Denison, Texas Building Permit Guide

Inside Denison city limits, the City’s Building Department issues building, electrical, plumbing and mechanical permits, and every application and inspection request goes through My Government Online (MGO). Under the FY2027 fee schedule a new house costs $0.65 per square foot with a $750 minimum, plus a $150 plan review deposit, and inspections requested before 3:30 p.m. are done the next business day.

What requires a permit in Denison?

The Building Inspection Division’s “When is a permit required?” sheet covers building, remodeling or enlarging a building and many smaller improvements. Its list is not exhaustive; the division answers project questions on 903-465-2720, option 3.

Storage and moving pods get temporary permits of no more than 90 days, carports may not stand in front of a house, and every new home lot must be platted before a permit is issued.

Who issues permits in Denison?

The Building Department reviews plans, issues building and trade permits, inspects each stage of construction and issues Certificates of Occupancy for property inside city limits. The Fire Marshal’s office inspects fire work and joins the Building Official on temporary occupancy decisions, Planning handles site plans and zoning, and Engineering answers impact fee questions.

MGO filing, registration and Denison forms

Denison does not take paper permit applications: register in MGO, then apply, upload, pay and book inspections there. Contractors must register with the City before they can pull a permit. Registration runs for one year from payment and costs $50 for general, concrete, demolition, fence, irrigation and pool contractors, sign installers and architects; licensed electrical, mechanical, plumbing, fire alarm and sprinkler, and propane contractors register at no charge.

• Homeowner registration: free for an owner whose home carries a homestead exemption, and valid only for work at that address. Owners doing their own electrical, plumbing or HVAC sign the Homeowner Affidavit and submit it with the plans.
• Residential forms: Residential Submittal Requirements, Residential Energy Compliance Path, Stormwater Management Application and New Construction Utility Application at submittal; the Energy Testing Compliance Certificate and Termite Protection Form before finals.
• Commercial forms: submittal lists for new buildings and remodels, the Special Inspection Program forms, an Asbestos Survey Form, and the energy inspection and commissioning forms needed at final.
• Backup power and solar: third-party plan review and inspection declarations for home generators, and approvals from SolarAPP+ for standard rooftop solar, uploaded to the MGO application.
• Certificate of Occupancy: a commercial C/O application in MGO for every new business, tenant, or change of business name or owner.

Denison permit fees (FY2027)

The City’s FY2027 Comprehensive Schedule of Fees sets these building permit charges.

Commercial buildings, additions and alterations are priced on valuation, taken as the higher of the applicant’s figure and the ICC Building Valuation Data table: $50 up to $1,000; $50 plus $7 per $1,000 up to $50,000; $393 plus $6 per $1,000 up to $100,000; $693 plus $5 per $1,000 up to $500,000; $2,693 plus $3.50 per $1,000 up to $1 million; and $4,443 plus $3 per $1,000 above that. A non-refundable plan review deposit of 35% of the building permit fee is due when plans are submitted, and each trade permit issued with the job is $50.

For example, a new 2,000 sq ft house has a building permit fee of $1,300; the $150 plan review deposit is paid at submittal and each trade permit is $25. A same-day inspection requested before 9 a.m. costs $200, and if the Building Official requires third-party review or inspections on new construction, the applicant pays the third party’s actual cost.

Electrical, plumbing, gas and mechanical permits in Denison

The Building Department issues all trade permits. An electrical permit must be pulled by a licensed master electrician or by the owner of a homestead property, and Oncor will not restore altered or repaired service until the City has inspected it and sent a release. Gas work follows the same rule: a licensed plumber, or a homestead owner for residential work, pulls the permit, the system must pass a gas test (air at 3 psi or more, held for 30 minutes on a diaphragm gauge) and a City inspection before Atmos turns gas back on. Annual commercial gas tests go to the Fire Marshal at 903-465-2720 ext. 2207.

Lawn sprinkler plans must come from an irrigation or plumbing contractor registered with the City, carry the irrigator’s seal and include the Irrigation Plan Requirement Checklist. Home standby generators need a registered installer with a state-licensed master electrician and master plumber on the application. Solar permits need a registered general contractor and electrician, a stamped engineer letter and a site plan. Stand-alone residential trade jobs are $50 plus $0.05 per square foot.

