Bolthole Index

Gregg County, Texas

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

64Index Score / 100
#74 of 254 in Texas

Unincorporated Gregg County, Texas does not require a building permit or inspection for a house1. County zoning does not set setbacks, minimum home size, or RV occupancy on unincorporated land, but city rules differ: Longview and Kilgore have zoning, and Kilgore has an adopted building code234. The permit most rural buyers do need is for septic, handled by the Gregg County Health Department5.

At a glance

Building permit
Not required in unincorporated Gregg County1
Zoning
No county zoning in unincorporated areas; Longview and Kilgore zone inside their limits637
Septic permit
Required; issued by the Gregg County Health Department89
RV / tiny home living
Unrestricted by county zoning (no zoning authority)2
Minimum lot size (conventional septic)
0.5 acre with community water, 1 acre with a well10
Septic permit fee
$350 for a conventional design; professional-design fees vary by use1112
Owner-builder exemption
Limited penalty exemption for a primary residence; conditions apply13

Who to call

Septic permits

Gregg County Health Department (septic systems / OSSF permits)

On-site sewage facility (OSSF/septic) permits, plan review and inspections for Gregg County

(903) 237-2621

405 East Marshall Avenue, Longview, Texas 75601

Also useful

Gregg County Judge's office

County government's general contact for questions the county's departments do not cover, such as whether any commissioners court building or floodplain rules apply; Gregg County has no building department

903-236-8420

Gregg County Courthouse 101 E. Methvin, Suite 300 Longview, TX 75601

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

Off-grid gear

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

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

Gregg County, Texas does not require a building permit for a house in an unincorporated area1. Texas gives counties only limited authority to require building permits or codes outside incorporated cities: fire-code permitting for certain large buildings applies only in counties over 250,000 people or next to one, and residential standards require a commissioners court resolution14. We could not confirm that Gregg County adopted such a resolution, so ask the County Judge's office at 903-236-8420 about unusual projects15. State law requires three inspections of new residential construction only in a county that has adopted a resolution or order applying Subchapter F, and we could not confirm that Gregg County has16. City limits change the answer: Kilgore has adopted and enforces a municipal building code4.

Who handles septic and permits in Gregg County, and how do you reach them?

There is no separate building department to call for an ordinary house in unincorporated Gregg County1. The office a rural land buyer usually needs is the Gregg County Health Department's Septic Systems program, reached at (903) 237-2621, 405 East Marshall Avenue, Longview5. The Health Department reviews on-site sewage facility applications and issues the Permit to Operate after inspection9. If the parcel is inside Kilgore, use the city's development process because Kilgore has zoning and an adopted building code174. Inside Longview, the city handles zoning changes and variances through its Planning and Zoning Division3. In either city, ask the Health Department whether the address falls under its septic program, because a separately authorized municipal jurisdiction may have its own authority18. A driveway connecting to a state highway requires TxDOT's Form 105819.

Does Gregg County have zoning?

Gregg County has no countywide zoning ordinance6. On unincorporated land, county zoning sets no minimum home size, setbacks, lot coverage limits, or restrictions on accessory dwellings, RVs, tiny homes, manufactured homes, and temporary camping2. Local zoning nevertheless varies across Gregg County because incorporated cities may apply their own rules7. Kilgore, for example, has municipal zoning requirements17. Confirm the parcel's jurisdiction before relying on the unincorporated-area answer; the absence of county zoning also does not remove septic or state-highway-access requirements.

How do septic permits work in Gregg County?

Every on-site sewage facility (OSSF) in Texas needs a permit before it is built, altered, extended, or repaired, and the Gregg County Health Department issues local permits208. A conventional-design permit costs $350 and generally requires at least a half-acre with community water or a full acre with a well; undersized lots platted before January 1, 1988 may receive individual review11. Professionally designed systems cost $350 for a single-family home and $450 for commercial use12. Only about 5.3% of Gregg County soils lack severe limitations for a conventional drain field, so get the site evaluated before assuming a conventional design will work21. A Registered Sanitarian or Professional Engineer must prepare the site evaluation and design plan, and approval is required before construction22. Call the office at least 1 working day ahead for the inspection before the system is covered; if someone other than the owner builds it, that person must hold a Texas Installer Certificate22. The system cannot be used until inspection and approval9. The state 10-acre exemption applies only when all stated conditions are met, including keeping the OSSF at least 100 feet from every property line20.

