Bexar County is not a county that issues nothing. Under Local Government Code ch. 233, subchapter C, the Fire Marshal’s Office issues building permits in unincorporated Bexar County for new commercial, public-accessible, and multi-family residential buildings, for pre-built buildings placed on a property, and for substantial improvements to existing buildings.
What it does not reach is single-family residential. The county states plainly that unless a residential building permit was issued voluntarily, it has no legal authority to regulate residential construction, conduct residential construction inspections, or issue a residential certificate of occupancy — and that most residential construction in unincorporated Bexar County was never built under a permit, so a residential CO simply does not exist for it.
Layered on top is San Antonio’s extraterritorial jurisdiction. Municipalities may enforce certain requirements in unincorporated county territory inside their ETJ, so a project can owe both county and city obligations — including a City of San Antonio stormwater review stamp on the county’s own verification form.
Covers unincorporated Bexar County. San Antonio and the suburban municipalities — Helotes, Leon Valley, Converse, Live Oak, Schertz, and others — permit inside their limits, and their ETJs reach into unincorporated territory. Confirm both the parcel and its ETJ status before filing.
The Permit Verification Form is the gate. Before the Fire Marshal will issue a building permit, the applicant completes the form — the first two pages of the Fire Marshal’s building permit application — and Public Works signs it to confirm that the required Public Works and Environmental Services permits, on-site drainage evaluation, military lighting compliance, and platting are obtained, complete, or in process. Submit stormwater and floodplain permits at least 45 days ahead to avoid waiting on them.
What requires a county permit in Bexar County?
Bexar County exercises real permitting authority, but only within the categories state law allows. The threshold question is always jurisdiction: if the property is inside a city or its ETJ, the city issues building permits, not the county. Mistaking that can render a permit request invalid.
The county’s own guidance warns that misjudging jurisdiction causes denials, and its Public Works permit set runs deep — stormwater quality, post-construction, floodplain development, right-of-way, and subdivision platting, each with its own fee and review clock.
County permit required
- New commercial and public-accessible buildings
- New multi-family residential buildings
- Pre-built buildings placed on a property
- Substantial improvement of an existing building
- Storm Water Quality permit where one or more acres of soil is disturbed
- Post Construction permit, concurrent with the SWQ permit
- Floodplain development permit
- Right-of-way permit for work in a county-maintained ROW
- Subdivision plat review where a plat is required but not recorded
Outside county authority
- Single-family homes, duplexes, and triplexes — no county building permit
- Residential construction inspections — no county authority
- Residential certificate of occupancy — the county does not issue one
- Anything inside a city limit — the city permits instead
Bexar County building department: who handles permitting
Bexar County Public Works issues permits for the unincorporated areas of the county from 1948 Probandt Street in San Antonio, and the Fire Marshal’s Office issues the building permit itself for the categories the county is authorized to reach.
The Fire Marshal’s application is an all-purpose form covering building construction permits, fire protection system permits, flammable liquid systems, construction-related work authorizations, fireworks stand permits, and key or gated access control systems. Its first page is the Public Works Authorization to Issue Building Permits, applicable to building construction and flammable liquids-related projects.
| Detail | Information |
|---|---|
| Building permits (commercial) | Bexar County Fire Marshal’s Office, under ch. 233 authority |
| Public Works Development Services | 1948 Probandt Street, San Antonio, TX 78214 |
| Public Works phone | (210) 335-0300 |
| Residential | No county authority to permit, inspect, or issue a CO |
| Storm Water Quality permit | $500; required at one or more acres disturbed; SWPPP required |
| Post Construction permit | $50 or $250 per the mitigation worksheet |
| Right-of-way permit | Required for work in county-maintained ROW; 15–30 day review |
| Inside a COSA ETJ | Also requires a City of San Antonio stormwater review stamp |
Sequence matters more here than in most counties. Submit the Site Development (stormwater) and floodplain development permits at least 45 days before submitting the Permit Verification Form to Public Works, or the form waits on approvals that have not landed yet.
Bexar County permits: record types and what each covers
Bexar County breaks the pattern most Texas counties follow. It exercises ch. 233 authority and genuinely issues building permits through the Fire Marshal — but only for new commercial, public-accessible, and multifamily buildings, pre-built placements, and substantial improvements. Single-family, duplex, and triplex construction sits entirely outside county authority. The records below are what the county actually administers.
