Bolthole Index

Franklin County, Texas

Building permits, zoning and septic rules in Franklin County, Texas

76Index Score / 100
#25 of 254 in Texas

Unincorporated Franklin County, Texas does not require a general building permit, and the county has no zoning ordinance, so there is no county-set minimum lot size, setback, or building-height rule on unincorporated land123. Mount Vernon has its own zoning ordinance for property inside the city and its extraterritorial jurisdiction, to the extent allowed by law, and Winnsboro zones property inside its city limits45. Septic permits and inspections are a separate step handled by the Franklin County Septic Inspector67.

At a glance

Building permit
Not required in unincorporated Franklin County1
Zoning
No county zoning; Mount Vernon zoning covers the city and its ETJ24
Setbacks, lot size, height
None set by the county; Texas gives Franklin County no general zoning power3
RVs, tiny homes, manufactured homes
Unrestricted by county zoning, since the county has no zoning authority3
Septic permits
Franklin County Septic Inspector; $375 residential, $550 commercial89
Plats and subdivisions
Regulated: two readings before the Commissioners Court10
Well permits
No state permit unless the parcel is in a groundwater conservation district11

Who to call

Septic permits

Franklin County Septic Inspector & Designated Representative

On-site sewage facility (OSSF/septic) permits and inspections for Franklin County

(903) 537-8346

204 Texas HWY 37, Mount Vernon, TX 75457

Also useful

Franklin County Judge's Office

General county government contact and Commissioners Court business, including plat and replat approval; there is no separate county building or zoning department

903-537-4252

200 N. Kaufman Street, Mount Vernon, TX 75457

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

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Do you need a building permit in Franklin County, Texas?

No. Franklin County's own website lists no building, permit, inspection, or code-enforcement department; only a Septic Inspector and Fire Marshal appear among its offices1. Texas law generally does not give counties authority to require a general building permit in unincorporated areas; the limited exceptions are fire-code permits, available only to a county with a population over 250,000 (or adjacent to one) and covering only commercial buildings, public buildings, and multifamily buildings of four or more units, plus optional residential standards a county may adopt within 50 miles of an international border12. Franklin County, with a population of about 10,735, isn't close to that fire-code population threshold, and no adoption of either limited program was confirmed131. No official Franklin County source addresses an owner-builder exemption, which follows from there being no general building permit program for such an exemption to apply to14.

Who do you call about building and land rules in Franklin County?

No dedicated building or zoning office exists to call in Franklin County12. For general county government matters, including plats and subdivisions handled by the Commissioners Court, start with the County Judge's Office at 903-537-4252, 200 N. Kaufman Street in Mount Vernon15. For septic, the county's own Septic Inspector & Designated Representative handles permits and inspections at (903) 537-8346, 204 Texas HWY 37 in Mount Vernon16.

Does Franklin County have zoning?

Franklin County has no planning or zoning office and no general zoning ordinance for unincorporated land2. Because the county has no zoning authority over unincorporated land, there is no county-set minimum lot size, setback, lot-coverage limit, or building-height rule, and no county zoning-based restriction on RVs, tiny homes, manufactured homes, accessory dwellings, or temporary camping3. Mount Vernon is different: its municipal zoning ordinance applies to property inside the city and its extraterritorial jurisdiction to the maximum extent allowed by state or federal law4. Winnsboro, which lies partly in Franklin County, zones property inside its city limits under its own Zoning Ordinance, with a zoning-change process published on the city's website5. Subdivided land is also regulated even without county zoning: new plats and replats must go through two readings before the Commissioners Court, submitted as a single page with signatures, drawing, and field notes, and advertised in the newspaper twice before the first reading10.

How do septic permits work in Franklin County?

Franklin County administers on-site sewage facility permits through its Septic Inspector and Designated Representative under the county's adopted OSSF rules and applicable TCEQ requirements6. The county publishes an application and checklist, but it does not publish the complete review, approval, inspection, and issuance sequence on that page, so ask the Septic Inspector what to submit and when to schedule inspection1716. A permit and approved plan are generally required before covered OSSF work, and the county's designated representative inspects installations187. Published fees are $375 for a residential system and $550 for a commercial one9. Only about 5.3% of Franklin County's soils have no severe limitations for a conventional drain field, so establish system feasibility before choosing a homesite19. The conditional 10-acre exemption requires every listed condition, including a licensed site evaluation and at least 100 feet between every OSSF part and the property line, and it does not override a local permit requirement20.

