Building permits, zoning and land rules in Gray County, Texas
51Index Score / 100 #137 of 254 in Texas
Unincorporated Gray County, Texas does not require a county building permit, and county zoning does not set land-use limits there12. Septic systems generally require a septic permit and approved plan from the applicable TCEQ authority, while Gray County still administers subdivision requirements345. Inside Pampa, city zoning applies, but septic and well approvals remain with their respective environmental authorities647.
At a glance
Building permit
Not required; Gray County has no building department1
Zoning
No county land-use limits in unincorporated areas; the City of Pampa has zoning26
Septic
Generally required; TCEQ Region 1 acts where no local jurisdiction is authorized34
Well
Every well must be registered; a district permit is required for larger wells7
RV / tiny home / manufactured home
Unrestricted by county rule; Gray County has no zoning to set one2
Owner-builder
State licensing exemptions cover qualifying work on an owner's own home, not every trade or local approval8
General point of contact for Gray County government and the Commissioners Court; Gray County has no building, planning, zoning, or floodplain department
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Do you need a building permit in Gray County, Texas?
Unincorporated Gray County does not require a county building permit1. Construction still has statewide requirements: the minimum energy code for a single-family home is Chapter 11 of the 2015 International Residential Code, while other residential, commercial, and industrial buildings fall under the 2015 International Energy Conservation Code12. Factory-built industrialized housing follows a separate state design-package and code-approval system13. Texas licensing exemptions allow an owner to perform qualifying electrical, plumbing, or air-conditioning work on the owner's own residence or homestead, but they are not a blanket exemption for every trade or local approval8. Inside Pampa, ask the city about building approvals and zoning; septic approval remains with the applicable TCEQ authority, and wells in the district remain under Panhandle Groundwater Conservation District rules647.
Who issues building permits in Gray County, and how do you reach them?
Gray County has no building department and does not require a county building permit for unincorporated construction1. For general county business and questions about the county's subdivision requirements, start with the County Judge's office at 806-669-8008145. Septic permits generally go to the applicable permitting authority; TCEQ Region 1 in Amarillo acts where no local jurisdiction is authorized34. For well registration or a drilling and operating permit, contact the Panhandle Groundwater Conservation District at 806-883-2501 or info@pgcd.us715. Inside Pampa, ask the city about building approvals and zoning, while septic and well authority stays with the applicable TCEQ authority and groundwater district647.
Does Gray County have zoning?
On unincorporated Gray County land, no county rule sets minimum dwelling size, setbacks, lot coverage, building height, or restrictions on RV occupancy, tiny-home occupancy, manufactured-home placement, accessory dwellings, or temporary camping2. The boundary matters: the City of Pampa has zoning districts and a city zoning map, but the available source does not extend that city zoning conclusion beyond Pampa's corporate limits6. Before relying on the unincorporated answer, verify whether the parcel lies inside Pampa or another municipality; we could not confirm the zoning status of Lefors, McLean, or every other municipality in Gray County. Zoning does not replace wastewater or water approvals: septic permits remain with the applicable TCEQ authority, and district well rules apply where the Panhandle Groundwater Conservation District has jurisdiction47.
How do septic permits work in Gray County?
A septic permit and approved plan are generally required before constructing, installing, altering, extending, or repairing an on-site sewage facility in Gray County3. Confirm the applicable permitting authority before filing; TCEQ Region 1 in Amarillo acts where no local jurisdiction is authorized4. After authorization to construct, a TCEQ-licensed designated representative working for the authorized agent inspects the installation against TCEQ criteria or the agent's stricter order; the cited rule does not say every permit-exempt system is inspected16. A narrow exception may apply to a single-family tract of at least 10 acres when every system part is at least 100 feet from the property line and all other state conditions are met3. Composting toilets do not eliminate wastewater approval: the cited product approval does not authorize an individual installation, and all other wastewater still requires an approved on-site sewage facility17.
Can you live in an RV or tiny home on your land in Gray County?
Unincorporated Gray County has no county rule restricting RV occupancy, tiny-home occupancy, manufactured-home placement, or temporary camping2. The county also sets no minimum dwelling size or accessory-dwelling restriction on unincorporated land2. Inside Pampa, city zoning applies, so the unincorporated answer does not carry across the city line6. An uninstalled manufactured home cannot be occupied except for viewing on a retailer's sales lot18. Any occupied setup still needs lawful wastewater disposal; septic permits generally remain required, and a composting toilet does not by itself authorize an installation or dispose of other wastewater317.
Building a home in Gray County: the steps, in order
Verify whether the parcel is unincorporated or inside Pampa, because Pampa has city zoning while county land-use limits do not apply in unincorporated Gray County62.
