Burnet County’s building permit is not a code permit. Like most Texas counties it has no adopted residential building code and no building inspection program for unincorporated areas. What it does administer through Development Services is a basic county building permit, classed by flood status — with a separate, more demanding class where the property sits in a flood zone — and on-site sewage facility permitting, which requires that building permit first.
Burnet is Hill Country, built around Lake Buchanan and Lake LBJ on the Highland Lakes chain, and that shapes the permitting picture more than any building code would. Thin soils over limestone constrain septic design, and shoreline and flood-zone parcels carry requirements that a flat inland lot does not.
The county’s subdivision regulations are the other instrument that bites. They apply to any subdivision created outside the corporate limits of a municipality, and they tie directly to the county’s on-site sewage rules — the regulations bar issuing a facility or development permit on a parcel that is not in compliance with both.
Covers unincorporated Burnet County. The City of Burnet, Marble Falls, Bertram, Granite Shoals, Cottonwood Shores, Highland Haven, and Meadowlakes each run their own permitting — the City of Burnet has its own Development Services department, separate from the county office of the same name. Confirm whether the parcel is inside a city limit before assuming county rules apply.
Flood zone changes the building permit class. Burnet County prices and documents its building permit by class: Class A, outside the flood hazard area, is $25, and a Class B permit — the flood zone class — runs $400 and requires the application, payment, and either an elevation certificate from your surveyor or a letter from your engineer, plus a site plan showing the flood zone. Establish flood status before budgeting the build, not after.
What requires a county permit in Burnet County?
The question in unincorporated Burnet County is not which building permit you need. The county issues one basic building permit, classed only by flood status. The real questions are which class that permit falls in, what septic system the site will take, whether the subdivision regulations apply, and whether the parcel is genuinely outside every city limit.
Because the county has no building code, the practical constraints on a Hill Country build are septic feasibility, flood status, access, and water — not plan review. Those are also the constraints that decide where a house can physically sit.
County record required
- County building permit — Class A outside the flood hazard area, Class B inside it
- On-site sewage facility permit — issued only after the building permit
- Class B (flood zone) permit with elevation certificate or engineer’s letter
- Subdivision plat compliance under the county subdivision regulations
- Site plan showing the flood zone where applicable
- 911 address assignment for new structures
- Driveway or culvert access onto a county road
- Water well registration through the groundwater district
No county code review
- County plan review against a building code — none
- County building code compliance — none adopted
- County construction inspections across the trades
- County certificate of occupancy
Burnet County building department: who handles permitting
Burnet County Development Services administers the county building permit, including the Class B flood zone permit, along with on-site sewage permitting, floodplain development, subdivision development review, and 911 addressing. Subdivision platting runs through Commissioners Court under the county subdivision regulations, and road access through the precincts.
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Get a free quote →The county subdivision regulations draw on several state instruments at once — floodplain management to minimise flood damage, Water Code Chapter 54 on municipal utility districts, and Water Code Chapter 26 and sections 26.171 and 26.175 on water quality regulation by counties. That water-quality footing is why septic and platting are so tightly coupled here.
| Detail | Information |
|---|---|
| Building permits | Class A $25 outside the flood hazard area; no county building code or structural inspection behind it |
| OSSF / septic | Burnet County Development Services — $250 for most systems, $400 for an aerobic system |
| Office | 133 E. Jackson St., Room 107 (Annex on the Square), Burnet — 512-715-5260 |
| Class B (flood zone) permit | $400; application, payment, elevation certificate or engineer’s letter, site plan |
| Submission | Mail to Burnet County Development Services, 220 S. Pierce St., Burnet, TX 78611, with a check payable to Burnet County, or email the application with scanned documents; cards accepted with a transaction fee |
| Subdivision | Burnet County Subdivision Regulations — applies outside municipal limits |
| County Clerk | 220 South Pierce Street, Burnet, TX 78611 — (512) 756-5406 |
| ETJ agreements | A municipality may regulate plats in its ETJ under Local Gov’t Code §242.001 |
| Inside city limits | City of Burnet, Marble Falls, Bertram, Granite Shoals and others permit their own |
Watch for ETJ agreements. Under Local Government Code §242.001 the county and a municipality may agree in writing that the city regulates subdivision plats and related permits inside its extraterritorial jurisdiction — which means an unincorporated parcel can still fall under city platting authority. Confirm before assuming county rules govern.
