Building permits, zoning and land rules in Tom Green County, Texas
51Index Score / 100 #135 of 254 in Texas
Unincorporated Tom Green County, Texas appears not to require a county building permit for a home: the county's published regulations cover subdivision platting, septic, roads and drainage, and floodplain development, and we found no county building-permit program1. Unincorporated land has no county zoning2, while the City of San Angelo runs its own zoning and building codes inside city limits34. Septic permits and inspections come from Tom Green County Environmental Health for every system outside incorporated cities like San Angelo56.
At a glance
Building permit
No county building permit found in unincorporated Tom Green County; the county's regulations cover septic, floodplain, roads/drainage and subdivision platting1
Zoning
None in unincorporated areas; the City of San Angelo has its own zoning ordinance and Zoning Board of Adjustment23
Septic permits
Off-grid sanitation may use an OSSF, but Environmental Health must permit and inspect it; tracts of 10 acres or more are not exempt578
Floodplain permit
Required for new development and substantial improvements in regulated, mapped floodplains, administered by Environmental Health9
Driveway / road-cut permit
Required through the county precinct commissioner; $100 for commercial driveway access, $500 for a county road cut, valid one year1011
RV, tiny home and minimum home size
No county rule, since the county has no zoning; subdivision lot sizes and septic permits still apply2
Manufactured home rental communities
Need a county-approved Infrastructure Development Plan before construction, with at least 60 feet of public-road frontage; utilities can't connect without a county Certificate of Compliance1213
Septic soil difficulty
Only 5% of county soils are free of severe limits for a conventional septic drain field14
Receives payment and completed applications for driveway access and county road-cut permits, and files approved subdivision plats and manufactured-home-rental-community applications
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 Tom Green 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 Tom Green County, Texas?
Unincorporated Tom Green County appears not to require a county building permit for an ordinary single-family home, cabin, barn or shop. The county's published regulations list subdivision platting, on-site sewage (OSSF), roads and drainage, and floodplain development as its areas of authority, and we found no county building-permit rule or procedure1. Because no official county page states this outright, confirm with Tom Green County Environmental Health before you design around it6. Three county permits can still apply to a given parcel: an OSSF permit if you need septic, a floodplain development permit if you are in a regulated, mapped floodplain, and a driveway or road-cut permit if you access a county road5910. Inside the incorporated City of San Angelo the picture is different: the city has its own zoning and has adopted the 2021 International Building and Residential Codes and administers its own zoning through a Zoning Board of Adjustment, so land inside city limits follows city rules, while septic permits outside city limits still come from the county4315.
Who handles septic, floodplain and driveway permits in Tom Green County, and how do you reach them?
For septic and floodplain permits, contact Tom Green County Environmental Health at the Edd B. Keyes Building, 1st Floor, 113 W Beauregard Ave, San Angelo, Texas 76903, 325-658-10386. For a driveway access or county road-cut permit, the application goes to your precinct commissioner for a site visit, and the completed, approved permit and payment are then turned in to the Tom Green County Clerk's Real Estate Section1610. Subdivision plats and manufactured-home-rental-community Infrastructure Development Plans also go through that same Real Estate Section process before Commissioners Court approval and filing1617. If your land instead sits within the City of San Angelo's extraterritorial jurisdiction under its annexation plan, the county directs applicants to file with the City of San Angelo Planning Department instead18.
Does Tom Green County have zoning?
Unincorporated Tom Green County has no county zoning ordinance, so the county sets no zoning district, minimum dwelling size, zoning setback, lot-coverage limit or building-height limit2. Texas counties have no general zoning power over unincorporated land19. The City of San Angelo administers its own zoning ordinance inside city limits3. Subdivision rules still set lot sizes in unincorporated Tom Green County: lots need at least a half acre with public water and at least 1 acre without public water2021.
How do septic permits work in Tom Green County?
Off-grid sanitation is allowed through an on-site sewage facility in Tom Green County's OSSF jurisdiction, but Environmental Health must permit and inspect the system before issuing a permit to operate87. The county's jurisdiction excludes incorporated cities and areas already regulated under an existing rule15. Tom Green County does not exempt properties of 10 acres or more from OSSF permitting, so tract size does not remove the local permit and inspection requirement5. Soils make early planning worthwhile: only 5% of county soils are free of severe limits for a conventional drain field, so arrange the site evaluation before settling on a homesite or house plan14.