What to upload for a new home or commercial building

Each stand-alone item must be uploaded as its own named file, or the permit may be denied. Remodels need a scope of work and before-and-after drawings; additions need an engineered foundation and a site plan with distances to each property line. Foundation repairs need engineer-sealed plans showing the piers, and the engineer of record inspects the work before the City’s final.

How to get a Denison building permit

Inspections in Denison

Request inspections in MGO at any time. A request made before 3:30 p.m. is done the next business day; after 3:30 p.m. it moves a day later. Cancel in the portal up to 7 a.m. on the inspection day, after that by a comment on the project. Solar inspections run between 1 and 3 p.m. with a company representative on site, and commercial C/O building inspections between 9 and 11 a.m.

The City’s standard operating procedures for new homes list the inspections in order: erosion control, main sewer tap, temporary pole, plumbing rough (the form board survey must already be in MGO), foundation pre-pour, exterior sheathing, framing and trade rough-ins, insulation and energy compliance, electric and gas meter releases, Public Works final, and the building and trade finals.

Before finals, upload the termite protection form, the Residential Energy Testing Compliance Certificate, the engineer’s foundation letter, the customer service inspection report and a final drainage survey. Pools must pass their final within 45 days of the pre-plaster inspection.

Local Denison rules

Impact fees: water, wastewater and roadway impact fees under Ordinance 5286 took effect on April 3, 2023. They are usually set at platting and collected when the building permit is pulled, and the amount depends on the type of development and the number and size of water meters. The water and wastewater service area covers the city limits and the extraterritorial jurisdiction.

Right-of-way work: a new driveway approach needs a $50 permit, and work in public right-of-way, lane closures and pavement cuts each need their own permit with a traffic control plan and proof of insurance. Fees double if work starts first.

Roofs: only the owner of a homestead-exempt house may re-roof it personally; other roofing permits go to registered general contractors. No more than two layers of shingles are allowed.

Pools: the site plan must be stamped by Oncor, pools sit at least 5 ft from rear and side lot lines and never in a front yard, a temporary fence at least 36 inches high must surround the pool during construction, and pool permits expire after 180 days.

Businesses: a Certificate of Occupancy is required before a new business or tenant opens, including a change of business name or owner, and food businesses also need Grayson County Health Department approval.

Texas building code

Texas has no single statewide building code: state law makes the International Residential Code the base code for homes in cities and the International Building Code the base for commercial buildings, with each city choosing the edition and its own amendments, while the National Electrical Code and the energy code apply statewide. Outside city limits most counties issue no building permits for homes. Texas building code rules

Denison permit resources

• Denison Building Inspections
• Online Permitting & Registration
• My Government Online portal
• Permit information by project type
• FY2027 Comprehensive Schedule of Fees
• When is a permit required?
• New residential plan submittal requirements
• Commercial building submittal requirements
• Residential standard operating procedures
• Certificate of Occupancy process
• Homeowner registration
• Impact Fee Program
• Adopted codes

Frequently asked questions

How much is a building permit for a new house in Denison?

$0.65 per square foot with a $750 minimum, plus a $150 non-refundable plan review deposit and $25 for each trade permit issued with it. A 2,000 sq ft house has a $1,300 permit fee.

Can a homeowner pull a permit in Denison?

Yes, if the house has a homestead exemption. The owner registers free in MGO and may only work at that address; owners doing their own trade work also sign the Homeowner Affidavit.

Do I need a permit for a fence, shed or deck in Denison?

Yes. Fences cost $50 for a home, all accessory buildings and decks need a permit, and sheds and garages are $0.25 per sq ft with an $80 minimum. Repairs to less than 20 feet of fence are exempt.

Do I need a permit to replace a roof or water heater?

Yes. A residential re-roof is $100 and a residential water heater replacement $50.

When will my inspection happen?

Requests made in MGO before 3:30 p.m. are inspected the next business day. A same-day inspection can be bought for $200 if requested before 9 a.m.

What codes does Denison use?

The 2024 International Codes, including the residential, building, energy, fire, existing building and pool codes, and the 2026 National Electrical Code.

How do I reach the Denison Building Department?

Call 903-465-2720, option 3, email permits@denisontx.gov or visit 500 W. Chestnut, Monday to Friday, 8 a.m. to 5 p.m.

Simplify Denison permitting with Alliance Permitting

Alliance Permitting is a permit documentation and submission company in Texas. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.

This guide is provided by Alliance Permitting for general information about Denison permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.