What Bexar County actually issues
| Record | What triggers it | Who administers it | Notes |
|---|---|---|---|
| OSSF permit to construct | Installing, altering, repairing, or extending an on-site sewage facility where no public sewer is available | Bexar County / the applicable authorized agent | Required statewide; soil evaluation by a licensed site evaluator is part of the application |
| OSSF license to operate | Issued after the permit to construct requirements are met and the system passes inspection | Bexar County / the applicable authorized agent | Also triggered on transfer of ownership of an existing system |
| Floodplain development permit | Placing fill, setting a structure, or developing in or near a mapped special flood hazard area | County floodplain administrator | Substantial improvement and substantial damage rules attach to existing structures |
| Subdivision plat | Dividing land in the unincorporated county | Commissioners Court and county engineering | Road, drainage, and access standards apply |
| 911 address assignment | New structures and new access points needing an address | County addressing / emergency management | Usually a prerequisite for utility service |
| Right-of-way and driveway culvert | New or modified access onto a county road | County road and bridge / precinct | Culvert sizing set by drainage conditions |
| Water well registration | Drilling a water well | Edwards Aquifer Authority and the applicable groundwater district | Groundwater districts operate independently of the county |
| Storm Water Quality (SWQ) permit | One or more acres of soil disturbed, individually or as part of a common plan of development | Public Works Development Services | Set fee per the county schedule; SWPPP required; roughly 30 days first review, 15 on resubmittal |
| Post Construction permit | Submitted concurrently with the Storm Water Quality permit | Public Works Development Services | Tiered per the mitigation worksheet; reviewed concurrently |
| Permit Verification Form | Required before the Fire Marshal will issue a building permit | Public Works Development Services, 1948 Probandt | Confirms Public Works and Environmental Services permits, drainage, military lighting, and platting are resolved |
| Ch. 233 commercial / multifamily | New commercial, public-accessible, or multifamily buildings, and substantial improvements, where the county has adopted the authority | Commissioners Court | Scope is set by county order; confirm adoption before assuming it applies |
County reaches this
- On-site sewage facilities, everywhere in the state
- Floodplain development and substantial improvement
- Subdivision of land and county road access
- Addressing, and fire code where separately adopted
County generally does not
- Issue residential building permits in unincorporated areas
- Conduct residential construction inspections
- Issue a residential certificate of occupancy
- Enforce a residential building code absent a county order adopting one
Solar permits in Bexar County
In unincorporated Bexar County there is generally no county building permit for a residential rooftop or ground-mount photovoltaic system, because the county does not regulate residential construction. That is a jurisdictional fact rather than a green light: the electrical work still has to be performed by a TDLR-licensed electrician to code, and the utility still governs interconnection.
Utility interconnection is the real gate. The interconnecting utility — the wires company in deregulated territory, or the electric cooperative serving the parcel in much of rural East Texas — runs its own application, engineering review, and Permission to Operate process, and it is not waived by the absence of a county permit.
Under Tex. Prop. Code §202.010 a property owners' association cannot prohibit a solar energy device outright, and any dedicatory provision that does is void — but the statute preserves the association's right to require prior architectural approval and to impose placement and appearance conditions. Approval cannot be unreasonably withheld.
Inside San Antonio city limits the picture changes completely: the city permits solar like any other municipality. The jurisdiction question is the first question.
Roofing permits in Bexar County
A residential roof covering replacement in unincorporated Bexar County generally does not require a county permit, for the same reason: Texas counties have no general authority over residential construction outside city limits.
Two things still apply. If the structure sits in a mapped special flood hazard area, the county floodplain ordinance can reach the work through substantial improvement rules — and cumulative improvement value is what triggers them, so a reroof after other recent work can cross the threshold on its own. And commercial or multifamily buildings can fall under the county's Ch. 233 authority where it has been adopted.
Texas has no statewide product approval system and no central listing to check a roofing product against. Hail is the governing risk across East Texas, and impact-resistant Class 3 and Class 4 shingles carry insurance premium credits from most carriers. Under Tex. Prop. Code §202.011 a property owners' association cannot prohibit wind or hail resistant shingles, or shingles that improve energy efficiency.
Bexar County sits in South Central Texas at roughly 105 to 115 mph ultimate design wind speed under the codes regional cities adopt, well outside the designated catastrophe area and any TDI windstorm requirement. Hail governs. The overlay to watch here is not wind but the Edwards Aquifer recharge zone, which brings its own water quality obligations to site work.
Texas has no statewide building code and no statewide general contractor license. In the unincorporated county the practical compliance surface is the trades — TDLR for electrical and mechanical, the TSBPE for plumbing — plus the county's environmental and floodplain records, rather than a building department.
Bexar County permit cost and fees
Bexar County publishes fees per permit type rather than a single building permit fee. The Storm Water Quality permit is $500, the Post Construction permit is $50 or $250 depending on the mitigation worksheet, and right-of-way and floodplain permits carry their own fees. The Fire Marshal building permit fee is confirmed on contact.