Before dividing land outside municipal limits, ask the County Judge's office whether a plat must be filed; many divisions into two or more parts must be platted, while qualifying agricultural, farm, ranch, wildlife-management, or timber-production divisions may be exempt until that use ends101914.
Design the home to the statewide energy code even though Gray County does not require a county building permit121.
Decide who will perform regulated trade work; state owner-builder licensing exemptions are conditional and do not cover every trade or local approval8.
Obtain the generally required septic permit and approved plan from the applicable authority before work begins3.
Register a new well with the Panhandle Groundwater Conservation District, or obtain drilling and operating permits when the well is not exempt7.
For new or changed access to a state highway, submit TxDOT Form 1058, receive the executed driveway permit, and give 24-hour notice before construction in the right-of-way11.
What to check before you buy land in Gray County
Only 41% of Gray County's soils are rated without severe limits for a conventional septic drain field, so make the site evaluation part of the purchase decision20. Every well in the Panhandle Groundwater Conservation District must be registered or permitted, and wells producing 17.5 gallons per minute or less fall in the registration category under the cited district rule7. If a tract may be divided, review Gray County's subdivision regulations before closing; outside municipal limits, many divisions into two or more parts require a recorded plat, subject to agricultural and other exceptions51019. A new or modified driveway onto a state highway requires an executed TxDOT driveway permit before right-of-way work begins11. Gray County sees severe drought in roughly 31% of years and averages 22.7 inches of precipitation annually2122.
Watch-outs
Gray County publishes subdivision regulations, but the county document's specific lot, access, drainage, fee, and jurisdictional details remain unresolved; ask the County Judge's office before planning a lot split514.
This guide could not confirm whether Gray County requires floodplain-development permits, and no county floodplain office was found — ask the County Judge's office and check FEMA flood maps before you build near a creek or the Canadian River14.
Confirm the applicable OSSF authority before filing: Gray County is assigned to TCEQ Region 1 in Amarillo, and the regional office handles permitting where no local jurisdiction is authorized4.
Written October 7, 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.
Gray County highlighted among the Texas counties · colored by Index score
How Gray County scores
Seclusion71100% ev.
Self-Sufficiency2196% ev.
Admin Boringness8290% ev.
Durability36100% ev.
Property Autonomy71100% ev.
Carry Cost80100% 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 →
$104kTypical home
1.4%Property tax
$1,579Land / acre
22.7"Annual rain
31% of yrsSevere drought
26.3 / yr (+20.6)Mid-century 100°F days
27.3 daysMid-century dry spell
1.44" (+3.3%)Mid-century 1-day rain
1.31×Wildfire change factor
100%Forward climate coverage
$2,683Home insurance / yr
-1.4% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
18,581People within 30 min
417,917People within 2 hr
3,781Radius comparison (15 mi)
22.6People / sq mi
0.2%Federal land
93.7%Land at 15% slope or less
41%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Gray 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.
Town of Lefors · Town of McLean · Pampa
Answers from the rulebook for Gray County
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Gray County rules
Zoning districts · by state lawNo county rule
Unincorporated Gray County: no county rule sets this, because Gray 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.gray.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 Gray County: no county rule sets this, because Gray 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.gray.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 Gray County: no county rule sets this, because Gray 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.gray.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 Gray County: no county rule sets this, because Gray 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.gray.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 Gray County: no county rule sets this, because Gray 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.gray.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 Gray County: no county rule sets this, because Gray 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.gray.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 Gray County: no county rule sets this, because Gray 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.gray.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 Gray County: no county rule sets this, because Gray 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.gray.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 Gray County: no county rule sets this, because Gray 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.gray.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 Gray County: no county rule sets this, because Gray 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.gray.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 Gray County: no county rule sets this, because Gray 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.gray.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 Gray County portion of the Panhandle Groundwater Conservation District.
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 and is required to obtain a drilling permit for a new well.
A well exempt from operating and drilling permits under District Rule 5.1 requires registration instead.
The district page identifies wells producing 17.5 gallons per minute or less as the registration category.
Drilling a new permitted well or increasing the size of an existing permitted well or pump without the required district permits is prohibited.
The district's website states that Gray County is within the district.
registration threshold for listed exempt wells: <= 17.5 gallons per minute or less (District Rule 5.1 applies)
“All wells drilled in the Panhandle Groundwater Conservation District must be registered or permitted.”
One more reviewed finding on this topic
Limited — Water wells in the Gray County portion of the Panhandle Groundwater Conservation District.
“All wells drilled in the Panhandle Groundwater Conservation District must be registered or permitted.”