Can you live in an RV or tiny home on your land in Franklin County?

Yes, as far as county zoning goes: Franklin County has no zoning authority over unincorporated land, so no county zoning rule restricts RV, tiny-home, or manufactured-home occupancy on an unincorporated parcel3. Do not assume that answer applies around Mount Vernon, because the city's zoning ordinance covers property inside the city and its extraterritorial jurisdiction to the extent allowed by law4. Zoning is only part of the answer: plumbing or a septic system serving an RV, tiny home, or manufactured home still needs its own OSSF approval from the Franklin County Septic Inspector8. A private well may also need a permit if the parcel sits inside a groundwater conservation district; we could not confirm whether a particular Franklin County parcel falls within one11.

What are the steps to build on land in Franklin County?

  1. Confirm whether the parcel lies inside Mount Vernon, its extraterritorial jurisdiction or Winnsboro's city limits, where city zoning applies45.
  2. If you're subdividing or platting land, plan for two readings before the Commissioners Court, with the plat submitted as a single page carrying signatures, drawing, and field notes10.
  3. Ask the Septic Inspector for the county's OSSF application and checklist, confirm the submission sequence, and arrange the required installation inspection17716.
  4. Establish septic feasibility early because only about 5.3% of the county's soils lack severe limitations for a conventional drain field19.
  5. Ask the county's Emergency Management Coordinator about floodplain activity before placing improvements; Franklin County uses local flood-risk maps and monitors new development, and construction in the 100-year floodplain needs a development permit from the local floodplain administrator before work starts2122.
  6. Check whether your parcel sits within a groundwater conservation district before drilling a well11.
  7. If your driveway will connect to a state highway, submit TxDOT Form 1058 and give 24-hour notice before right-of-way construction23.

What should you check before buying land in Franklin County?

Test the soil for septic suitability before you commit: only about 5.3% of Franklin County's soils carry no severe limitations for a conventional drain field19. Ask the Emergency Management Coordinator to check the county's locally generated flood-risk maps before choosing a building site; Franklin County monitors new development for floodplain activity21. A state water-agency review states that construction in the 100-year floodplain needs a floodplain development permit from the local floodplain administrator before work starts, and we could not confirm which Franklin County office issues it for a house22. Confirm whether the parcel is inside Mount Vernon or its extraterritorial jurisdiction, because the city's zoning ordinance reaches both areas to the extent allowed by law4. If the parcel was previously subdivided, check that the plat completed the Commissioners Court process10. Also verify well jurisdiction and access: a groundwater conservation district may regulate a well, while a driveway connecting to a state highway requires a TxDOT permit1124. Property tax runs near 0.9%, with a median annual bill around $1,9442526.

Watch-outs

  • No county building or zoning department exists in Franklin County; call the County Judge's Office for anything unusual rather than assuming no rule applies151.
  • Mount Vernon's zoning ordinance applies inside the city and its extraterritorial jurisdiction to the extent allowed by law, so confirm both boundaries before relying on Franklin County's lack of zoning42.
  • Franklin County tracks floodplain activity with locally generated maps and the county has not been mapped by FEMA; a floodplain development permit from the local floodplain administrator is required before construction in the 100-year floodplain, so ask the Emergency Management Coordinator who issues it2122.