Can you live in an RV or tiny home on your land in Tom Green County?
On an individual parcel in unincorporated Tom Green County, the county has no zoning ordinance that restricts temporary camping or tiny-home occupancy or sets a minimum dwelling size2. Sanitation is separate: an off-grid OSSF still needs a county permit and inspection, and tracts of 10 acres or more receive no local exemption8. RV parks and manufactured-home rental communities follow a different path, including a Commissioners-Court-approved Infrastructure Development Plan before construction and a county Certificate of Compliance before utilities connect1213. A development in the City of San Angelo annexation-plan portion of the ETJ instead files with the city Planning Department18.
How do you build a home in Tom Green County, step by step?
First, check FEMA flood maps; development in a regulated, mapped floodplain needs a permit through Environmental Health69. Second, confirm the tract was lawfully divided. The agricultural plat exception applies when land is primarily for agricultural use and the daughter tract is greater than 100 acres; septic, floodplain, road, access, and health rules can still apply22. Third, arrange a septic site evaluation, since only 5% of county soils are free of severe limits for a conventional drain field, then apply to Environmental Health for the required OSSF permit1465. Fourth, handle county-road access through the precinct commissioner or state-highway access through TxDOT1023. Finally, build: we found no county building-permit review for an ordinary home outside these permit categories, so confirm that with Environmental Health first16.
What should you check before you buy land in Tom Green County?
Check the water plan before buying: in a regulated subdivision, the minimum lot is a half acre with public water and 1 acre without it2021. Annual precipitation is about 22.6 inches, and severe drought occurs in 18.3% of years2425. Only 5% of county soils are free of severe limits for a conventional septic drain field, so make an acceptable OSSF site part of the purchase decision14. Check flood maps and legal access, and verify that any recent land division was properly platted or qualifies for a specific exception926. Typical effective property tax is about 1.4%, with a median annual bill near $2,5232728.
Watch-outs
No official Tom Green County page states outright whether the county requires a residential building permit or has a zoning ordinance, an owner-builder exemption, a certificate of occupancy or a building-inspection schedule; confirm with Environmental Health before assuming a rule either way629.
Tom Green County does not exempt 10-acre-or-larger tracts from septic permitting, unlike the statewide default some buyers expect from other Texas counties — budget for an OSSF permit regardless of how large your tract is5.
Short-term rentals in unincorporated Tom Green County are not addressed by any official county source we found; confirm with the county before assuming a use is allowed6.
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.
Tom Green County highlighted among the Texas counties · colored by Index score
How Tom Green County scores
Seclusion68100% ev.
Self-Sufficiency1796% ev.
Admin Boringness8290% ev.
Durability59100% ev.
Property Autonomy71100% ev.
Carry Cost79100% ev.
Evidence strength: 97%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →
$234kTypical home
1.4%Property tax
$2,271Land / acre
22.6"Annual rain
18.3% of yrsSevere drought
45.7 / yr (+30.5)Mid-century 100°F days
31.3 daysMid-century dry spell
1.69" (+6.9%)Mid-century 1-day rain
1.31×Wildfire change factor
100%Forward climate coverage
$2,249Home insurance / yr
-0.5% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
171,618People within 2 hr
21,904Radius comparison (15 mi)
78.2People / sq mi
3%Federal land
97.5%Land at 15% slope or less
5%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Tom Green 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.
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Tom Green County rules
Zoning districts · by state lawNo county rule
Unincorporated Tom Green County: no county rule sets this, because Tom Green 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 tomgreencountytx.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 Tom Green County: no county rule sets this, because Tom Green 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 tomgreencountytx.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
Lots in unincorporated Tom Green County subdivisions without a public water supply
Applies to subdivisions governed by the county subdivision regulations.
The regulations also state that subdivisions within the statutory ETJ of cities, towns, and villages are subject to interlocal agreements; a Division within the City of San Angelo ETJ is subject to City of San Angelo ordinance requirements.
The regulations limit subdivisions to a maximum of 200 homes unless a variance is granted by the County Commissioners Court.
minimum lot area: 1 acre (subdivisions that do not have a public water supply)
“SECTION XIII Subdivision Design Requirements Subdivisions will be limited to a maximum of 200 homes regardless of the number of replats or sections unless a variance is granted by the County Commissioners Court. 1) Lots a) Minimum Lot Area: i) The minimum Lot area for subdivisions which have a public water supply shall be one-half Acre; and ii) The minimum Lot area for subdivisions that do not have a public water supply shall be one acre.”