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

Gregg County's lack of zoning authority means the county itself does not restrict RV, manufactured home or tiny-home occupancy on unincorporated land2. That does not exempt you from Texas's septic rules: any wastewater from an RV, tiny home or off-grid dwelling still has to go through an approved OSSF, and a holding tank is only allowed where other sewage disposal is not feasible, must have a high-level alarm at 75% capacity, and needs a pumping contract on file before installation23. Confirm with the Gregg County Health Department how your specific setup will be permitted before you move a camper or tiny home onto raw land5.

How do you build a home in Gregg County, step by step?

  1. Confirm whether the parcel is unincorporated or inside a city; local zoning varies, and Kilgore has zoning and an adopted building code74.
  2. For an ordinary house on unincorporated land, Gregg County does not require a building permit1.
  3. Apply for the septic permit before fixing the house site, because the approved layout affects where construction can go524.
  4. Complete the required site evaluation and design, then obtain authorization before installing the system24.
  5. File TxDOT Form 1058 before building a driveway that connects to a state highway19.
  6. Schedule the septic inspection with at least one working day's notice and leave the system uncovered until approval24.

What should you check before buying land in Gregg County?

Budget for septic first: with only 5.3% of county soils free of severe limitations for a conventional drain field, get a site evaluation before you commit to a parcel21. Farmland in Gregg County has recently averaged about $6,992 an acre and a typical home is valued around $225,144, so weigh raw-land and septic costs together2526. The county sees severe drought in roughly 14.9% of years, which matters for a private well or pond27, and it sits about 29 miles from the nearest metro area28. Property taxes run about 1.2% of value29, with a median bill near $2,27130. Floodplain development rules and a countywide certificate-of-occupancy requirement were not confirmed on the county's official site as of this review, so ask the County Judge's office or Emergency Management directly if your parcel is anywhere near a floodplain.

Watch-outs

  • Whether Gregg County has adopted any residential building-code resolution under state law was not confirmed on the county's official site; call the County Judge's office before you assume no inspection will ever apply14.
  • Gregg County's official services listing names no floodplain department alongside its other services1, so floodplain development rules for unincorporated Gregg County were not confirmable; ask Emergency Management or the County Judge's office if your parcel is near a floodplain.
  • The Texas owner-builder provision only exempts a person building a primary residence from the penalty for missing a Chapter 233 inspection notice; it does not waive building codes, inspections, septic permits, or other requirements, and it matters only where the underlying county provisions apply13.

Sources

  1. Gregg County Services Overview (2026 county census)
  2. Texas law on county zoning and building authority
  3. Planning and Zoning, quoted and re-checked
  4. Current Building Code, quoted and re-checked
  5. Gregg County Health Department (septic systems / OSSF permits) (greggcounty.texas.gov)
  6. Gregg County Services Overview (2026 county census)
  7. Unified Development Code, quoted and re-checked
  8. Septic Systems / Gregg County (2026 county census)
  9. Permitting Process, quoted and re-checked
  10. How to Obtain a GCHD Permit for an On-Site Sewage Facility, quoted and re-checked
  11. Gregg County Health Department OSSF Permit Checklist, quoted and re-checked
  12. Gregg County Health Department OSSF Permit Checklist, quoted and re-checked
  13. Local Government Code Chapter 233: County Regulation of Housing and Other Structures, quoted and re-checked
  14. Local Government Code Chapter 233, County Regulation of Housing and Other Structures (Texas statewide rule), quoted and re-checked
  15. Gregg County Judge's office (greggcounty.texas.gov)
  16. Texas Local Government Code, Chapter 233, quoted and re-checked
  17. Development Services, quoted and re-checked
  18. Septic Systems / Gregg County, quoted and re-checked
  19. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  20. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  21. 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
  22. How to Obtain a GCHD Permit for an On-Site Sewage Facility, quoted and re-checked
  23. Chapter 285 – On-Site Sewage Facilities, quoted and re-checked
  24. Gregg County Health Department OSSF Permit Checklist, quoted and re-checked
  25. Farmland value per acre (USDA census): Bolthole Index county data
  26. Typical home value (Zillow): Bolthole Index county data
  27. Share of years in severe drought: Bolthole Index county data
  28. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data
  29. Effective property tax rate: Bolthole Index county data
  30. 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, Gregg County has no countywide zoning.

