Bolthole Index

San Augustine County, Texas

Building permits, zoning and septic rules in San Augustine County, Texas

86Index Score / 100
#8 of 254 in Texas

Unincorporated San Augustine County, Texas does not require a building permit or perform building inspections, and the Commissioners Court has passed no zoning ordinance12. The City of San Augustine has its own building codes and zoning, which do not extend to county land34. Septic permits for the whole county come from the Angelina & Neches River Authority (ANRA), not the county or the city56. A new driveway culvert on a county road needs a Road & Bridge permit and a $500 fee7.

At a glance

Building permit / inspection
Not required in unincorporated areas18
County zoning
None; the Commissioners Court has passed no zoning ordinance2
RV, tiny home or manufactured home on your land
Unrestricted by county zoning9
Owner-builder
Yes; with no permit required, there is no permit to be exempt from1011
Septic permit
Required through ANRA, not the county65
Septic soils
Only 4.6% of soils rated free of severe limits for a conventional drain field12
Driveway culvert on a county road
Requires a Road & Bridge Dept. permit; $500 for a new culvert installation713
Driveway onto a state highway
Requires a separate TxDOT Form 1058 permit14

Who to call

Also useful

San Augustine County Judge

General county administration; confirms in writing that the county requires no building permit and has passed no zoning ordinance, and directs septic questions to ANRA

936.275.2762

jeffooyd@co.san-augustine.tx.us

100 W. Columbia St, Suite 105, San Augustine, Texas 75972

Septic permits

Angelina & Neches River Authority (ANRA) OSSF Program

On-site sewage facility (septic) permitting, inspection, and licensing for San Augustine County as TCEQ's authorized agent

936-633-7553

mparrish@anra.org

P O Box 387, Lufkin, TX 75902

Roads & driveways

San Augustine County Road & Bridge Department (Commissioner's Office)

Driveway culvert placement and access permits on county-maintained roads

(936)288-0128

100 W. Columbia St, Room 107, San Augustine, TX 75972

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

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Do you need a building permit in San Augustine County, Texas?

Unincorporated San Augustine County does not require a building permit and does not perform building inspections, according to a signed letter from the County Judge confirming county policy18. Because there is no county permit, there is nothing to be exempt from, so an owner can build their own home or act as their own contractor; state licensing rules for electrical, plumbing, and HVAC trades can still apply to that work1011. This applies only outside incorporated municipalities. The City of San Augustine has adopted its own building codes and lot standards, so a lot inside city limits can face city rules that the county does not impose3. The county's rule also does not remove other permits like floodplain-development or driveway-culvert permits where they apply1.

Who handles septic and driveway permits in San Augustine County?

The County Judge's office is the general point of contact for county administration and confirms in writing that the county requires no building permit and has passed no zoning ordinance15. Septic systems are not regulated by the county itself; the Angelina & Neches River Authority (ANRA) is the state-authorized agent that permits, inspects, and licenses on-site sewage facilities in San Augustine County16. Driveway culverts on county-maintained roads go through the Road & Bridge Department, run out of the Commissioner's Office in the courthouse17.

Does San Augustine County have zoning?

San Augustine County has no zoning ordinance; the same signed county letter states the Commissioners Court has not passed any ordinances regulating zoning2. Because the county has no zoning authority, it sets no rule on minimum dwelling size, minimum lot size, setbacks, lot coverage, building height, accessory dwellings, RV occupancy, tiny-home occupancy, manufactured-home occupancy, or temporary camping9. The City of San Augustine does have its own zoning regulations inside city limits, and those do not apply to unincorporated land4. Outside the city, that does not mean every parcel is unrestricted: private subdivisions within the county may carry their own deed restrictions, so verify any subdivision requirements with the County Clerk before you buy2.

How do septic permits work in San Augustine County?

ANRA's OSSF jurisdiction covers all of San Augustine County, including addresses inside the City of San Augustine, plus a Control Zone Rayburn around Sam Rayburn Reservoir that starts at the Corps of Engineers' 179-foot elevation line and extends 2,000 feet outward; if any part of a subdivision falls in that zone, the whole subdivision is in ANRA's jurisdiction6. After installation, the installer must request a closing inspection at least five working days before the system is ready and must contact ANRA within five days of finishing installation, or a License to Operate cannot be issued18. Aerobic systems qualifying for the Single Family Residential exemption need an installer inspection every four months; otherwise state rules require an active service contract and annual testing18. Only 4.6% of San Augustine County's soils are rated free of severe limitations for a conventional septic drain field, so a site evaluation matters more here than almost anywhere else, and a 10-acre exemption from OSSF permitting is available only if every TCEQ condition is met, including all parts of the system staying at least 100 feet from the property line1219.

