Hopkins County issues no building permit for houses outside the towns. Its Environmental Services office at 1286A Texas Street in Sulphur Springs (903-951-3625) issues septic (OSSF) permits, at $360 for a home and $500 for a commercial system, and administers the county’s floodplain rules, while precinct commissioners sign driveway permits on county roads. Inside Sulphur Springs and Cumby, the city issues the building permit.
What needs a county permit in Hopkins County?
County approvals
- Septic (OSSF) permit: an Authorization to Construct is required before any septic system is built, including on tracts of 10 acres or more
- Floodplain Development Permit for building or other development in a mapped flood hazard area
- Driveway access permit for a new driveway or culvert on a county road right of way
- Plat approval by the Commissioners Court when land is subdivided
- Development permit for any RV park or other temporary rental community of three or more spaces
Not a county permit
- Building, electrical, plumbing or mechanical permits for homes outside the towns: the county lists none
- Work inside Sulphur Springs or Cumby, which their own city offices permit
- Driveways and culverts on state highways or private roads, which county Road and Bridge cannot approve
The county groups Environmental Services with emergency management, the Fire Marshal and flood control under its Homeland Security office. Under the 2018 subdivision rules, Environmental Services will not issue a septic or development permit for a lot in a subdivision that was never platted as the rules require.
Who issues building permits in each Hopkins County town?
Four incorporated places lie in Hopkins County. Their building permit authority, from official sources:
Short on time to read all of this?
Get a free quote →| Area | Who issues building permits |
|---|---|
| Sulphur Springs (about 17,000 residents) | City Community Development Department: building, roofing, demolition and sign permits through the Building Official, trade permits online, next-day inspections. City Hall is at 125 S. Davis St. (903-885-7541), while the City’s 2025–26 permit forms give 201 N. Davis St. for Community Development. The City publishes a map of its extraterritorial jurisdiction. |
| Cumby | City of Cumby: its building inspector and plan reviewer handle all construction in the city, and every contractor registers with the City first (no fee). City Hall, 100 E Main St, 903-994-2272, weekdays 8 a.m. to 5 p.m. |
| Como, Tira | The published sources do not say; ask town hall. |
| Unincorporated county | No county building permit. County septic, floodplain, driveway and plat rules apply. |
| Office | Details |
|---|---|
| Environmental Services (septic, floodplain) | 1286A Texas Street, Sulphur Springs, TX 75482; 903-951-3625 |
| Floodplain Administrator | The County Judge or designee, under the Flood Damage Prevention Ordinance |
| Driveways and culverts | The commissioner for the precinct where the driveway will be built |
| Plat filing | County Clerk, Hopkins County Courthouse, 118 Church St., Sulphur Springs; courthouse 903-438-4006 |
Hopkins County fees
| Item | Fee |
|---|---|
| Septic (OSSF) permit, residential system | $360 |
| Septic (OSSF) permit, commercial system | $500 |
| Preliminary plat, no designated floodplain | $1,000 plus $10 per lot |
| Preliminary plat in a designated floodplain | $1,500 plus $10 per lot |
| Final plat | $250 |
| Restoring a right of way after an improper culvert installation | County hourly machine rate, $150 per hour |
The septic fees were raised by the Commissioners Court on September 28, 2020. The 2016 checklist still posted on the Environmental Services page lists the older $260 and $360 amounts. The plat fees also apply to RV park and tiny home rental communities, under the December 2023 amendment.
Not sure this scope needs a permit?
Get a free quote →Septic permits and lot sizes
Hopkins County’s Commissioners Court is the TCEQ-approved authorized agent for septic systems in the county, except within 2,000 feet of the Lake Fork Reservoir project boundary, where TCEQ lists the Sabine River Authority as the agent (Lake Fork office, 903-878-2262). The county’s 2023 amendment sets rules stricter than the state minimum:
- Lots served by a public water supply must have at least 1 acre of surface area.
- Lots served by a private well must have at least 2 acres.
- Half-acre lots are allowed only on new roads built as part of the subdivision, with a homeowners association that cannot be dissolved and a reserved spray area of 5,800 sq ft for homes of up to 3 bedrooms and 2,500 sq ft, or 7,200 sq ft for 3-bedroom homes of up to 3,500 sq ft (larger homes are assessed case by case). A site plan from a sanitarian, engineer or surveyor goes with each septic application.
The application package asks for the permit application, site and soil evaluation results from a site evaluator, registered sanitarian or professional engineer, the technical information sheet, the full system design and a signed acknowledgement of maintenance practices, all in the property owner’s name. Once Environmental Services approves the plans it issues an Authorization to Construct, which is valid for one year. Anyone other than the owner who installs the system must hold a Texas installer registration.
Rather talk it over?