RuleGregg CountyUpshur CountySmith CountyHarrison CountyRusk CountyMarion CountyCamp County
Building permitNot requiredLimitedLimitedNot requiredNot requiredNot requiredNot required
County zoningNoNoNoNoNoNoNo
Septic permitsCounty Health Dept.NETMWDSmith CountyCounty Env. Health Dept.Rusk CountyNETMWDCounty OSSF program

County locator

Gregg County in Texas

64
County map
Gregg County highlighted among the Texas counties · colored by Index score

How Gregg County scores

Seclusion27100% ev.
Self-Sufficiency69100% ev.
Admin Boringness87100% ev.
Durability57100% ev.
Property Autonomy71100% ev.
Carry Cost68100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$225kTypical home
1.2%Property tax
$6,992Land / acre
47.8"Annual rain
14.9% of yrsSevere drought
30.5 / yr (+23.5)Mid-century 100°F days
21.4 daysMid-century dry spell
2.58" (+4.9%)Mid-century 1-day rain
1.42×Wildfire change factor
100%Forward climate coverage
$2,079Home insurance / yr
0.7% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
215,289People within 30 min
5,731,442People within 2 hr
142,838Radius comparison (15 mi)
461.8People / sq mi
0%Federal land
81.2%Land at 15% slope or less
5.3%Soils rated "not limited" for septic (strict USDA rating)
8,978 acWorkable land screen
68.3%Wooded land
34.2 tonsBiomass / forest ac
65.6°FAvg temp

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Cities and towns in Gregg 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.

Not yet researched: Easton · Kilgore · Warren City

Answers from the rulebook for Gregg County

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

Gregg County rules

  • Local zoningVaries (with conditions)

    Aggregate local zoning within Gregg County; the conclusion reflects independently documented municipal zoning rules and is not a claim that Gregg County administers each municipal ordinance.

    • Municipal zoning applies within the relevant incorporated municipality and does not establish a county-administered rule for unincorporated Gregg County.
    • Site-specific applicability depends on the municipality and its zoning districts, ordinances, and boundaries.
    “The City Code includes important regulations such as the Development Code, zoning requirements”
  • Zoning districts · by state lawNo county rule

    Unincorporated Gregg County: no county rule sets this, because Gregg 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 greggcounty.texas.gov.

    • 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 Gregg County: no county rule sets this, because Gregg 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 greggcounty.texas.gov.

    • 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 sizeSpecified

    Conventional on-site sewage facilities regulated through the Gregg County Health Department.

    • The rule applies to conventional OSSF design.
    • The minimum is ½ acre with community water or 1 acre with a water well.
    • Lots platted before January 1, 1988 that do not meet the stated criteria may be considered by contacting GCHD.
    • The stated conventional-design fee is $350.00.
    • Applications and plans are reviewed by GCHD and authorization is required before construction.

    minimum lot size with community water: >= 0.5 acre (Lots platted before January 1, 1988 may be considered by GCHD if they do not meet the criterion.) · minimum lot size with water well: >= 1 acre (Lots platted before January 1, 1988 may be considered by GCHD if they do not meet the criterion.) · conventional OSSF permit fee: 350 USD

    “Minimum lot size: ½ acre with community water, or 1 acre with water well.”
  • Setbacks · by state lawNo county rule

    Unincorporated Gregg County: no county rule sets this, because Gregg 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 greggcounty.texas.gov.

    • 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 Gregg County: no county rule sets this, because Gregg 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 greggcounty.texas.gov.

    • 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 Gregg County: no county rule sets this, because Gregg 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 greggcounty.texas.gov.