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

San Augustine County has no zoning authority, so county zoning places no restriction on living in an RV, a tiny home, or a manufactured home on your own land9. You still need a legal way to handle sewage, which means an ANRA-permitted OSSF or a confirmed exemption, and a private subdivision you buy into may carry its own deed restrictions that the county does not enforce or waive62.

Building a home in San Augustine County: the steps, in order

  1. Get a soil site evaluation early; only 4.6% of the county's soils are rated free of severe limitations for a conventional septic drain field12.
  2. Apply for your OSSF permit through ANRA before you install a septic system; a Permit to Construct must be issued before work starts1620.
  3. Start construction: San Augustine County requires no building permit or inspection in unincorporated areas, so you or your contractor manage the build directly1.
  4. Request your closing inspection from ANRA at least five working days before the septic system is ready, and contact ANRA within five days after installation finishes18.
  5. If you need a new driveway culvert on a county-maintained road, call the Commissioner's Office to start the permit process and budget the $500 installation fee for a new culvert177.
  6. If your driveway instead connects to a state highway, submit TxDOT Form 1058 separately before construction14.
  7. Verify any subdivision-specific deed restrictions with the County Clerk, since the county's own rules do not cover them2.

What to check before you buy land in San Augustine County

Water and septic: only 4.6% of the county's soils are rated free of severe limitations for a conventional septic drain field, so plan on a site evaluation and possibly an engineered system12. Terrain and cover: 98.6% of the county's land sits at 15% slope or less and 76.1% is wooded, with federal land covering 27.3% of the county, largely national forest, which affects which tracts border public land212223. Climate: San Augustine County averages 54.8 inches of precipitation a year, sees severe drought in about 13.9% of years, and averages 66.3°F annually, with about 25 projected days a year at or above 100°F by mid-century24252627. Access: the county sits about 78 miles from the nearest metro area with a population density of 14.8 people per square mile2829. Taxes and insurance: the effective property tax rate is about 0.8%, the median property tax bill is about $681 a year, and a typical home insurance premium runs about $1,858 a year303132.

Watch-outs

  • The county's 'no zoning' policy does not cancel private subdivision deed restrictions; verify those with the County Clerk before you buy2.
  • ANRA's septic jurisdiction extends beyond ordinary county lines around Sam Rayburn Reservoir; if any part of a subdivision touches the Control Zone Rayburn, the whole subdivision falls under that jurisdiction6.
  • A driveway culvert on a county-maintained road needs a Road & Bridge Department permit before work starts; unpermitted culverts that hinder drainage can be removed13.
  • Only 4.6% of San Augustine County's soils are rated free of severe limitations for a conventional septic drain field, among the most limited soils of any county reviewed so far12.

Sources

  1. Zoning and County Permits plus Septic Systems Information, quoted and re-checked
  2. San Augustine County Judge - Zoning, County Permits, and Septic Systems Letter (2026 county census)
  3. Local Ordinances, quoted and re-checked
  4. Local Ordinances, quoted and re-checked
  5. Angelina & Neches River Authority - OSSF Program Overview (2026 county census)
  6. OSSF Overview, quoted and re-checked
  7. San Augustine County Culvert Placement Permit Application and Road & Bridge Culvert Policy, quoted and re-checked
  8. Zoning and County Permits plus Septic Systems Information, quoted and re-checked
  9. Texas law on county zoning and building authority
  10. Texas law on county zoning and building authority
  11. Zoning and County Permits plus Septic Systems Information (2026 county census)
  12. 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
  13. San Augustine County Culvert Placement Permit Application, quoted and re-checked
  14. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked
  15. San Augustine County Judge (co.san-augustine.tx.us)
  16. Angelina & Neches River Authority (ANRA) OSSF Program (co.san-augustine.tx.us)
  17. San Augustine County Road & Bridge Department (Commissioner's Office) (co.san-augustine.tx.us)
  18. Permits & Licensing, quoted and re-checked
  19. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  20. OSSF Overview, quoted and re-checked
  21. Share of land at 15% slope or less: Bolthole Index county data
  22. Wooded share of land: Bolthole Index county data
  23. Federal land share: Bolthole Index county data
  24. Annual precipitation: Bolthole Index county data
  25. Share of years in severe drought: Bolthole Index county data
  26. Average annual temperature: Bolthole Index county data
  27. Projected mid-century days at or above 100°F: 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. Population density: Bolthole Index county data
  30. Effective property tax rate: Bolthole Index county data
  31. Median property tax bill: Bolthole Index county data
  32. Typical home insurance premium: 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, San Augustine County has no countywide zoning.

