Garland issues building permits through the Building Inspections Department, with the city’s Development and Permitting Center serving as the single source for permit and inspection information. A building permit is the document that allows construction to begin in accordance with approved drawings.
The instrument that shapes a Garland project most is the Garland Development Code. Adopted effective May 19, 2015, the GDC changed zoning allowances throughout the city, and the city advises checking with Building Inspections before purchasing any equipment or supplies to keep a project moving.
That advice is worth taking literally. Where a zoning allowance changed under the GDC, a scope that would have been permitted under the prior code may not be — and discovering that after materials are on site is an expensive way to learn it.
Applies inside Garland city limits, almost all of which lie in Dallas County (a small part is in Collin County). Rowlett, Sachse, Richardson, Mesquite, Wylie, and Dallas permit independently and the boundaries interleave. Confirm the parcel before filing.
Check zoning before you buy materials. Garland explicitly advises contacting Building Inspections before purchasing any equipment or supplies, because the Garland Development Code adopted in May 2015 changed zoning allowances across the city. A project scoped against outdated assumptions can stall after the materials are already bought.
What requires a permit in Garland?
Garland requires a building permit before work commences on a building or its components, and reviews the application for compliance with all applicable codes and ordinances related to the construction of proposed buildings and appurtenances. The city’s building permit page lists the 2015 International Building, Fire, Plumbing, Fuel Gas, Mechanical, Energy Conservation and Property Maintenance Codes and the 2014 National Electrical Code as the model codes it currently adheres to; confirm the current editions and amendments with Building Inspections (972-205-2300) before designing.
The city organises its permits across several categories — building and construction, single family, temporary vending and activity, and construction and occupancy — with separate residential and commercial permit paths.
Permit required
- New residential and commercial construction, additions
- Structural and load-bearing alterations
- Interior remodels and commercial finish-out
- Reroofing and exterior envelope work
- Electrical, plumbing, and mechanical work
- Single family permits and construction and occupancy records
- Temporary vending and activity permits
- Change of occupancy or use; demolition
Typically exempt
- Painting, wallpapering, tiling, and floor coverings
- Cabinet and countertop replacement
- Routine maintenance not affecting structure or systems
- Like-for-like replacement of existing fixtures
Garland building department: who handles permitting
The Building Inspections Department reviews building permit applications for compliance with all applicable codes and ordinances and handles permit issuance and construction inspections inside city limits.
The Development and Permitting Center is the city’s consolidated resource for permit and inspection information, covering both development-scale projects and home improvement work — the right starting point rather than the general city site.
Short on time to read all of this?
Get a free quote →| Detail | Information |
|---|---|
| Authority | City of Garland Building Inspections Department |
| Resource | Garland Development and Permitting Center |
| Zoning instrument | Garland Development Code (GDC), effective May 19, 2015 |
| City advice | Check with Building Inspections before purchasing equipment or supplies |
| Permit categories | Building and construction, single family, temporary vending and activity |
| Phone | 972-205-2300 |
| Contractor registration | City registration required for general, mechanical, electrical, plumbing, irrigation, sign and fence contractors |
| County | Dallas County (a small part of the city is in Collin County) |
| Trade licensing | TDLR for electrical and mechanical; TSBPE for plumbing |
| Adjoining cities | Rowlett, Sachse, Richardson, Mesquite, Wylie, Dallas |
Use the Development and Permitting Center as the entry point. Garland publishes separate residential and commercial permit paths, and starting from the consolidated centre makes it easier to identify which applies before assembling a package.
In 2025, building permits issued in Garland authorized 159 new privately owned housing units, 107 of them single-family homes, according to the U.S. Census Bureau Building Permits Survey.
Garland permits: record types and what each covers
A building permit is one record among many. Garland organises permits into categories — building and construction, single family, construction and occupancy, temporary vending and activity — and reviews each application for compliance with all applicable codes and ordinances. Ahead of the record type sits the zoning question, reset citywide by the Garland Development Code.
Residential permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | New dwellings, additions, and accessory structures over the exempt threshold | Full plan review (structural, energy, zoning) | Valuation-based |
| Renovation / alteration | Structural or load-bearing changes, layout changes, substantial repair | Plan review scaled to scope | Valuation-based |
| Reroof | Roof covering replacement and most major roof repair | Local reroof inspections; TDI windstorm inspection in the coastal catastrophe area | Valuation or squares |
| Solar photovoltaic | Rooftop or ground-mount PV installation or replacement | Structural plus electrical review | Flat or system-size based |
| Solar thermal | Passive water heating or pool heating systems | Plumbing and structural review | Flat or per-permit minimum |
| Electrical | Service changes, panel upgrades, new circuits, most wiring alterations | Trade review; filed against the building permit | Per-permit minimum or per-device |
| Plumbing | New piping, repipes, water heaters, fixtures, gas piping | Trade review; filed against the building permit | Per-permit minimum or per-fixture |
| Mechanical / HVAC | Changeouts that are not like-for-like, ductwork, refrigeration | Trade review; filed against the building permit | Per-permit minimum or per-unit |
| Windows and doors | Replacement units and opening protection | Windstorm review for wind-borne debris on the coast | Valuation or per-opening |
| Pool and spa | In-ground and above-ground pools, spas, barrier and enclosure work | Plan review plus barrier and electrical bonding | Valuation-based |
| Fence and accessory | Fences, sheds, decks, and carports over the exempt threshold | Zoning plus structural where applicable | Flat or valuation-based |
| Demolition | Full or partial demolition of a structure | Utility disconnect verification required | Flat |
Not sure this scope needs a permit?