    • 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 Gregg County: no county rule sets this, because Gregg 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 greggcounty.texas.gov.

    • 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 Gregg County: no county rule sets this, because Gregg 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 greggcounty.texas.gov.

    • 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 Gregg County: no county rule sets this, because Gregg 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 greggcounty.texas.gov.

    • 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 Gregg County: no county rule sets this, because Gregg 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 greggcounty.texas.gov.

    • 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 Gregg County: no county rule sets this, because Gregg 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 greggcounty.texas.gov.

    • 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

    On-site sewage facility and septic-system permitting administered through the Gregg County Health Department for property in Gregg County.

    • The county page identifies the Gregg County Health Department as the contact for septic-system information and links the county OSSF order, application, permit checklist, and permitting process.
    • State law and 30 TAC Chapter 285 govern the program; local permitting programs may be more stringent than state minimums.
    • Municipal or other separately authorized permitting jurisdictions may have their own authority within their respective areas.
    “GREGG COUNTY HEALTH DEPARTMENT 405 East Marshall Avenue Longview, Texas 75601 Office (903) 237-2621 Fax (903) 237-2608 HOW TO OBTAIN A GCHD PERMIT FOR AN ON-SITE SEWAGE FACILITY”
  • Septic permitRequired

    Constructing, installing, altering, extending, repairing, or operating an on-site sewage facility in Gregg County under the Gregg County Health Department process.

    • A permit and approved plan are required before the covered OSSF activity, subject to the state exceptions listed below.
    • For a conventional design, the county checklist states a $350 fee and a minimum lot size of ½ acre with community water or 1 acre with a water well; contact GCHD regarding lots not meeting those criteria that were platted before January 1, 1988.
    • The applicant must obtain a GCHD application, have a site evaluation and design plan prepared by a Registered Sanitarian or Professional Engineer, submit the application, technical information, maintenance-management acknowledgement, fee, site-evaluation results, and system diagram, and receive approval before construction.
    • An installation inspection is required before covering the system; the county checklist says to contact the office at least 1 working day in advance, and a Notice of Approval is issued after a successful inspection.
    • Professional design fees are $350 for a single-family system and $450 for a commercial system; irregular or undersized lots, substantial variances, unconventional designs, and innovative systems require supporting documents, and aerobic systems require an Affidavit to the Public and Maintenance Agreement.
    • If someone other than the system owner performs construction, that person must hold a valid Texas Installer Certificate.
    • The state 10-acre exception requires a site evaluation by a TCEQ-licensed Site Evaluator or Professional Engineer; service of 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; effluent disposed of on the property; and the single-family dwelling as the only dwelling on the tract, while complying with the remaining Chapter 285 planning, construction, and installation standards.
    • Other state exceptions include qualifying systems installed before September 1, 1989; qualifying systems installed before the effective date of a qualifying local order, ordinance, or resolution; and systems for which authorization to construct was received before the effective date of Chapter 285.
    • Emergency repairs are not subject to a permit but must be reported in writing to the permitting authority within 72 hours after repairs begin.

    conventional design fee: 350 USD · conventional design minimum lot size with community water: >= 0.5 acre (Contact GCHD regarding qualifying lots platted before January 1, 1988.) · conventional design minimum lot size with water well: >= 1 acre (Contact GCHD regarding qualifying lots platted before January 1, 1988.) · professional design single-family fee: 350 USD · professional design commercial fee: 450 USD · minimum OSSF-to-property-line distance for 10-acre exception: >= 100 feet · emergency-repair reporting deadline: <= 72 hours (Measured after repairs have begun.)

    “(a) Permit required. A person shall hold a permit and an approved plan to construct, alter, repair, extend, or operate an on-site sewage facility (OSSF) unless the OSSF meets one of the exceptions in subsection (f) of this section.”
  • Septic inspectionRequired

    Use and operation of an OSSF/septic system in areas of Gregg County served by the Gregg County Health Department.