One more reviewed finding on this topic
Specified — Lots in unincorporated Tom Green County subdivisions with a public water supply
“public water supply shall be one-half Acre”
Setbacks · by state lawNo county rule
Unincorporated Tom Green County: no county rule sets this, because Tom Green 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 tomgreencountytx.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 Tom Green County: no county rule sets this, because Tom Green 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 tomgreencountytx.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 Tom Green County: no county rule sets this, because Tom Green 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 tomgreencountytx.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 RVLimited
RV-park or manufactured-home-rental-community occupancy administered through Tom Green County's subdivision and infrastructure-development-plan process.
The official county application identifies a Manufactured Home Rental Community Infrastructure Development Plan (IDP) process and the county Environmental Health page lists a Subdivision of Land/Manufactured Home Rental Community (RV Park) application.
A proposed development in the City of San Angelo annexation-plan portion of the ETJ must be filed with the City of San Angelo Planning Department instead of continuing the county application.
The application requires a development/suitability study under 30 TAC Chapter 285.4(c), written water-system notification, 911 addressing approval, and review and approval by the respective County Commissioner before submission to the County Clerk and Commissioners Court.
Septic-system, subdivision, and floodplain requirements remain applicable.
“Subdivision of Land/Manufactured Home Rental Community (RV Park) Application (PDF) Plat 05/2025”
Camping on your land · by state lawNo county rule
Unincorporated Tom Green County: no county rule sets this, because Tom Green 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 tomgreencountytx.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 Tom Green County: no county rule sets this, because Tom Green 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 tomgreencountytx.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 homesLimited
Manufactured-home occupancy in a manufactured-home rental community regulated by Tom Green County.
An Infrastructure Development Plan is required for all manufactured-home rental communities as defined in Texas Local Government Code Section 232.007.
The development must have at least 60 feet fronting a previously dedicated public street or roadway, and access roads to individual rental spaces must comply with county subdivision regulations except that 20-foot-wide roadways are allowed.
Construction may not begin before the Commissioners Court approves the Infrastructure Development Plan.
Utilities may not be provided to the community or a manufactured home in the community unless the owner provides the utility with a county-issued Certificate of Compliance.
The county must approve or reject the Infrastructure Development Plan in writing no later than the 60th day after submission; failure to reject within that period constitutes approval.
Plat-review and inspection fees are required under the Tom Green County subdivision rules; water-supply and wastewater facilities must comply with the cited state rules, including 30 TAC Chapter 285 for onsite sewage facilities.
minimum public-road frontage: >= 60 feet · individual-space access-road width: >= 20 feet (The regulations expressly allow 20-foot-wide roadways as an exception to the subdivision-regulation road standard.) · Infrastructure Development Plan decision deadline: <= 60 days (Failure to reject within the prescribed period constitutes approval.)
“In accordance with Local Government Code Section 232.007, an Infrastructure Development Plan (lOP) is required for all manufactured home rental Communities, as defined in Section 232.007, Local Government Code .”
Accessory dwellings · by state lawNo county rule
Unincorporated Tom Green County: no county rule sets this, because Tom Green 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 tomgreencountytx.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 regulation and permitting in Tom Green County, except areas within incorporated cities or areas regulated under an existing rule.
The County enforces TCEQ state OSSF regulations through a county OSSF ordinance.
The county OSSF order states that its rules apply to all area in Tom Green County except areas regulated under an existing rule and areas within incorporated cities.
“We enforce the TCEQ state regulations on On-Site Storage Facilities (OSSF). We have an OSSF ordinance that gives us the authority to enforce the TCEQ rules.”
Septic permitRequired
All on-site sewage facilities in the Tom Green County OSSF jurisdiction.
Properties of 10 acres or greater are not excluded from the permitting process.
The county order applies except in areas regulated under an existing rule and areas within incorporated cities.
A permit to operate is granted following successful inspection of the installed system.
“Tom Green County does not exclude properties of 10 acres or greater from the permitting process. All on-site sewage facilities in Tom Green County must be permitted and inspected by the authorized agent.”
Septic inspectionRequired
On-site sewage facilities in the Tom Green County OSSF jurisdiction.
All on-site sewage facilities must be inspected by the authorized agent.
The county order applies except in areas regulated under an existing rule and areas within incorporated cities.