Call 1-855-478-4290 →How to start a rural build in Hopkins County
Check whether it lies inside Sulphur Springs, Cumby, Como or Tira, in a city’s extraterritorial jurisdiction, or in a mapped flood hazard area.
File the preliminary plat and application, with three copies, at the County Clerk’s office 30 days before the preliminary plat hearing; the final plat hearing follows at least 14 days later and no more than 60 days after a complete filing.
Hire a site evaluator, registered sanitarian or engineer to classify the soil, then have the septic system designed.
Submit the septic application package and fee; in a flood hazard area, add the Floodplain Development Permit with plans in duplicate.
Ask your precinct commissioner for the driveway access permit and the right culvert size, and call Texas 811 before digging.
Call Environmental Services at least one working day before the system is covered; a Notice of Approval follows a passed inspection.
Driveways, culverts and floodplain rules
Driveways: the property owner, as grantee, pays for the work and is responsible for maintaining the driveway. The County inspects and approves the construction and materials, and the owner must call the county’s representative at least 24 hours before starting. The permit lapses if the driveway is not built within six months. Signs and vehicle service fixtures such as fuel pumps must sit at least 12 feet back from the right of way line.
Culverts: the precinct commissioner confirms the culvert size; a typical farm or ranch entrance needs a culvert at least 24 feet long, and no culvert may be placed within 75 feet of another. The owner supplies the materials and marks the location. If the county finds a culvert installed wrongly, the owner has 10 days to correct it before the county does the work for up to $500.
Floodplain: new homes and substantial improvements in a special flood hazard area must have the lowest floor, including any basement, at least 2 feet above the base flood elevation, certified by an engineer, architect or surveyor. Commercial buildings must meet the same height or be floodproofed under an engineer’s or architect’s certificate. Preliminary plats in a designated floodplain carry the higher $1,500 base fee.
Rather not deal with the Hopkins County building department?
Get a free quote →RV parks, tiny homes and new subdivisions
The county regulates temporary rental communities, meaning three or more RVs, tiny homes on wheels or similar units rented for stays of under 180 days, as subdivisions. Each new or expanded park needs a county development permit, valid for one year, and a scaled Infrastructure Development Plan. A TCEQ stormwater permit is also required when more than 1 acre is disturbed, and anyone developing within 200 feet of a floodplain must speak to the floodplain administrator first. Water hydrants in these parks must stand at least 12 inches above the ground.
New subdivision lots need minimum road frontage: 50 feet on a cul-de-sac or curve, 100 feet for lots of half an acre to under 1.5 acres, 150 feet up to 2 acres, 200 feet up to 5 acres and 300 feet from 5 acres up. Where lots front an existing county road, the developer clears the widened right of way and moves the ditch before the final plat is filed, with the precinct commissioner’s approval. New road names are approved through the 9-1-1 addressing system of the Ark-Tex Council of Governments.
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
Want this handled start to finish?
Get a free quote →Hopkins County official resources
- Hopkins County Environmental Services and septic forms
- Septic permit fee resolution, September 2020 (PDF)
- Septic permit application package (PDF)
- Hopkins County Flood Damage Prevention Ordinance (PDF)
- Hopkins County permits and regulations
- Hopkins County Subdivision Regulations, 2018 (PDF)
- Subdivision and septic amendment, August 2023 (PDF)
- Subdivision development fees (PDF)
- Driveway access permit and culvert policy (PDF)
- RV and short-term rental community requirements
- City of Sulphur Springs permits
- City of Cumby building permits
- TCEQ on-site sewage facility permits
Hopkins County permit FAQs
Inspections are where schedules slip.
Get a free quote →Do I need a building permit for a house in rural Hopkins County?
No county building permit is listed for the unincorporated county. A septic permit is still needed for any new system, and a Floodplain Development Permit applies in a flood hazard area.
How much is a septic permit in Hopkins County?
$360 for a residential system and $500 for a commercial one, under the fees the Commissioners Court adopted in September 2020.
What is the smallest lot that can have a septic system?
1 acre with public water and 2 acres with a private well. Half-acre lots are possible only in new subdivisions that meet the homeowners association and spray-area conditions.
Who issues building permits in Sulphur Springs?
The City of Sulphur Springs Community Development Department (903-885-7541), not the county. Its permit forms list the department at 201 N. Davis St.; City Hall is at 125 S. Davis St.
How do I get a driveway onto a county road?
Contact the commissioner for your precinct, who signs the driveway access permit and sets the culvert size. The driveway must be built within six months.
How much does it cost to plat land in Hopkins County?
A preliminary plat costs $1,000 plus $10 per lot, or $1,500 plus $10 per lot in a designated floodplain, and the final plat costs $250.
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More Texas permitting guides
This guide is provided by Alliance Permitting for general information about Hopkins County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.