    • The system may not be used unless inspected and approved by the commission or authorized agent.
    • If the system is not approved, it may not be used until deficiencies are corrected and the system is re-inspected and approved.
    • The Gregg County Health Department application authorizes entry for lot evaluation and inspection.
    • A Permit to Operate is granted following successful inspection showing compliance with TCEQ construction standards.
    “A Permit to Operate the facility will be granted following successful inspection of the installed system”
  • Permit feesPublished (with conditions)

    Professionally designed on-site sewage facility permits administered by the Gregg County Health Department.

    • Irregular or undersized lots, substantial variances to the Construction Standards, unconventional designs, or innovative systems require supporting documents.
    • Aerobic systems require an Affidavit to the Public and a Maintenance Agreement.

    single-family professional design fee: 350 USD · commercial professional design fee: 450 USD

    “PROFESSIONAL DESIGN (FEE: Single family-$350.00 Commercial-$450.00)”
    One more reviewed finding on this topic
    • Published (with conditions) — Conventional-design on-site sewage facility permits administered by the Gregg County Health Department.
      “HOW TO OBTAIN A GCHD PERMIT FOR AN ON-SITE SEWAGE FACILITY CONVENTIONAL DESIGN (FEE: $350.00) Minimum lot size: ½ acre with community water, or 1 acre with water well. (Contact GCHD office concerning lots that do not meet above criteria, but were platted prior to January 1, 1988).”
  • Permit processPublished (with conditions)

    Professionally designed on-site sewage facility permit applications administered by the Gregg County Health Department.

    • The applicant must hire a Registered Sanitarian or Professional Engineer for site evaluation and system design.
    • Complete design plans, including checklist, site evaluation results, and system design, must be submitted.
    • Application and plans are reviewed by GCHD.
    • Authorization must be issued before construction begins.
    • Installation inspection is required before covering the system, with at least 1 working day advance notice.
    • After successful inspection, GCHD issues a Notice of Approval.
    • If someone other than the system owner performs construction, that person must hold a valid Texas Installer Certificate.

    inspection notice: >= 1 working day

    “Hire a Registered Sanitarian or Professional Engineer”
  • County-wide zoningAbsent

    No zoning or planning department is listed among county services; Texas unincorporated areas are not zoned by the county.

    Gregg County Services Overview ↗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.”
    2 more reviewed findings on this topic
    • Available (with conditions) — An individual’s exemption from the Chapter 233 penalty for failure to provide required construction-inspection notice when the individual builds the new residence or acts as the individual’s own contractor and intends to use the residence as the individual’s primary residence.
      “acts as the individual's own contractor; and [...] intends to use the residence as the individual's primary residence.”
    • 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:”
  • InspectionsRequired

    New residential construction described by Local Government Code Section 233.153 in an unincorporated area of a Texas county that has adopted a resolution or order applying Subchapter F.

    • Subchapter F applies only if the county has adopted a resolution or order requiring its application and the county is within 50 miles of an international border or has a population of more than 100.
    • For construction on a vacant lot, at least three inspections must be performed: foundation before concrete placement; framing and mechanical systems before drywall or other interior wall covering; and completion of construction of the residence.
    • For an addition to an existing residence, inspections must be performed as necessary based on the scope of work.
    • The builder is responsible for contracting for inspections with a licensed engineer, registered architect, Texas Real Estate Commission-licensed professional inspector, qualifying licensed plumbing inspector, building inspector employed by a political subdivision, or an individual certified as a residential combination inspector by the International Code Council.
    • The builder may use the same inspector for all required inspections or a different inspector for each inspection.
    • If required by the county, the builder must provide pre-construction notice identifying the location, approximate commencement date, and International Residential Code version.
    • If required by the county, the builder must submit inspection-compliance notice no later than the 10th day after the final inspection.

    minimum inspections for vacant-lot construction: >= 3 inspections (The required stages are foundation, framing and mechanical systems, and completion of construction of the residence.) · post-final-inspection notice deadline: <= 10 days (Applies only if required by the county.)

    “A person who builds new residential construction described by Section 233.153 shall have the construction inspected to ensure building code compliance in accordance with this section as follows:”
  • Off-grid sanitationLimited

    Off-grid sanitation methods, including holding tanks and composting toilets, applicable in Gregg County under Texas OSSF rules.