RuleSan Augustine CountySabine CountyShelby CountyNacogdoches CountyAngelina CountyTyler CountyJasper County
Building permitNot requiredNot requiredNot requiredNot requiredNot requiredLimitedNot required
County zoningNoNoNoNoNoNoNo
Septic permitsANRACounty On-Site Sewer FacilitiesTCEQ Region 10County Env. ServicesANRATyler CountyANRA

County locator

San Augustine County in Texas

86
County map
San Augustine County highlighted among the Texas counties · colored by Index score

How San Augustine County scores

Seclusion69100% ev.
Self-Sufficiency69100% ev.
Admin Boringness92100% ev.
Durability55100% ev.
Property Autonomy71100% ev.
Carry Cost79100% 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 →

$179kTypical home
0.8%Property tax
$4,336Land / acre
54.8"Annual rain
13.9% of yrsSevere drought
24.5 / yr (+19.3)Mid-century 100°F days
18.9 daysMid-century dry spell
2.67" (+5.9%)Mid-century 1-day rain
1.42×Wildfire change factor
100%Forward climate coverage
$1,858Home insurance / yr
-1.2% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
11,374People within 30 min
1,188,483People within 2 hr
11,189Radius comparison (15 mi)
14.8People / sq mi
27.3%Federal land
98.6%Land at 15% slope or less
4.6%Soils rated "not limited" for septic (strict USDA rating)
13,202 acWorkable land screen
76.1%Wooded land
49.7 tonsBiomass / forest ac
66.3°FAvg temp

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Cities and towns in San Augustine 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: Town of Broaddus

Answers from the rulebook for San Augustine County

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

San Augustine County rules

  • Building permitNot required

    Building permits for construction in unincorporated areas of San Augustine County, Texas.

    • This claim does not address incorporated municipalities, which may impose their own requirements.
    • Other separate permits, including floodplain-development permits where applicable, may still apply.
    “The County of San Augustine does not require building permits or perform building inspections in any unincorporated areas of the county.”
  • Owner-builder exemption · follows from the permit answerNot needed

    Unincorporated San Augustine County: no county building permit is required, so there is no permit to be exempt from and you may build your own home. State licensing for electrical, plumbing and HVAC work may still apply.

    • This claim does not address incorporated municipalities, which may impose their own requirements.
    • Other separate permits, including floodplain-development permits where applicable, may still apply.
    “The County of San Augustine does not require building permits or perform building inspections in any unincorporated areas of the county.”
  • InspectionsNot required

    County building inspections in unincorporated areas of San Augustine County, Texas.

    • This claim does not address inspections required by other authorities or for separate regulatory programs.
    “The County of San Augustine does not require building permits or perform building inspections in any unincorporated areas of the county.”
  • Zoning districts · by state lawNo county rule

    Unincorporated San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.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 San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.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 San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.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 San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.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 San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.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 San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.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 San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.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 San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.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 San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.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 San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.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 San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.tx.us.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
    • For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
    “This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
  • Who permits septicLocal

    On-site sewage facilities in San Augustine County within the Angelina & Neches River Authority's OSSF jurisdiction.

    • The Authority's stated jurisdiction includes San Augustine County, Angelina County, and the Control Zone Rayburn around Sam Rayburn Reservoir.
    • The Control Zone Rayburn begins at the U.S. Army Corps of Engineers 179-foot elevation line and extends 2,000 feet outward.
    • If any part of a subdivision lies within the regulated zone, the entire subdivision is within the Authority's jurisdiction.
    • The Authority implements and enforces Texas OSSF rules within its jurisdiction.
    “regulate OSSF in Angelina County, San Augustine County”
  • Septic permitRequired

    On-site sewage facilities, including septic systems and holding tanks, in San Augustine County within the Angelina & Neches River Authority's OSSF jurisdiction.