The OSSF inspector must be certified by TCEQ.
“All on-site sewage facilities in Tom Green County must be permitted and inspected by the authorized agent.”
Off-grid sanitationAllowed (with conditions)
On-site sewage facilities used for sanitation where no public sewer connection is used, within the Tom Green County OSSF jurisdiction.
The OSSF must be permitted and inspected by the authorized agent.
The permit-to-operate is granted following successful inspection of the installed system.
Properties of 10 acres or greater are not exempt from permitting.
The county order excludes areas within incorporated cities and areas regulated under an existing rule.
“Any permit issued for an on-site sewage facility within the jurisdictional area ofTom Green County, Texas must comply with the Rules adopted in Section 8 of this Order.”
Mandatory utility hookupWater and sewer (with conditions)
Manufactured home rental communities and manufactured homes in communities subject to a Tom Green County Infrastructure Development Plan.
The infrastructure development plan must describe water and sewer facilities to be constructed or installed and include certification that those facilities comply with the regulations.
Letters from water and wastewater utilities confirming service commitment, availability, and utility-easement approval are required with the infrastructure development plan.
Utilities may not provide water or sewer service until the owner provides the County-issued Certificate of Compliance.
The rule also expressly applies to gas and electric services.
“A Utility may not provide utility services, including water, sewer, gas and electric services to a Manufactured Home Rental Community subject to an lOP or to a manufactured home in the community unless the owner provides the utility with a copy of the Certificate of Compliance issued by the County.”
Agricultural exemptionAvailable (with conditions)
Agricultural land divisions in unincorporated Tom Green County where a daughter tract is created
A final plat or replat is not required when the land is primarily for Agricultural Use and the daughter tract created by division is greater than 100 acres.
The regulations separately provide the same greater-than-100-acre exception for Farm, Ranch, Wildlife Management, or Timber Production use.
The agricultural exemption is an exception to the plat requirement; other county requirements, including applicable septic, floodplain, roadway, access, and health requirements, may still apply.
“SECTION X Exceptions to Plat Requirements 1) Except that a Final Plat or a Replat shall not be required if any of the following conditions exist: a) The land is primarily for Agricultural Use and the area of a Daughter Tract created by Division is greater than 100 Acres; or b) The land is for Farm, Ranch, Wildlife Management, or Timber Production use and the area of a Daughter Tract created by Division is greater than 100 Acres;”
Subdividing landRegulated (with conditions)
Subdivision and re-subdivision of land outside the legal jurisdiction of incorporated cities and towns in Tom Green County
A final plat or replat is required when a parent or daughter tract is divided into two or more parts, or when a subdivision lays out lots, streets, alleys, squares, parks, or other parts for public use, adjacent lot owners, purchasers, or others.
The County Clerk will not accept a subdivision plat for recordation unless plat improvements are completed and evidenced, or a performance agreement with an engineer-signed cost estimate and letter of credit, bond, or cash is provided.
Subdivisions within the statutory ETJ of cities, towns, and villages are subject to interlocal agreements; divisions within the City of San Angelo ETJ are subject to City of San Angelo ordinance requirements.
The regulations contain exceptions to plat requirements, including agricultural or farm, ranch, wildlife-management, or timber-production daughter tracts greater than 100 acres, and other specified divisions.
“A Final Plat or a Replat shall be required”
Driveway accessLimited
Driveway access applications handled through the Tom Green County Driveway Access Permit form.
The form requests the site address, precinct, subdivision status, acreage or survey, and proposed residential or commercial construction.
The permit is valid for one year from the application date or until approval by the Precinct Commissioner or designee, whichever occurs first.
The form does not state that every driveway in the county requires this permit.
permit validity: 1 year (or upon approval of Precinct Commissioner or designee, whichever occurs first)
“Permit is valid for one year from date of application or upon approval of Precinct Commissioner or designee whichever occurs first.”
Building in a floodplainRequired
New development and substantial improvements in regulated, mapped floodplains administered by Tom Green County.
The county is in the National Flood Insurance Program (NFIP).
The county uses flood maps to determine required elevation for new construction.
The county states that non-residential development may be floodproofed.
Authority is identified as the FEMA flood-damage-prevention ordinance and 44 CFR.
“Floodplain Permits We regulate new development and substantial improvements in the regulated, mapped floodplains.”
Permit feesPublished (with conditions)
County driveway-access and road-cut permits in Tom Green County.