    • Holding tanks may be used only where other sewage-disposal methods are not feasible.
    • Holding tanks require an audible and visible alarm at 75% capacity and a ground-accessible inspection, cleaning, and maintenance port with a smallest dimension of at least 12 inches.
    • Holding-tank capacity must store estimated or calculated daily wastewater flow for one week.
    • Holding tanks must be accessible to a pump truck under all weather conditions and meet applicable minimum-distance requirements.
    • Before installation, a scheduled pumping contract with a currently registered waste transporter must be provided to the permitting authority; pumping records must be retained for five years.
    • Composting toilets must be tested and certified under NSF International Standard 41 (1999) or another standard approved by the executive director.
    • Other wastewater associated with an off-grid dwelling remains subject to applicable OSSF requirements.

    holding-tank alarm threshold: 75 percent of rated capacity · holding-tank minimum storage: 7 days of estimated or calculated daily wastewater flow · holding-tank inspection-port smallest dimension: >= 12 inches · pumping-record retention: 5 years

    “Holding tanks shall be used only on sites where other methods of sewage disposal are not feasible”
    2 more reviewed findings on this topic
    • 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.”
    • Limited — Off-grid wastewater sanitation through an OSSF in Texas.
      “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”:”
  • 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.”
  • 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 Gregg County

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

  • Building code adoptedAdopted (with conditions)

    Building-code adoption and enforcement within the City of Kilgore, Gregg County, Texas.

    • The adoption applies within the City of Kilgore and is not evidence of a Gregg County code for unincorporated areas.
    • The current Building Code was adopted by Ordinance 1918 on August 26, 2025.
    • The cited page separately states that the Fire Code was adopted by Ordinance 1910 on April 8, 2025.
    • Local amendments, the City’s Development Code, and City Engineering Standards also provide further guidance.

    building code adoption ordinance: 1918 · building code adoption date: 2025-08-26 · fire code adoption ordinance: 1910 · fire code adoption date: 2025-04-08

    “current Building Code, adopted on August 26, 2025 by Ordinance 1918”
  • Local zoningPresent (with conditions)

    Zoning regulation within the City of Longview, including zoning changes, variances, zoning districts, and zoning land-use regulation.

    • Applies to the City of Longview; the cited sources do not establish applicability outside the city limits.
    • Specific uses and development may require review, zoning changes, variances, or other approvals under the City's development regulations.
    “The Planning and Zoning Division is responsible for assisting with zoning changes, subdivisions, variances and annexations of property. Through the zoning process, the City attempts to ensure compatible land use patterns by minimizing conflicts between uses thereby protecting property values and enhancing the urban environment.”
    One more reviewed finding on this topic
    • Present (with conditions) — Zoning regulation within the City of Kilgore, Gregg County, Texas.
      “The City Code includes important regulations such as the Development Code, zoning requirements”

Still unanswered

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

  • Certificate of occupancy — Certificates of occupancy for construction in unincorporated Gregg County, Texas
  • Mandatory utility hookup — Water and sewer connection requirements for property in Gregg County, Texas.
  • Agricultural exemption — Agricultural exemptions or agricultural-use exemptions from development requirements in Gregg County.
  • Subdividing land — Subdivision and plat approval requirements in Gregg County.
  • Building in a floodplain — Floodplain development requirements in Gregg County, including Special Flood Hazard Areas.
1 more unanswered
  • Short-term rentals

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 Gregg County, Texas

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

Gregg County scores 64/100 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. Watch-outs: about 215,289 people within a 30-minute drive.

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

Gregg 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 Gregg County Health Department. 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 Gregg County?

Living in an RV on your own land in Gregg County is allowed: Unincorporated Gregg County: no county rule sets this, because Gregg 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 greggcounty.texas.gov. 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 Gregg County, Texas?

Land in Gregg County runs about $6,992 per acre, based on the latest county data.

What is the water situation in Gregg County?

Gregg County gets about 47.8" of rain a year, with severe drought in roughly 14.9% of years.

How remote is Gregg County?

A representative private-land location has about 215,289 people within a 30-minute drive and 5,731,442 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 Gregg compares in Texas

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