    • The Angelina & Neches River Authority is the TCEQ authorized agent for OSSF regulation in San Augustine County.
    • A permit and approved plan are required to construct, alter, repair, extend, and operate an OSSF.
    • An OSSF may be exempt if it complies with applicable planning, construction, and installation standards; has a TCEQ-licensed Site Evaluator or Professional Engineer site evaluation; serves one single-family dwelling on a tract of at least 10 acres; does not create a nuisance or pollute groundwater; has all OSSF parts at least 100 feet from the property line; disposes effluent on the property; and is the tract's only dwelling.
    • Emergency repairs do not require a permit but must be reported in writing to the permitting authority within 72 hours after repairs begin.
    • A grandfathered OSSF may not require a permit if it was installed before the local authorized program or before September 1, 1989, whichever is earlier, is not creating a nuisance, does not need repair, and has not had a significant increase in use or other alteration.
    • Control Zone Rayburn begins at the U.S. Army Corps of Engineers 179-foot elevation line and extends 2,000 feet outward; where any part of a subdivision lies within that zone, the entire subdivision is within ANRA jurisdiction.
    • TCEQ approved an updated ANRA order with additional rules for ANRA's jurisdiction in November 2021.

    single-family residential OSSF total permit fee: 485 USD (Effective May 1, 2025; includes a $475 ANRA permit fee and $10 TCEQ fee.) · light non-single-family residential OSSF total permit fee: 610 USD (Effective May 1, 2025; light means three or fewer connected structures/buildings and no food preparation or higher-than-normal BOD/TSS concentrations or daily average flow.) · heavy non-single-family residential OSSF total permit fee: 1510 USD (Effective May 1, 2025; heavy means four or more connected structures, or food preparation, or higher-than-normal BOD/TSS concentrations or daily average flow.)

    “The issuance of OSSF permits are necessary to ensure that state and county regulations are met to promote public health, safety, and the general welfare of the environment, particularly our waterways. [...] The Authority is the Authorized Agent for the TCEQ to regulate OSSF in Angelina County, San Augustine County, and in the regulated zone around Sam Rayburn Reservoir, designated as the Control Zone Rayburn (CZR).”
  • Septic inspectionRequired

    Final construction inspection for an OSSF installed in the Authority's San Augustine County jurisdiction.

    • After construction, the installer must contact the Authority for a closing inspection within five days of installation.
    • The installer must request inspection from an Authority Authorized Agent at least five working days before the system will be ready for inspection, excluding holidays.
    • A License to Operate is issued only after the system is installed and the Authority Authorized Agent has performed the inspection.
    • If the installer does not request construction inspection within one year after Permit to Construct issuance, construction authorization expires and a new application and fee are required.
    • For aerobic systems, the installer must inspect the system every four months if the owner qualifies for the Single Family Residential exemption; otherwise the state requires an active service contract and annual testing.

    closing inspection request deadline: <= 5 days after installation · advance inspection request: >= 5 working days before inspection readiness (Monday-Friday, excluding holidays) · aerobic-system inspection frequency under Single Family Residential exemption: per 4 months (installer inspection; aerobic-system rules also require a first-two-years service contract)

    “closing inspection within five days of installation”
  • Off-grid sanitationLimited

    On-site sanitation using an OSSF where public sewer service is unavailable in the Authority's San Augustine County jurisdiction.

    • Off-grid sanitation is addressed through an OSSF, commonly a septic system, when public sewer is unavailable.
    • A permit to construct, alter, repair, extend, or operate the OSSF is required, subject to the stated exception for systems installed before the effective date of an applicable order, ordinance, or resolution in an area with an approved order, ordinance, or resolution dated before September 1, 1989.
    • A Permit to Construct must be obtained before installation, and a License to Operate follows completion and inspection.
    “typically used in rural locations where public sewer systems are not available”
  • Mandatory utility hookupSewer (with conditions)

    Property owners in the Authority's San Augustine County OSSF jurisdiction where public sewer service is available.

    • Connection to public sewer is required when public sewer service is available.
    • When public sewer is unavailable, the property owner must obtain an OSSF permit unless the stated pre-September 1, 1989 exception applies.
    “If public sewer service is available, a property owner must connect to the public sewer. If no public sewer is available, the property owner must obtain a permit to construct, alter, repair, extend, or operate an OSSF, unless the OSSF was installed before the effective date of the order, ordinance, or resolution in areas where the local governmental entity had an approved order, ordinance, or resolution dated before September 1, 1989.”
  • Driveway accessLimited

    Driveway access involving county ditches, roads, or rights-of-way in the county maintenance system.