Sources

  1. Franklin County Government (2026 county census)
  2. Franklin County Government (2026 county census)
  3. Texas law on county zoning and building authority
  4. Zoning Ordinance of the City of Mount Vernon, Texas, quoted and re-checked
  5. Find | Winnsboro, TX, quoted and re-checked
  6. Septic Inspector & Designated Representative, quoted and re-checked
  7. Franklin County Texas — Septic Inspector & Designated Representative, quoted and re-checked
  8. Septic Inspector & Designated Representative (2026 county census)
  9. Septic Inspector & Designated Representative, quoted and re-checked
  10. Plat Information — Plat and Replat Procedures, quoted and re-checked
  11. Groundwater Regulation for Private Well Owners, quoted and re-checked
  12. Local Government Code Chapter 233, County Regulation of Housing and Other Structures (Texas statewide rule), quoted and re-checked
  13. County population: Bolthole Index county data
  14. Exemptions to Electrician Licensing (2026 county census)
  15. Franklin County Judge's Office (co.franklin.tx.us)
  16. Franklin County Septic Inspector & Designated Representative (co.franklin.tx.us)
  17. Septic Inspector & Designated Representative, quoted and re-checked
  18. Franklin County Texas — Septic Inspector & Designated Representative, quoted and re-checked
  19. 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
  20. Getting a Permit for an OSSF - Such as a Septic System, quoted and re-checked
  21. Franklin County Hazard Mitigation Action Plan Update 2023, quoted and re-checked
  22. Determination of No Effect — City of Mount Vernon, Franklin County, Texas, quoted and re-checked
  23. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  24. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  25. Effective property tax rate: Bolthole Index county data
  26. Median property tax bill: Bolthole Index county data

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.

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Compared with neighboring counties

Like all 6 of its neighbors, Franklin County has no countywide zoning.

RuleFranklin CountyTitus CountyCamp CountyHopkins CountyRed River CountyMorris CountyWood County
Building permitNot requiredNot requiredNot requiredLimitedNot requiredNot requiredNot required
County zoningNoNoNoNoNoNoNo
Septic permitsCounty Septic InspectorCounty Env. ServicesCounty OSSF programCounty Env. ServicesRed River CountyNETMWDCounty OSSF authorized agent

County locator

Franklin County in Texas

76
County map
Franklin County highlighted among the Texas counties · colored by Index score

How Franklin County scores

Seclusion60100% ev.
Self-Sufficiency63100% ev.
Admin Boringness8290% ev.
Durability48100% ev.
Property Autonomy71100% ev.
Carry Cost70100% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$325kTypical home
0.9%Property tax
$4,816Land / acre
47.1"Annual rain
16.4% of yrsSevere drought
29.6 / yr (+22.1)Mid-century 100°F days
21.3 daysMid-century dry spell
2.51" (+4.8%)Mid-century 1-day rain
1.42×Wildfire change factor
100%Forward climate coverage
$2,749Home insurance / yr
1.3% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
9,537People within 30 min
4,789,361People within 2 hr
28,647Radius comparison (15 mi)
37.7People / sq mi
0%Federal land
92.6%Land at 15% slope or less
5.3%Soils rated "not limited" for septic (strict USDA rating)
9,406 acWorkable land screen
41.5%Wooded land
36.2 tonsBiomass / forest ac
64.5°FAvg temp

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Cities and towns in Franklin 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.

Answers from the rulebook for Franklin County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Franklin County rules

  • Zoning districts · by state lawNo county rule

    Unincorporated Franklin County: no county rule sets this, because Franklin 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.franklin.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 Franklin County: no county rule sets this, because Franklin 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.franklin.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 Franklin County: no county rule sets this, because Franklin 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.franklin.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 Franklin County: no county rule sets this, because Franklin 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.franklin.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 Franklin County: no county rule sets this, because Franklin 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.franklin.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 Franklin County: no county rule sets this, because Franklin 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.franklin.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 Franklin County: no county rule sets this, because Franklin 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.franklin.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 Franklin County: no county rule sets this, because Franklin 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.franklin.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 Franklin County: no county rule sets this, because Franklin 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.franklin.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 Franklin County: no county rule sets this, because Franklin 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.franklin.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 Franklin County: no county rule sets this, because Franklin 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.franklin.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.”
  • Who permits septicCounty

    OSSF permitting and administration in Franklin County, Texas.

    • The county administers the program under an OSSF order approved by TCEQ.
    • State minimum requirements in Texas Health and Safety Code Chapter 366 and 30 TAC Chapter 285 also apply.
    • Local permitting programs can be more stringent than state minimums.
    “AUTHORIZED AGENT [...] FRANKLIN COUNTY (FRANKLIN)”
  • Septic permitRequired

    Construction, installation, alteration, repair, extension, and operation of an OSSF in Franklin County, including residential and commercial systems.