The published amounts apply specifically to commercial driveway access and county road cuts.
The permit document does not state an amount for every driveway or development permit category.
commercial driveway access fee: 100 USD · county road cut fee: 500 USD · permit validity: one year from date of application or approval, whichever occurs first
“COMMERCIAL DRIVEWAY ACCESS FEE: $100 COUNTY ROAD CUT FEE: $500”
Permit processPublished (with conditions)
Subdivision-of-land and manufactured-home/rental-community infrastructure applications in the county-administered area of Tom Green County.
If the location is within the City of San Angelo annexation-plan portion of the ETJ, the application directs the applicant to file the plat with the City of San Angelo Planning Department.
The application requires plat-review materials, including a plat, a suitability study under 30 TAC Chapter 285.4(c), water-system notification, 911 notification, and commissioner review.
After plat-review approval, the application and proper payment go to the County Clerk and may be placed on the Commissioners Court agenda.
After Commissioners Court approval, the approved plat must be filed with the County Clerk before selling lots.
An additional filing fee is due at filing.
“All items must be completed and payment made to the Tom Green County Clerk Real Estate Section prior to placement on the Commissioners Court Agenda.”
One more reviewed finding on this topic
Partial — County-administered environmental-health permits and subdivision-related review in Tom Green County.
“Septic Systems Permits and Inspections [...] Subdivision Reviews [...] Floodplain Permits [...] Food Establishment Inspections”
County-wide zoningAbsent
The county's regulatory authority (Local Government Code sec. 232.001 subdivision, TCEQ OSSF agent, roads/drainage, floodplain) does not include zoning; Texas counties have no general zoning power over unincorporated land, which is unzoned outside cities like San Angelo.
Industrialized housing or buildings installed in Texas, including purchasers or lessees acquiring a unit for their own or their company’s use.
A person purchasing or leasing an industrialized house or building for their own use or their company’s use may file for an installation permit instead of registering as an industrialized builder.
A person responsible for assembly, connection, and on-site construction for persons other than themselves must be registered as an industrialized builder.
Municipalities may require applicable local permits and licenses before construction begins when the municipality regulates the installation.
“A person who is a retailer of industrialized housing or buildings, or who is responsible for the assembly, connection, and on-site construction and erection of an industrialized house or building for persons other than themselves, must be registered as an industrialized builder. Subcontractors do not require the registration unless required by other applicable state laws. For example, electricians, HVAC contractors, and plumbers must be licensed in accordance with the applicable state law. If you are purchasing or leasing an industrialized house or building for your own use, or your company's use, you may file for an installation permit in lieu of registering as an industrialized builder.”
Owner-builder exemptionConditional
An owner performing electrical, plumbing, or air-conditioning and refrigeration work on the owner's own residence or homestead in Texas.
Electrical work is exempt from state electrician licensing when performed on a dwelling the person owns and resides in.
Plumbing is exempt from state plumbing licensing when performed by the property owner in the property owner's homestead.
Air-conditioning and refrigeration contracting is exempt from the applicable state registration requirements when performed in a building owned solely by the person as the person's home.
These exemptions do not establish a blanket exemption for every construction trade or contractor-regulated activity.
“A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed as electricians.”
One more reviewed finding on this topic
Conditional — Electrical work on a dwelling owned and occupied by the property owner in Texas.
“A person who perform electrical work on a dwelling that they own and reside in is not required by the state to be licensed”
Building code adoptedPartial
Industrialized housing and buildings, modules, and modular components governed by the Texas Industrialized Housing and Buildings program.
The mandatory state code adoption applies to industrialized housing and buildings, modules, and modular components, not all construction statewide.
The effective date is July 1, 2024.
The International Existing Building Code applies to alterations of portable industrialized buildings.
Manufacturers already certified for Texas must have design-package documents reviewed and approved to the new editions with an approval date on or after July 1, 2024, unless the manufacturer elected to transition before the effective date under Department rule 70.70(a)(5)(B).
Construction begun on or after July 1, 2024 must comply with the new code editions and approved design packages.
