of structures inside Midlothian city limits.
  • Living in an RV — RV occupancy on private land inside Midlothian city limits.
  • Camping on your land — Temporary camping on private land inside Midlothian city limits.
  • Tiny homes — Tiny-home occupancy inside Midlothian city limits.
10 more unanswered
  • Manufactured homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Well permit
  • Agricultural exemption
  • Driveway access
  • Short-term rentals
  • Permit fees

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.

Unanswered questions are usually a sign that Midlothian publishes no rule on the point, not that none exists. Ellis County’s page lists the county offices to call.

← All of Ellis County: county rules, score and offices