    • A permit and approved plan are generally required before the covered OSSF work.
    • A permit may be exempted under the 10-acre rule only if all stated conditions are met: TCEQ-licensed site evaluation or professional engineer; 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; effluent disposed of on the property; and the single-family dwelling is the only dwelling on the tract.
    • Emergency repairs listed by TCEQ are exempt from prior permitting but must be reported in writing to the permitting authority within 72 hours after repairs begin.
    • Grandfathered systems may be treated differently if installed before the local authorized program or before September 1, 1989, whichever is earlier, and if they are not creating a nuisance, do not need repair, and have not had a significant increase in use or otherwise been altered.
    • Franklin County's page lists residential fees of $375.00 and commercial fees of $550.00; the page also links a public notice for new permit fees.

    residential permit fee: 375 USD · commercial permit fee: 550 USD · 10-acre exemption tract size: >= 10 acres (All other exemption conditions must also be met.) · minimum OSSF distance from property line under 10-acre exemption: >= 100 feet (All other exemption conditions must also be met.) · emergency-repair reporting deadline: <= 72 hours (Measured after repairs have begun.)

    “A permit and approved plan are required to [...] operate an OSSF.”
  • Septic inspectionRequired

    OSSFs issued an authorization to construct in Franklin County, Texas.

    • Inspection is performed by a TCEQ-licensed Designated Representative working for the authorized agent.
    • The inspection ensures compliance with TCEQ criteria or the TCEQ-approved Authorized Agent Order, whichever is more stringent.
    • The county page identifies a Septic Inspector and Designated Representative.
    “Designated Representative License: must be licensed by the TCEQ [...] They perform [...] inspections of OSSFs that have been issued an authorization to construct”
    One more reviewed finding on this topic
  • Subdividing landRegulated (with conditions)

    New plats and replats submitted for approval through Franklin County, including county-administered subdivision review.

    • All new plats and replats must receive two readings before the Franklin County Commissioners Court.
    • At least four copies must be delivered to the County Clerk before the first reading; required signatures must be executed beforehand.
    • If applicable, the Franklin County Water District must sign the copies.
    • Applicable homeowners/property owners association approval and lienholder sign-offs are required before submission.
    • Two consecutive newspaper advertisements are required before the first reading, with the final publication after the first reading and at least one week before the second reading.
    • Before the second reading, an affidavit of publication and tax certificate showing taxes paid must be presented; otherwise the plat or replat will be tabled.
    • The owner or designated representative must appear at both readings or no action will be taken.
    • The county page states these procedures were revised on 02/26/2024 to update newspaper information.
    • The county fee schedule lists a $100 new-plat fee plus a $31 or $51 recording fee; replat fees are $31 for 18 x 24 inches and $51 for 24 x 36 inches.

    new plat fee: 100 USD (plus recording fee of $31.00 or $51.00) · replat fee, 18 x 24 inches: 31 USD · replat fee, 24 x 36 inches: 51 USD

    “All new plats and replats must go through two readings with the Franklin County Commissioner’s Court.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — New plats and replats processed through Franklin County, including county subdivision approval procedures.
      “All new plats and replats must go through two readings with the Franklin County Commissioner’s Court. We do not accept 2 page plats. All information must be on one page including signatures, drawing, and field notes.”
  • Building in a floodplainRequired

    Construction, including replacement or borings, in the 100-year floodplain within Franklin County's unincorporated area.

    • A floodplain development permit is required before construction.
    • The permit is obtained from the local floodplain administrator.
    • The source specifically identifies coordination with the Franklin County FPA for the raw water main.
    • Within the City of Mount Vernon, coordination is instead required with the Mount Vernon FPA.
    • For construction in or across a Special Flood Hazard Area, the permit must be obtained before construction and before TWDB approval of plans and specifications; applicable requirements must be followed.

    flood-risk area: 100-year floodplain (The source separately refers to Special Flood Hazard Areas.) · permit timing: prior to construction

    “Projects involving construction in the 100-year floodplain, including replacement or borings, require a floodplain development permit from the local floodplain administrator (FPA) prior to construction.”
    One more reviewed finding on this topic
  • Permit feesPublished

    Franklin County on-site sewage facility permits.

    • The page lists residential and commercial OSSF permit fees; it does not state an effective date on the page.

    residential permit fee: 375 USD · commercial permit fee: 550 USD

    “Permit Fees- Residential- $375.00 Commercial- $550.00”
  • Permit processPartial

    Franklin County on-site sewage facility permits.