Review clocks are the bigger budget item. Stormwater, post-construction, floodplain, and plat reviews run roughly 30 days on first submittal and 15 on resubmittal, and right-of-way runs 15 to 30 — and the Permit Verification Form sits behind all of them.
| Fee component | How it works |
|---|---|
| Fire Marshal building permit | Commercial, public-accessible, multifamily, substantial improvement |
| Storm Water Quality permit | $500 — one or more acres disturbed; 30 day first review |
| Post Construction permit | $50 or $250 per the mitigation worksheet; concurrent with SWQ |
| Floodplain development permit | Fee varies; 30 day first review, 15 day resubmittal |
| Right-of-way permit | Fee varies; 15–30 day review |
| Subdivision plat review | Required where a plat is required but not recorded |
Planning a commercial build in unincorporated Bexar County? Send us the parcel and scope and we’ll map the permit set, the ETJ overlay, and a realistic sequence — including the 45-day stormwater lead time.
Bexar County trade permits
Bexar County does not run a residential trade permit program, because it has no residential construction authority. On commercial work within county jurisdiction, trade requirements attach through the Fire Marshal’s permit and the fire protection and flammable liquids records rather than through a county trade permit desk.
Electrical
No county residential permit. TDLR licensure applies regardless, and commercial work runs through the Fire Marshal permit set.
Plumbing
No county residential permit for interior plumbing. On-site sewage facilities are permitted where no public sewer is available.
Fire protection systems
Permitted by the Fire Marshal’s Office through the same all-purpose application as building construction.
Flammable liquid systems
A distinct Fire Marshal record, with the Public Works Authorization page applying to these projects as well as building construction.
Bexar County permit application: how to apply step by step
Establish whether the property is in unincorporated Bexar County or inside a city or its ETJ. If it is inside a city or ETJ, the city issues the building permit. Mistaking this causes denial or invalidation.
Commercial, public-accessible, multifamily, pre-built placement, and substantial improvement fall under ch. 233. Single-family, duplex, and triplex do not.
Submit the Site Development and floodplain development permits at least 45 days before the Permit Verification Form. Stormwater requires an SWPPP and runs about 30 days on first review.
If a plat is required but not recorded, Development Services must review the plat materials for conflicts with proposed buildings and easements. Confirm exterior lighting compliance within five miles of a military installation.
Fill out the first two pages of the Fire Marshal application and submit to Public Works at 1948 Probandt for signature. Inside a COSA ETJ, also obtain the city stormwater review stamp.
With the signed verification form and supporting records, file for the building permit and proceed through the Fire Marshal’s inspection requirements.
Inspections in Bexar County
Bexar County conducts no residential construction inspections and issues no residential certificate of occupancy — it has no legal authority to do either. For most homes in unincorporated Bexar County, no permit history and no CO exists at all.
On commercial, public-accessible, and multifamily work within county jurisdiction, inspection requirements attach through the Fire Marshal’s permit and the associated fire protection and flammable liquid records.
Stormwater and post-construction obligations continue after construction. The Post Construction permit exists precisely because mitigation requirements survive the build, tied to impervious cover above the target threshold.
Bexar County permit search and official resources
- Bexar County — building permits
- Bexar County — permits and applications
- Bexar County — Public Works permit verification guidance
- Bexar County — flood development permits
- Texas Department of Licensing and Regulation
Frequently asked questions
Who issues building permits in Bexar County?
No one, for general residential construction in unincorporated areas — Bexar County has no adopted residential building code and no building inspection program. The records that do apply are administered separately: on-site sewage through Bexar County / the applicable authorized agent, floodplain development through the county floodplain administrator, plats through Commissioners Court, and road access through the precincts. Inside San Antonio city limits, the city permits normally.
How do I get a permit in Bexar County?
Start by confirming the parcel is actually unincorporated, because that single question changes everything and a mailing address will not answer it. If it is, work the records the county does issue rather than looking for a building permit: septic first, since it constrains siting and carries the longest lead time, then floodplain, plat, addressing, and road access as the project triggers them.
What codes apply in Bexar County?
Texas has no statewide building code, and Bexar County has not adopted one for unincorporated areas, so no building code is enforced there. State rules still govern on-site sewage facilities, and the county’s floodplain ordinance governs development in mapped flood hazard areas. Trade work remains subject to state licensing through TDLR and the TSBPE. Inside city limits, the municipality’s adopted codes apply in full.
Does Bexar County issue building permits?