Get a free quote →Commercial permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | Ground-up commercial, industrial, and multifamily | Full multi-discipline plan review | Valuation-based |
| Tenant improvement | Interior build-outs and suite fit-ups | Plan review across affected disciplines | Valuation-based |
| Renovation / alteration | Structural, envelope, or system changes to an existing building | Plan review scaled to scope | Valuation-based |
| Change of use | Converting a building from one occupancy classification to another | Zoning, life-safety, and accessibility review | Valuation or flat |
| Reroof | Commercial roof covering replacement | Plan review plus fire review where applicable; TDI windstorm inspection on the coast | Valuation or squares |
| Solar photovoltaic | Commercial rooftop, carport, and ground-mount PV | Structural, electrical, and often fire review | Valuation or system-size based |
| Electrical | Service, distribution, and branch circuit work | Trade review | Valuation or per-device |
| Plumbing | Supply, waste, vent, and gas systems | Trade review | Valuation or per-fixture |
| Mechanical / HVAC | Rooftop units, ductwork, exhaust, and refrigeration | Trade review | Valuation or per-unit |
| Fire protection | Sprinkler, standpipe, alarm, and suppression systems | Fire prevention plan review | Valuation or per-device |
| Sign | Wall, monument, and illuminated signage | Zoning plus electrical where illuminated | Flat or per-sign |
| Demolition | Full or partial commercial demolition | Utility disconnect and environmental clearance | Flat or valuation-based |
Rather talk it over?
Call 1-855-478-4290 →Residential
- Single-discipline review in most cases
- Master permit with trades filed against it
- Owners may do some work on their own home; many cities ask for a homestead affidavit
- Windstorm rules drive roofing and opening protection on the coast
Commercial — multi-discipline
- Concurrent review across building, fire, and zoning
- Signed and sealed plans for larger projects; many cities require them for all commercial work
- Accessibility and life-safety review attach to change of use
- Impact fees can apply on top of permit fees
Roofing permits in Garland
Garland sits in Dallas County in the North Texas hail belt, far outside any coastal windstorm requirement. Hail drives reroof volume, and spring storm cells swamp permit desks across the eastern metro at once — filing early in a storm cycle is worth real days.
Texas has no single statewide building code and no general contractor licence: state law sets base codes and each city adopts its own edition and amendments, while most counties issue no building permits for homes outside city limits. The statewide solar, HOA and roofing rules are on the Texas page. Texas rules
Garland permit cost and fees
Garland permit fees scale with the type and valuation of work. Commercial building permits are 0.70% of valuation up to $5 million (minimum $1,000 for new construction, $150 for additions and remodels), with a non-refundable plan review fee of 40% of the permit fee due at submittal. A new house is charged $0.49 per square foot of living area ($800 minimum) plus a $0.15 per square foot plan review fee, and a 4.5% technology surcharge is added to every permit. Trade, single family, occupancy, and temporary activity permits carry their own fees.
The cost that catches people is not the fee. It is materials purchased against a zoning assumption that the Garland Development Code changed — which is why the city gives the advice it does.
| Fee component | How it works |
|---|---|
| Building permit | Scales with type and valuation of work |
| Trade permits (E / P / M) | Separate fee per trade, filed by the licensed contractor |
| Single family permit | Separate record category |
| Certificate of occupancy | Required for new commercial occupancy or change of use |
| Temporary vending and activity | Separate permit category |
| Re-inspection | Charged when a checkpoint fails and is re-requested |
Rather not deal with the building department?
Get a free quote →Want a precise number for a specific Garland project? Send us the scope and valuation and we’ll return a fee estimate alongside a filing timeline.
Garland trade permits
Electrical, plumbing, and mechanical work each need their own permit pulled by the state-licensed contractor for that trade, and Garland requires those contractors — and general, irrigation, sign and fence contractors — to be registered with the city’s Building Inspections Department. Texas licenses the trades through TDLR and the TSBPE and does not license general contractors.
Electrical
Service and panel work, new circuits, solar PV, EV charging, and backup power — performed by a TDLR-licensed electrician.
Plumbing
New plumbing, repipes, water heaters, fixtures, and gas piping — performed by a TSBPE-licensed plumber.
Mechanical / HVAC
Installations, non-like-for-like changeouts, ductwork, and venting, reviewed against the mechanical and energy codes as adopted.
Occupancy
Construction and occupancy permits are handled as their own category alongside the building and trade records.
Garland permit application: how to apply step by step
Contact Building Inspections to confirm the current allowance for your parcel and intended use before purchasing equipment or supplies.