Burnet County permits: record types and what each covers
The permit-type question works differently in a Texas county. Burnet County has no adopted building code for unincorporated areas and issues only a basic building permit classed by flood status, so there is no record-type matrix of the kind a city maintains. What exists is that permit, on-site sewage permitting, subdivision regulation, and access — with the flood zone determination sitting underneath all of it.
What Burnet County actually issues
| Record | What triggers it | Who administers it | Notes |
|---|---|---|---|
| County building permit | New residential, manufactured home, or nonresidential projects; required before a septic permit | Burnet County Development Services | Class A $25 outside the flood hazard area, no inspection of the structure; Class B $400 inside it, with elevation certificate or engineer’s letter |
| OSSF permit to construct | Installing, altering, repairing, or extending an on-site sewage facility where no public sewer is available | Burnet County Development Services | 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 | Burnet County Development Services | 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 | Burnet County Development Services (floodplain manager) | 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 | Burnet County Development Services (9-1-1 Addressing) | 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 | Central Texas Groundwater Conservation District | Groundwater districts operate independently of the county |
| 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 |
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- 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
- Review construction plans against a building code
- Conduct residential construction inspections
- Issue a residential certificate of occupancy
- Enforce a residential building code absent a county order adopting one
Solar permits in Burnet County
In unincorporated Burnet 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 Burnet city limits the picture changes completely: the city permits solar like any other municipality. The jurisdiction question is the first question.
Roofing permits in Burnet County
A residential roof covering replacement in unincorporated Burnet 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.
Rather talk it over?
Call 1-855-478-4290 →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.
Burnet County sits in the Hill Country at roughly 105 to 115 mph ultimate design wind speed under the codes regional cities adopt, far from the designated catastrophe area and outside any TDI windstorm requirement. Hail governs, and the Highland Lakes corridor takes concentrated spring storm activity.
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.
Burnet County permit cost and fees
Burnet County’s building permit carries a flat fee: $25 for Class A outside the flood hazard area and $400 for the Class B flood zone permit. The larger costs attach to on-site sewage permitting and its site evaluation, platting, and road access.
Septic is usually the largest line on a Hill Country build. Thin soils over limestone frequently force an aerobic treatment system rather than a conventional drain field, and that carries both a higher install cost and a continuing maintenance obligation.
| Fee component | How it works |
|---|---|
| Building permit | Class A $25 outside the flood hazard area; Class B $400 inside it |
| OSSF permit | $250 for most systems, $400 for an aerobic system, plus licensed site evaluation and design |
| Class B flood zone permit | $400 plus elevation certificate or engineer’s letter |
| Subdivision plat | Filing and review fees, plus survey and engineering |
| Road access / culvert | Precinct fee plus materials and installation |
| Water well | Groundwater district fees, separate from the county |
Planning a Hill Country build in unincorporated Burnet County? Send us the parcel and scope and we’ll confirm flood status, building permit class, septic design, and platting obligations before you design.
Burnet County trade permits
There is no county trade permit program in unincorporated Burnet County. Electrical, plumbing, and mechanical work is neither permitted nor inspected by the county. On-site sewage is the exception and it is permitted and inspected.
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Get a free quote →Electrical
No county permit or inspection. A TDLR-licensed electrician remains the standard, and note that TDLR retains electrical enforcement authority in unincorporated areas regardless of county permitting.
Plumbing
No county permit for interior plumbing. The septic system is permitted through Development Services with a licensed site evaluation behind it.
Mechanical / HVAC
No county permit or inspection. TDLR licensure applies to the contractor regardless of whether a permit exists.
Fire
The State Fire Marshal’s Office holds primary fire code jurisdiction in unincorporated areas and reviews specific occupancies such as schools, daycares, and hospitals.
Burnet County permit application: how to apply step by step
Check against the City of Burnet, Marble Falls, Bertram, Granite Shoals, Cottonwood Shores, Highland Haven, and Meadowlakes — and check for an ETJ platting agreement under §242.001.
Whether the property sits in a flood zone determines the building permit class, the documentation required, and the cost. Resolve it before design.
Hill Country soils over limestone frequently force aerobic systems. Soil results constrain both system type and where the house can sit.
With a 911 address assigned, mail or email the building application with payment, then the septic application with the site evaluation and system design. For a Class B flood zone permit, include the elevation certificate or engineer’s letter and a site plan showing the flood zone.
Comply with the county subdivision regulations if dividing land, obtain a 911 address, and permit driveway or culvert access onto county roads.
With no county code or inspection, build to a recognised code edition anyway and keep records of licensed trades and engineered plans.