Subdividing landRegulated (with conditions)
Subdivision regulation administered by Gray County, particularly county subdivision platting and related requirements.
The county's official regulations page identifies Gray County Sub-Division Regulations.
Specific requirements, exemptions, and municipal or extraterritorial-jurisdiction limits require review of the linked subdivision rules and applicable Texas statutes.
Incorporated municipalities may administer their own subdivision requirements.
“County Regulations [...] Gray County Sub-Division Regulations”
One more reviewed finding on this topic
Regulated (with conditions) — Subdivision regulation framework administered by Gray County; the county officially publishes Gray County Sub-Division Regulations.
“County Regulations Gray County Road Crossing Requirements and Request Form Gray County PACE Requirements and Resolution Gray County Industrial Development Corporation Gray County Sub-Division Regulations”
Permit processPartial
Gray County road-crossing applications and related access requests.
The county publishes a road-crossing requirements and request form, but the linked DOCX was unavailable to the web research tool, so application steps, dimensions, conditions, and fees could not be extracted.
A Gray County Commissioners Court agenda separately identifies approval of a road crossing as an agenda item.
“Gray County Road Crossing Requirements and Request Form”
County-wide zoningAbsent
The county lists no planning/zoning department; Texas counties generally cannot impose zoning in unincorporated areas.
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:”
2 more reviewed findings on this topic
Adopted (with conditions) — State-mandated building energy codes applicable statewide, including single-family homes and other residential, commercial, and industrial buildings.
“The minimum state-mandated code for single-family homes is Chapter 11 of the 2015 International Residential Code. The applicable code for other residences and commercial and industrial buildings is the 2015 International Energy Conservation Code. These energy codes are effective statewide. Texas is a "home rule" state, however, allowing local jurisdictions to adopt amendments to the codes.”
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:”
Who permits septicState (with conditions)
OSSF and septic permitting for property located in Gray County when no local jurisdiction has been authorized to administer the OSSF permitting program; Gray County is assigned to TCEQ Region 1, Amarillo.
TCEQ instructs applicants to check the local permitting authority because local permitting programs can be more stringent than state minimums.
Applications and planning materials must be submitted to the applicable permitting authority.
The TCEQ regional office is the permitting authority where a local jurisdiction has not been authorized.
TCEQ Region 1, Amarillo serves Gray County.
For general OSSF information, TCEQ lists 512-239-3799 and ossf@tceq.texas.gov.
The Region 1 office contact listed by TCEQ is 5809 S. Western St. STE 260, Amarillo, TX 79110-3631, main line 806-353-9251, fax 806-468-0530.
TCEQ OSSF general information phone: 512-239-3799 · TCEQ Region 1 office phone: 806-353-9251 · TCEQ Region 1 office address: 5809 S. Western St. STE 260, Amarillo, TX 79110-3631
“Applications and planning materials must be submitted to the permitting authority. To find your permitting authority, search by the county the OSSF is to be located. The TCEQ regional office will be the permitting authority in locations where a local jurisdiction has not been authorized.”
2 more reviewed findings 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.”
Mixed (with conditions) — OSSF permitting, inspection, and administration throughout Texas.
“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.”
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.”
3 more reviewed findings on this topic
Limited — Construction, installation, alteration, extension, or repair of an OSSF in Gray County where the state minimum rules apply.
“A permit and approved plan are required to construct, alter, repair, extend, and operate an OSSF.”
Required — Construction, installation, alteration, extension, or repair of an on-site sewage facility, including a septic system, in Gray County, subject to any applicable local permitting authority.
“A permit is required to construct, install, alter, extend, or repair an OSSF.”
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
OSSF installation and, where applicable, maintenance inspections in Texas
Authorized agents or their designated representatives inspect system installation.
Some permitting authorities impose more stringent requirements.
Maintenance-provider inspection and reporting requirements apply to systems and circumstances governed by 30 TAC §285.91(4).
Electronic monitoring may reduce reporting to every six months where the stated monitoring conditions apply.
reduced maintenance reporting interval with qualifying electronic monitoring: 6 months (only where the system uses the specified electronic monitoring, automatic notification, and disinfection monitoring)
“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.”
2 more reviewed findings on this topic
Limited — OSSF inspections in Gray County for systems issued an authorization to construct.
“They perform site evaluations (when it is part of their job duties), complaint investigations, system evaluations, and inspections of OSSFs”
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 — Composting-toilet or similar off-grid sanitation systems in Gray County.
“Technical Notes: An approved on-site sewage facility will be required for disposal of all other wastewater.”