Construction begun before July 1, 2024, or before a manufacturer's effective transition date, must meet the stated completion, inspection, and labeling deadline to remain eligible for a Texas decal.
effective date: 2024-07-01 · International Building Code: 2021 Edition (including appendices C, F, and K) · International Residential Code: 2021 Edition (including appendices AG, AH, AK, AP, AQ, and AT) · International Fuel Gas Code: 2021 Edition · International Mechanical Code: 2021 Edition · International Plumbing Code: 2021 Edition · International Energy Conservation Code: 2015 Edition · National Electrical Code: 2020 Edition · International Existing Building Code: 2021 Edition (for alterations of portable industrialized buildings)
“July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
One more reviewed finding on this topic
Partial — Industrialized housing and buildings, modules, and modular components built for Texas under the Industrialized Housing and Buildings program.
“Effective July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
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 Tom Green 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 within the City of San Angelo, Tom Green County, Texas.
The cited page identifies these as the current codes adopted by the City of San Angelo.
International Building Code edition: 2021 · International Existing Building Code edition: 2021 · International Energy Conservation Code edition: 2021 · International Fire Code edition: 2021 · International Fuel Gas Code edition: 2021 · International Mechanical Code edition: 2021 · International Plumbing Code edition: 2021 · International Residential Code edition: 2021 · International Swimming Pool Code edition: 2021 · National Electric Code edition: 2020
“Below are the current codes adopted by the City of San Angelo: 2021 IBC (International Building Code) 2021 IEBC (International Existing Building Code) 2021 IECC (International Energy Conservation Code) 2021 IFC (International Fire Code) 2021 IFGC (International Fuel Gas Code) 2021 IMC (International Mechanical Code) 2021 IPC (International Plumbing Code) 2021 IRC (International Residential Code) 2021 ISPSC (International Swimming Pool Code) 2020 NEC (National Electric Code)”
One more reviewed finding on this topic
Adopted (with conditions) — Building-code adoption within the City of San Angelo.
“Below are the current codes adopted by the City of San Angelo: 2021 IBC (International Building Code) 2021 IEBC (International Existing Building Code) 2021 IECC (International Energy Conservation Code) 2021 IFC (International Fire Code) 2021 IFGC (International Fuel Gas Code) 2021 IMC (International Mechanical Code) 2021 IPC (International Plumbing Code) 2021 IRC (International Residential Code) 2021 ISPSC (International Swimming Pool Code) 2020 NEC (National Electric Code)”
Local zoningPresent (with conditions)
Land within the municipal limits of the City of San Angelo, Tom Green County, Texas.
The cited 2026 ordinance states an effective date of May 19, 2026.
The ordinance provides that legally established pre-existing land uses or structures are not invalidated, restricted, or impaired by the ordinance, while enlargements, expansions, or extensions must comply with Article 6 of the Zoning Ordinance.
“The Zoning Board of Adjustment was established to consider variances, special exceptions and appeals to the standards established in the zoning ordinances.”
One more reviewed finding on this topic
Present (with conditions) — Zoning within the City of San Angelo, Tom Green County, Texas.
“The Zoning Board of Adjustment was established to consider variances, special exceptions and appeals to the standards established in the zoning ordinances.”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Inspections — Building-code inspections for new residential construction in unincorporated Tom Green County.
Certificate of occupancy — Certificate-of-occupancy requirements for residential construction in unincorporated Tom Green County.
Short-term rentals — Short-term rental regulation in Tom Green 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 Tom Green County, Texas
Is Tom Green County a good place to live off-grid or homestead?
Tom Green County scores 51/100 on the Bolthole Index, a solid county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost. Watch-outs: thin water margin (22.6″/yr rainfall).
Do you need a building permit in Tom Green County, Texas?
Tom Green 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 Tom Green County Environmental Health (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 Tom Green County?
Living in an RV on your own land in Tom Green County is limited to specific cases: RV-park or manufactured-home-rental-community occupancy administered through Tom Green County's subdivision and infrastructure-development-plan process. The official county application identifies a Manufactured Home Rental Community Infrastructure Development Plan (IDP) process and the county Environmental Health page lists a Subdivision of Land/Manufactured Home Rental Community (RV Park) application. A proposed development in the City of San Angelo annexation-plan portion of the ETJ must be filed with the City of San Angelo Planning Department instead of continuing the county application. A tiny home is allowed. Confirm with the county before relying on it.
How much does land cost in Tom Green County, Texas?
Land in Tom Green County runs about $2,271 per acre, based on the latest county data.
What is the water situation in Tom Green County?
Tom Green County gets about 22.6" of rain a year, with severe drought in roughly 18.3% of years.
How remote is Tom Green County?
A typical private-land location has about 21,904 people within 15 miles and 561,661 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.