Inspections in Burnet County
Burnet County performs no building code inspections. A Class A building permit carries no inspection of the structure, and there is no foundation, framing, rough-in, or final building inspection and no county certificate of occupancy. In a designated flood hazard area, the floodplain development permit does bring pre-pour and finished construction inspections.
On-site sewage is inspected as part of the permitting process, and aerobic systems carry continuing maintenance and inspection obligations under state rules after the permit issues.
Private third-party inspection is worth considering on a new build. In a county that generates no construction record, it is the only independent documentation a lender, insurer, or future buyer will have.
Burnet County permit search and official resources
- Burnet County — septic (OSSF) and development permits
- Burnet County Subdivision Regulations
- City of Burnet — Development Services
- TCEQ — on-site sewage facilities for homeowners
- Texas Department of Licensing and Regulation
Want this handled start to finish?
Get a free quote →Frequently asked questions
Who issues building permits in Burnet County?
Burnet County Development Services, which issues a basic county building permit (Class A outside the flood hazard area, Class B inside it), although the county has no adopted residential building code and no building inspection program behind it. The same office handles on-site sewage, floodplain development, and 911 addressing; plats go through Commissioners Court, and road access through the precincts. Inside Burnet city limits, the city permits normally.
How do I get a permit in Burnet 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 county records in order: the 911 address first, since the county takes no permit application without one, then the building permit, which must be in hand before the septic permit, then floodplain, plat, and road access as the project triggers them.
What codes apply in Burnet County?
Texas has no statewide building code, and Burnet 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 Burnet County issue building permits?
Yes, but only a basic one. Burnet County Development Services issues a Class A building permit ($25) outside the flood hazard area and a Class B permit ($400) inside it, and a building permit is required before a septic permit. The county has no adopted residential building code and no building inspection program behind it. It also administers on-site sewage facility permitting, subdivision regulation, addressing, and county road access. Note that TDLR retains electrical and accessibility enforcement authority and the State Fire Marshal’s Office holds primary fire code jurisdiction in unincorporated areas regardless.
What is a Class B permit in Burnet County?
It is the flood zone class of the county building permit. The Class B permit costs $400 and requires the application, payment, and either an elevation certificate from your surveyor or a letter from your engineer, together with a site plan showing the flood zone. Completed applications are mailed to Development Services with a check payable to Burnet County, or emailed with scanned documents. Establish whether the parcel is in a flood zone before budgeting the build, because the class changes both the documentation and the cost.
Can a city regulate plats outside its limits in Burnet County?
Yes, where an agreement exists. Under Local Government Code §242.001 the county and a municipality may enter a written agreement authorising the city to regulate subdivision plats and approve related permits within its extraterritorial jurisdiction. That means an unincorporated parcel near Marble Falls or the City of Burnet can still fall under city platting authority. Confirm which entity holds plat approval for your specific parcel before filing anything.
Inspections are where schedules slip.
Get a free quote →Do I need a permit to install solar panels in Burnet County?
Generally not from the county in unincorporated areas. Burnet County publishes only its building (Class A and B) and septic permit applications, with no separate solar record, though the electrical work still needs a TDLR-licensed electrician. 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 early. 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 Burnet County?
Generally not in unincorporated Burnet County. The county has no adopted building code and publishes no reroof permit, though a structure in a mapped flood hazard area can be reached through the floodplain order’s substantial improvement rules. Texas has no statewide product approval system and no central product listing. 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 Burnet County?
In a Texas county it is the difference between no county jurisdiction and possible county jurisdiction. Residential construction in unincorporated Burnet 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 Burnet County?
Not in unincorporated Burnet 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 Burnet County?
Because Burnet County’s building permit is so light, the more common failure is filing nothing at all — assuming that no building code means no requirements, and missing the building permit, 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 Burnet County permit types online?
Largely no. Burnet County Development Services takes building and septic applications by mail or email, with a check payable to the county or a card payment (a transaction fee applies), rather than through a municipal-style portal. The county publishes its applications, fee classes, and subdivision regulations online as documents. Expect a manual process and confirm current requirements by phone before assembling a package.
Simplify Burnet County permitting with Alliance Permitting
Building permits classed by flood status, septic permits that wait on them, subdivision regulations tied to on-site sewage compliance, ETJ agreements that can hand platting authority to a city, and Hill Country soils that decide where a house can sit — Burnet County projects turn on sequence rather than plan review. Alliance Permitting is a permit expediter for Burnet County: we confirm jurisdiction and flood status first and run the records in order.
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- Local expertise — we know the building permit classes and how the subdivision regulations couple to septic compliance here.
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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 Burnet County Development Services before filing. This is not legal advice.