    • The county page publishes an OSSF permit application and permit checklist, but the opened page does not state the complete review, approval, inspection, or issuance sequence.
    “On Site Septic Facility Permit Application On Site Septic Facility Permit Check List”
  • County-wide zoningAbsent

    No planning or zoning office is listed for Franklin County (subdivision rules exist but no general zoning), consistent with Texas counties lacking zoning authority over unincorporated land.

    Franklin County Government ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

  • Building permitLimited

    Industrialized housing or buildings installed in Texas, including purchasers or lessees acquiring a unit for their own or their company’s use.

    • A person purchasing or leasing an industrialized house or building for their own use or their company’s use may file for an installation permit instead of registering as an industrialized builder.
    • A person responsible for assembly, connection, and on-site construction for persons other than themselves must be registered as an industrialized builder.
    • Municipalities may require applicable local permits and licenses before construction begins when the municipality regulates the installation.
    “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”
  • Building code adoptedPartial

    Industrialized housing and buildings, modules, and modular components governed by the Texas Industrialized Housing and Buildings program.

    • The mandatory state code adoption applies to industrialized housing and buildings, modules, and modular components, not all construction statewide.
    • The effective date is July 1, 2024.
    • The International Existing Building Code applies to alterations of portable industrialized buildings.
    • Manufacturers already certified for Texas must have design-package documents reviewed and approved to the new editions with an approval date on or after July 1, 2024, unless the manufacturer elected to transition before the effective date under Department rule 70.70(a)(5)(B).
    • Construction begun on or after July 1, 2024 must comply with the new code editions and approved design packages.
    • Construction begun before July 1, 2024, or before a manufacturer's effective transition date, must meet the stated completion, inspection, and labeling deadline to remain eligible for a Texas decal.

    effective date: 2024-07-01 · International Building Code: 2021 Edition (including appendices C, F, and K) · International Residential Code: 2021 Edition (including appendices AG, AH, AK, AP, AQ, and AT) · International Fuel Gas Code: 2021 Edition · International Mechanical Code: 2021 Edition · International Plumbing Code: 2021 Edition · International Energy Conservation Code: 2015 Edition · National Electrical Code: 2020 Edition · International Existing Building Code: 2021 Edition (for alterations of portable industrialized buildings)

    “July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
    One more reviewed finding on this topic
    • Partial — Industrialized housing and buildings, modules, and modular components built for Texas under the Industrialized Housing and Buildings program.
      “Effective July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
  • 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 — Off-grid sanitation through an OSSF in Franklin County, Texas.
      “Local permitting programs can be more stringent than State minimums.”
    • 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.”
  • Well permitLimited

    Drilling, equipping, operating, or completing a water well, or substantially altering a well or well pump, where the well is within a groundwater conservation district in Texas.

    • A groundwater conservation district must require a permit except as provided by Texas Water Code §36.117.
    • A district may not require a permit or permit amendment for maintenance or repair that does not increase production capability above the authorized or permitted production rate.
    • Permit applications must be in writing and sworn.
    • Whether a particular private well is exempt or subject to additional district requirements depends on the applicable groundwater conservation district's rules.

    permit application form: in writing and sworn

    “Except as provided by Section 36.117, a district shall require a permit for the drilling, equipping, operating, or completing of wells or for substantially altering the size of wells or well pumps.”
    One more reviewed finding on this topic
    • Limited — Private water wells in Texas, including Franklin County, where local groundwater-conservation-district jurisdiction and applicable local rules must be checked.
      “Texas law authorizes groundwater conservation districts (GCDs) to [...] regulat[e] groundwater production through permitting of non-exempt water wells”
  • Agricultural exemptionAvailable (with conditions)

    Subdivision platting in unincorporated Franklin County under Texas Local Government Code Section 232.0015(c).