Yes, but only within the categories state law allows. A building permit is required in unincorporated Bexar County any time a new building is constructed for commercial, public-accessible, or multi-family residential purposes; when a pre-built building is placed on a property; or when an existing building undergoes a substantial improvement. It does not apply to single-family homes, duplexes, or triplexes. The county draws this authority from Texas Local Government Code Title 7, Chapter 233, Subchapter C.
Can I get a residential certificate of occupancy in Bexar County?
Generally no. Unless a residential building permit was issued on a voluntary basis, the county has no legal authority to regulate residential construction, conduct residential construction inspections, or issue a residential certificate of occupancy. The county notes that in unincorporated Bexar County, most residential construction was not built under a residential permit, so a residential certificate of occupancy does not exist for it. That is worth knowing before a sale or refinance where a buyer or lender asks for one.
What if my property is in the San Antonio ETJ?
Then you may owe both. Under state law municipalities can enforce certain requirements in unincorporated county areas that fall within their extraterritorial jurisdiction, so in addition to meeting county construction requirements you should confirm with City of San Antonio Planning and Development Services what city requirements apply. Concretely, inside the COSA ETJ you also need a stamp on the Permit Verification Form and site plan from City stormwater review staff. The same logic applies to the Helotes ETJ and other municipal ETJs in the county.
Do I need a permit to install solar panels in Bexar County?
Yes. Photovoltaic installations in Bexar County are permitted under a dedicated solar record type reviewed on both a structural and an electrical track. Solar thermal — passive water and pool heating — is a separate record. Under Tex. Prop. Code §202.010 a homeowners' association cannot ban a solar energy device outright, but it may still require prior architectural approval and impose reasonable placement conditions, so run the HOA submittal alongside the permit. Since September 1, 2025, Tex. Local Gov't Code §247.0025 (SB 1202) also permits third-party plan review and inspection of home backup power installations — generators and energy storage for one- and two-family dwellings at 600 volts or less — in place of jurisdiction review. Utility interconnection and Permission to Operate still run in parallel.
Does a roof replacement require a permit in Bexar County?
Yes, in most cases. A roof covering replacement requires a permit in most Texas municipalities including Bexar County, though minor repairs can fall below the local threshold. Texas has no statewide product approval system and no central product listing, so compliance runs against the locally adopted code edition and its local amendments. Hail rather than wind is the governing risk inland, and Tex. Prop. Code §202.011 bars an HOA from prohibiting wind or hail resistant shingles.
What is the difference between a residential and a commercial permit in Bexar County?
In a Texas county it is the difference between no county jurisdiction and possible county jurisdiction. Residential construction in unincorporated Bexar County is largely outside county authority. New commercial, public-accessible, and multifamily buildings, plus substantial improvements, are the categories Local Government Code ch. 233 lets a county reach — but only where Commissioners Court has adopted that authority, so confirm it rather than assuming.
Do trade permits need to be pulled separately in Bexar County?
Not in unincorporated Bexar County — there is no county trade permit program and no county trade inspection. Electrical, plumbing, and mechanical work should still be performed by contractors licensed through TDLR and the TSBPE, and the septic connection is permitted and inspected separately. Inside city limits, trade permits work normally.
What happens if I file under the wrong permit type in Bexar County?
Because Bexar County does not run a building permit program, the more common failure is filing nothing at all — assuming that no building permit means no requirements, and missing the septic, floodplain, plat, or addressing record the project actually triggered. Those are enforced, and unwinding them after construction is materially harder than filing them in order.
Can I apply for all Bexar County permit types online?
Largely no. Bexar County administers its permits through county offices rather than a unified portal, with Public Works Development Services at 1948 Probandt handling stormwater, floodplain, right-of-way, and the Permit Verification Form, and the Fire Marshal’s Office issuing the building permit. The county publishes applications and guidance documents online, but the process is document- and counter-driven rather than portal-driven.
Simplify Bexar County permitting with Alliance Permitting
A county that genuinely permits commercial work, a verification form that gates the building permit behind four other approvals, a 45-day stormwater lead time, a military lighting court order, and an ETJ overlay that can pull City of San Antonio review into a county project — Bexar is the most procedurally involved county in this series. Alliance Permitting is a permit expediter for Bexar County: we sequence the permit set so the verification form is not waiting on anything.
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Alliance Permitting is a permit documentation and submission company: we prepare your paperwork, file it correctly, and coordinate with the authority having jurisdiction through issuance. We are not a contractor and do not perform licensed plan review or inspections; that work stays with your team and the jurisdiction.
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This guide is provided by Alliance Permitting for general informational purposes and reflects publicly available information believed accurate as of July 2026. Permit requirements, fees, and processes change; always confirm current details with Bexar County Public Works and the Bexar County Fire Marshal’s Office before filing. This is not legal advice.