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
Division of a tract outside municipal limits in Gray County into two or more parts where the land will be used primarily for agricultural, farm, ranch, wildlife-management, or timber-production purposes.
The owner must not lay out a part of the tract described by Local Government Code Section 232.001(a)(3), meaning streets, alleys, squares, parks, or other parts intended for public use.
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 within the meaning of Section 1-d-1, Article VIII, Texas Constitution.
If the tract ceases to be used primarily for the qualifying agricultural, farm, ranch, wildlife-management, or timber-production use, the platting requirements apply.
The general Chapter 232 rule regarding municipal extraterritorial jurisdiction remains subject to applicable limitations under Section 232.0013 and any Section 242.001 or 242.002 agreement.
“A county may not require the owner of a tract of land located outside the limits of a municipality who divides the tract into two or more parts to have a plat of the subdivision prepared if: (1) the owner does not lay out a part of the tract described by Section 232.001(a)(3); and (2) the land is to 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 within the meaning of Section 1-d-1, Article VIII, Texas Constitution.”
Driveway accessRequired
New or modified driveway access to a state highway serving property in Gray County, including unincorporated areas.
The applicant must contact the local TxDOT District office.
The applicant must submit Form 1058 with the proposed work, applicant identity and contact information, and driveway location.
Applications must be made by the property owner or authorized representative and only to secure or change access, not to park or service vehicles on state highway right-of-way.
No driveway construction may begin in the right-of-way until a fully executed permit is received and 24-hour notice is given to TxDOT.
Construction must comply with the permit and applicable regulations; TxDOT inspects the completed work.
Drainage impacts on the state highway system require TxDOT approval before any local approval.
The driveway must comply with applicable geometric, environmental, ADA, and Texas Accessibility Standards requirements.
private residential driveway maximum width: <= 24 feet (measured at right angles to the driveway centerline, except as increased by permissible radii) · private residential driveway minimum radius: >= 15 feet (radius connecting the driveway to the highway pavement)
“To obtain a permit to construct a driveway or to revise any existing driveway, the applicant should contact the local District TxDOT office. The applicant shall complete and submit to TxDOT a Form 1058, Permit to Construct Access Driveway Facilities on Highway Right of Way, which must include a description of the proposed work, the applicant's name, mailing address, telephone number and location of the proposed driveway.”
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”
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 Gray 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 Pampa, Gray County, Texas, subject to the City of Pampa zoning ordinance and zoning map.
The official City of Pampa agenda states that Ordinance 690 is a comprehensive zoning ordinance codified in Chapter 14, Exhibit A, establishing zoning-district boundaries and the City of Pampa zoning map.
The cited official material does not establish that Pampa's zoning ordinance applies in the city's extraterritorial jurisdiction.
Separate state-law and municipal ETJ, subdivision, development-plat, and other land-use rules may apply outside the corporate limits.
“WHEREAS, the City Commission of the City of Pampa, Texas has previously passed Ordinance 690, a comprehensive zoning ordinance, as amended and codified in Pampa Code of Ordinances Chapter 14, Exhibit A establishing, among other things, the zoning district boundaries including applicable definitions and the Zoning Map of the City of Pampa; and”
One more reviewed finding on this topic
Present (with conditions) — Land within the City of Pampa, Texas, in Gray County.
“Chapter 14 Zoning (§ 14.02.001 – § 14.03.009)”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Inspections — Building inspections in Gray County, including unincorporated areas
Certificate of occupancy — Certificates of occupancy for buildings in Gray County, including unincorporated areas
Mandatory utility hookup — Required connection to public water or sewer utilities in Gray County.
Building in a floodplain — Development in mapped floodplains within Gray County, Texas.
Short-term rentals — Short-term rental or transient lodging use in Gray County, Texas.
1 more unanswered
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.
Living off-grid in Gray County, Texas
Is Gray County a good place to live off-grid or homestead?
Gray County scores 51/100 on the Bolthole Index, a solid county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost. Watch-outs: thin water margin (22.7″/yr rainfall) and elevated mid-century heat, water, rain, or wildfire exposure.
Do you need a building permit in Gray County, Texas?
Gray 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 Region 1 (Amarillo) On-Site Sewage Facilities 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 Gray County?
Living in an RV on your own land in Gray County is allowed: Unincorporated Gray County: no county rule sets this, because Gray 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.gray.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 Gray County, Texas?
Land in Gray County runs about $1,579 per acre, based on the latest county data.
What is the water situation in Gray County?
Gray County gets about 22.7" of rain a year, with severe drought in roughly 31% of years.
How remote is Gray County?
A representative private-land location has about 18,581 people within a 30-minute drive and 417,917 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.