    • The tract must be located outside municipal limits.
    • The owner must divide the tract into two or more parts.
    • The owner must not lay out a part of the tract described by Local Government Code Section 232.001(a)(3).
    • The land must be used primarily for agricultural use as defined by Section 1-d, Article VIII, Texas Constitution, or for farm, ranch, wildlife management, or timber production use under Section 1-d-1, Article VIII, Texas Constitution.
    • If the tract ceases to be used primarily for the specified agricultural, farm, ranch, wildlife-management, or timber-production purposes, the platting requirements apply.
    • The exemption concerns the county's plat requirement and does not eliminate other applicable requirements such as septic, floodplain, access, or municipal extraterritorial-jurisdiction rules.
    “A county may not require [...] a plat of the subdivision prepared if: [...] the land is to be used primarily for agricultural use”
  • Driveway accessRequired

    New or modified access driveways connecting property to a Texas state highway right of way.

    • A local public agency may receive access driveway permitting authority for state highways, but TxDOT approval remains required for drainage impacts on the state highway system before local approval.
    • No access driveway is permitted within a flared or widened right-of-way section at an intersection of a state highway with another highway, road, or street.
    • All entrances and exits, including radii, must be confined within the permittee's property frontage.
    • One-way 45-to-90-degree driveways are permitted for connections to one-way frontage roads or lane-divided highways; otherwise the driveway angle must be 75 to 90 degrees.
    • ADAAG and Texas Accessibility Standards apply.

    private residential driveway maximum width: <= 24 feet (Except as increased by permissible radii.) · driveway-to-pavement radius: >= 15 feet

    “A driveway must be constructed in accordance with a fully executed driveway permit”
  • 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 Franklin County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Local zoningPresent (with conditions)

    Zoning within the City of Winnsboro, a municipality located partly in Franklin County, Texas; the cited source concerns municipal zoning and does not establish county administration of the rule.

    • The City of Winnsboro's official website provides a zoning map and zoning-change process.
    • The zoning-change form applies to property within the city limits or property being considered for annexation or de-annexation.
    • A zoning-change application requires compliance with the current City of Winnsboro Zoning Ordinance and applicable city laws and regulations.
    • The form states an accompanying fee of $250 is required under City of Winnsboro Zoning Ordinance §34.2.2.
    • The form requires a plat and a certified list of owners within 200 feet of the perimeter of the property subject to the zoning change request.

    zoning change application fee: 250 USD (required under City of Winnsboro Zoning Ordinance §34.2.2)

    “within the city limits of the City of Winnsboro [...] in accordance with the current Zoning Ordinance of the City of Winnsboro”
    2 more reviewed findings on this topic
    • Present (with conditions) — Public and private use and development of property within the corporate limits and extraterritorial jurisdiction of the City of Mount Vernon, Texas.
      “The effective date of this ordinance, adopted as Ordinance Number 2025-03, is April 14, 2025. The provisions of the Zoning Ordinance apply to all public and private use and development of properties within the corporate limits and extraterritorial jurisdiction of the City of Mount Vernon, to the maximum extent allowed by state or federal law, and except as expressly stated in the Zoning Ordinance.”
    • Present (with conditions) — Property within the City of Winnsboro, Franklin County, Texas, including zoning-change applications for property within city limits or considered for annexation or de-annexation.
      “in accordance with the current Zoning Ordinance of the City of Winnsboro”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Inspections — Building inspections in Franklin County, including unincorporated areas
  • Certificate of occupancy — Certificates of occupancy in Franklin County, including unincorporated areas
  • Mandatory utility hookup — Water or sewer utility connection requirements in Franklin County, Texas.
  • Short-term rentals — Short-term rentals in Franklin County, Texas.

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 Franklin County, Texas

Is Franklin County a good place to live off-grid or homestead?

Franklin County scores 76/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and a stronger property-autonomy legal backdrop.

Do you need a building permit in Franklin County, Texas?

Franklin 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 Franklin County Septic Inspector (TCEQ Authorized Agent / Designated Representative). 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 Franklin County?

Living in an RV on your own land in Franklin County is allowed: Unincorporated Franklin County: no county rule sets this, because Franklin 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.franklin.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 Franklin County, Texas?

Land in Franklin County runs about $4,816 per acre, based on the latest county data.

What is the water situation in Franklin County?

Franklin County gets about 47.1" of rain a year, with severe drought in roughly 16.4% of years.

How remote is Franklin County?

A representative private-land location has about 9,537 people within a 30-minute drive and 4,789,361 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.

How Franklin compares in Texas

Compare side-by-side →See all 254 Texas counties ranked →