Verify the property is inside Garland rather than Rowlett, Sachse, Richardson, Mesquite, or Dallas.
Identify whether the project runs the residential or commercial path and what the document set includes.
A building permit allows construction to begin in accordance with approved drawings, so the drawing set is the substance of the application.
The city reviews for compliance with all applicable codes and ordinances. Respond to comments, pay fees, and take the permit.
Schedule inspections as phases complete and clear the final, plus a certificate of occupancy where the scope requires one.
Inspections in Garland
Building Inspections performs construction inspections against the adopted codes and ordinances, running the standard sequence with checkpoints set by the permit record — foundation, framing, rough-in across the trades, insulation, and final.
Construction and occupancy permits are handled as their own category in Garland, so on commercial work confirm the occupancy record requirements alongside the building permit rather than at the end.
Keep the permit and approved drawings on site, and address correction notices before requesting a re-inspection.
Want this handled start to finish?
Get a free quote →Garland permit search and official resources
- City of Garland — Development and Permitting Center
- Garland — building permit
- Garland — types of building and construction permit
- Texas Department of Licensing and Regulation
- Texas State Board of Plumbing Examiners
Frequently asked questions
Who issues building permits in Garland?
City of Garland Building Inspections Department issues building permits for everything inside Garland city limits, handling plan review, permit issuance, and construction inspections. Work outside the city limits falls to Dallas or Collin County, and Texas counties have sharply limited building authority in unincorporated areas.
How do I get a permit in Garland?
Confirm the scope triggers a permit and that zoning allows it, prepare the plan set and site plan, file through Development and Permitting Center with contractor licensure in place, respond to plan review comments, pay fees and take issuance, then run the inspection sequence through final. Contractor credentialing is the step most often missed and it blocks everything downstream.
What codes apply in Garland?
Texas has no mandatory statewide building code. Municipalities adopt and amend model codes themselves. Garland’s building permit page lists the 2015 International Building, Fire, Plumbing, Fuel Gas, Mechanical, Energy Conservation and Property Maintenance Codes and the 2014 National Electrical Code; zoning is governed separately by the Garland Development Code. The local amendments are where the binding requirements live, and they differ from neighboring cities working off the same model code. Confirm the current adopted editions with the department before designing to a specific one.
What is the Garland Development Code?
It is the instrument governing zoning allowances in Garland, adopted effective May 19, 2015, and it changed allowances throughout the city when it took effect. Because a use or configuration permitted under the prior code may not be permitted under the GDC, the city advises checking with the Building Inspections Department before purchasing any equipment or supplies for a construction project.
What does a Garland building permit actually authorise?
It is the document that allows you to begin construction of a building project in accordance with approved drawings, and it allows work to commence on a building or other building components. The city reviews the application for compliance with all applicable codes and ordinances related to the construction of proposed buildings and appurtenances — so the approved drawing set defines the scope the permit covers.
Which cities border Garland?
Rowlett to the east, Sachse and Wylie to the north, Richardson to the west, Mesquite to the south, and Dallas wrapping around parts of the boundary — all permitting their own territory with their own codes and registration requirements. Dallas County does not issue building permits in unincorporated areas, and this part of the county is fully incorporated, so the jurisdiction question is always which city. Confirm the parcel before filing.
Inspections are where schedules slip.
Get a free quote →Do I need a permit to install solar panels in Garland?
Yes. Photovoltaic installations in Garland 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 Garland?
Yes, in most cases. A roof covering replacement requires a permit in most Texas municipalities including Garland, 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 Garland?
Residential work is generally a single-discipline review filed as a master permit with trades filed against it. Commercial work in Garland runs concurrent review across building, fire, and zoning, requires signed and sealed plans for every affected discipline, and can carry impact fees on top of permit fees. Change of use adds accessibility and life-safety review.
Do trade permits need to be pulled separately in Garland?
Yes in most cases. Electrical, plumbing, and mechanical work is permitted separately by the licensed contractor for each trade and filed against the master building permit. Each trade permit carries its own fee and its own inspection sequence.
What happens if I file under the wrong permit type in Garland?
Usually the department asks you to correct the application or withdraw it and file again under the right type, which adds time. Confirm the record type with the building department before filing.
Can I apply for all Garland permit types online?
Largely, through the Development and Permitting Center, which the city presents as the source for permit and inspection information covering both development projects and home improvements. Residential and commercial permits run separate paths with their own document sets. Confirm the current application and inspection request process with Building Inspections before assembling a package.
Simplify Garland permitting with Alliance Permitting
A development code that reset zoning allowances citywide, a consolidated permitting centre, and city advice to check before buying materials — Garland is straightforward once the zoning question is settled and expensive when it is not. Alliance Permitting is a permit expediter for Garland: we confirm the allowance before the scope is locked.
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Contractors and builders choose Alliance for Garland because we deliver:
- Local expertise — we know the Garland Development Code and how it changed allowances across the city.
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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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More Texas permitting guides
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 City of Garland Building Inspections Department before filing. This is not legal advice.