    • A driveway access permit is required for covered driveway installations; the request may be made only by the property owner of the addressed property adjacent to the county ditch.
    • A driveway culvert is not required for a right-of-way with minimal drainage depth if the driveway follows the ditch contour and the finished surface is no higher than the ditch flow line as determined by the precinct Commissioner.
    • The rule does not apply to TXDOT rights-of-way or private roads because the County Department cannot set culverts there.
    • The County Commissioner must approve the location, pavement elevation, and grade into the grated inlet before private paving in the right-of-way.
    “Any right of way that has minimal depth for drainage will not be required to have a driveway culvert.”
  • Permit feesVariable (with conditions)

    San Augustine County driveway and culvert placement permits on county-maintained roads and rights-of-way.

    • The published application states an installation fee of $500.00 for the covered culvert permit.
    • Existing culvert replacement due to wear or natural damage is stated to be installed at no charge to the resident.
    • The property owner must provide the culvert, and the county accepts only reinforced concrete pipe or double-walled high-density polyethylene for new culverts.
    • The department cannot set culverts in TXDOT rights-of-way or on private roads.

    new culvert installation fee: 500 USD (The policy separately states that existing culvert replacement due to wear or natural damage is installed at no charge to the resident.)

    “*Instlation fee $500.00 payable to San Augustine County”
  • Permit processPublished (with conditions)

    County driveway extension and new driveway culvert installation permits.

    • Residents must call the Commissioner’s Office to initiate the permit process.
    • A work order is sent to the appropriate Commissioner for an on-site inspection to determine pipe diameter, number of inlets, and whether the culvert is the initial driveway.
    • After purchase and delivery of the culverts, the resident must complete permit information at the Commissioner’s Office and pay the installation fee.
    • Only money orders or cashier’s checks payable to the County of San Augustine are accepted; cash and personal or business checks are not accepted.
    • Installations are scheduled at the Commissioner’s convenience, weather permitting.
    • No work of any kind may start until a permit is issued.
    • The permit expires if no work commences within six months of issuance.

    permit commencement deadline: 6 months after issuance

    “No work of any kind may start until a permit is issued.”
    One more reviewed finding on this topic
    • Published (with conditions) — County driveway-access culvert permits for driveway extensions or new driveways on county-maintained roads and rights-of-way.
      “Residents requesting culvert installation for driveway extension or new driveway must call the Commissioner’s Office at (936)288-0128 to initiate the permit process.”
  • County-wide zoningAbsent

    The same signed county letter states that the Commissioners Court has not passed any ordinances regulating zoning; private subdivision restrictions may still apply.

    San Augustine County Judge - Zoning, County Permits, and Septic Systems Letter ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

  • 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:”
  • 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.”
  • 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 San Augustine 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 and lot-standard regulations within the incorporated City of San Augustine, Texas.

    • The cited city page identifies Ordinance 209 as covering Building Codes and Lot Standards.
    • The source does not identify the technical code edition or adoption date.
    • This claim does not extend to unincorporated county areas.
    “Until very recently the local ordinances were referred to by number. As examples, local Ordinance 209 for Building Codes and Lot Standards as well as Ordinance 278 for Mobile Homes and Travel Trailers are now incorporated into the Articles of Chapter Four (4) for the Master Codification.”
  • Local zoningPresent (with conditions)

    Land and property within the incorporated City of San Augustine, Texas, located in San Augustine County.

    • The cited city-code provision refers to current adopted zoning regulations; the applicable regulation depends on the city rule and property circumstances.
    • This claim does not establish county zoning in unincorporated areas.
    “Any property owner, tenant, or lessee who allows a peddler, itinerant vendor or solicitor to utilize their private property shall be responsible, for compliance with the current adopted zoning regulations of the city and giving consent for the use of said property.”

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 buildings in unincorporated San Augustine County, Texas.
  • Agricultural exemption — Agricultural exemption from county land-use, construction, or development requirements in San Augustine County.
  • Short-term rentals — Short-term rental regulation in San Augustine County.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in San Augustine County, Texas

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

San Augustine County scores 86/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost.

Do you need a building permit in San Augustine County, Texas?

San Augustine 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 Angelina & Neches River Authority (ANRA), TCEQ Authorized Agent for OSSF. 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 San Augustine County?

Living in an RV on your own land in San Augustine County is allowed: Unincorporated San Augustine County: no county rule sets this, because San Augustine 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.san-augustine.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 San Augustine County, Texas?

Land in San Augustine County runs about $4,336 per acre, based on the latest county data.

What is the water situation in San Augustine County?

San Augustine County gets about 54.8" of rain a year, with severe drought in roughly 13.9% of years.

How remote is San Augustine County?

A representative private-land location has about 11,374 people within a 30-minute drive and 1,188,483 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 San Augustine compares in Texas

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