Lakeway, Texas Building Permit Guide

Lakeway’s Building & Development Services department (BDS) issues building, site and trade permits inside the city, and since November 12, 2024 every application and inspection request goes through the City’s Civic Self Service portal. A new house costs a $3,000 base fee plus $0.30 per square foot, which covers the required inspections and three plan reviews, and new submittals take at least 12–15 days to review.

What requires a permit in Lakeway?

Lakeway’s building ordinance lets an owner make minor improvements and repairs without a permit only when no structural, electrical, mechanical or plumbing system is altered. Everything else needs a BDS permit, and the code names these examples:

The City’s permit guide adds that plumbing work, and even a water heater replacement, may also need a permit from the local water and wastewater provider.

Who issues permits in Lakeway?

BDS receives every application for building, site preparation, site or utility development and landscaping permits in the city, reviews plans and carries out inspections. It also covers planning and zoning, engineering and code compliance. Erin Carr is the Building & Development Services Director. Commercial and multifamily plans are also reviewed by the fire department and the water and sewer provider; the City’s fire code is the 2021 IFC as amended by Travis County ESD No. 6. TCEQ lists the Lower Colorado River Authority as the septic agent for Lakeway, and septic fees are paid directly to the LCRA.

Civic Self Service, contractors and owners

Register on Civic Self Service with a valid email, then apply for the plan or permit and list every contractor on the application. Each contractor registers in the portal so BDS can check its licence and so it can request inspections; alternatively, one key person such as the general contractor can run the whole permit online. The portal also shows the permit review queue and the inspection schedule. Staff meet applicants in person by appointment.

• Owner signature: every application must be signed and acknowledged by the property owner, who may name an agent to schedule inspections and deal with the City.
• Contractor registration: all contractors and subcontractors register with the City every year, at $25 each.
• Permit bond: a $10,000 permit bond is required before a construction permit is issued, increased by $1,000 for each 1,000 sq ft of buildings and parking above 10,000 sq ft.
• Neighborhood approval: where a subdivision has an architectural control board, the City’s permit guide asks for proof that the project was submitted to it.

Lakeway permit fees

Building fees are set in Appendix A, Section A6.003 of the Code of Ordinances, last amended in June 2025. The permit fee is paid when you apply, any further fees are due before the certificate of occupancy or completion, and nothing is refunded once review has started.

For a 3,000 sq ft new house, the permit is $3,000 + $900 = $3,900. Commercial permits are priced from the building’s gross area, the ICC construction cost per square foot and a permit fee multiplier the City resets every October 1, with a $150 minimum; commercial fences and retaining walls are $150, and demolition and tree removal $185. Work started without a permit pays double fees (at least $150), and a stop-work order can cost $250, then $500 for each later one.

Electrical, mechanical and plumbing work in Lakeway

Lakeway uses the 2023 National Electrical Code, the 2021 International Mechanical and Fuel Gas Codes, and the 2021 Uniform Plumbing Code or the edition adopted by the water and sewer provider. Trade work is filed in Civic Self Service with the licensed contractor named on the permit, and nonresidential limited-scope building, electrical, mechanical and plumbing permits are charged at 0.20 times the computed commercial fee. Plumbing also needs the utility provider’s permit where it requires one.

• Electrical permits cover new services, service upgrades or relocations, new wiring and solar panel installations.
• HVAC permits cover unit replacements and all new duct work; replacing parts such as compressors, air handlers or blower motors does not need one.
• Septic installations and repairs need a City permit as well as the septic authority’s approval.

Plans Lakeway expects

• Site plan showing the erosion controls that will stay in place after construction, and a lot survey; a form survey is used to check the building against the approved plans.
• Foundation plans signed, sealed and dated by a licensed professional engineer.
• Roof and floor framing plans certified by an engineer or architect; any revision goes back through the design professional.
• Septic plans sealed by an engineer or registered sanitarian, where the lot uses a septic system.
• Proof of submittal to the subdivision’s architectural control board, where one exists.

New submittals take a minimum of 12–15 days to review and re-reviews 5–7 days. A new home fee includes three plan reviews; further reviews cost $150 each.

How to get a Lakeway building permit

Inspections in Lakeway

The owner or the owner’s representative is responsible for requesting every inspection. In Civic Self Service, open the Dashboard and schedule from “My Inspections”; only contacts on the permit can book. Requests made by 4 p.m. on the business day before are put on the next day’s schedule unless you ask for another date. If the portal will not let you book, BDS staff help on 512-314-7540 during business hours.

• Each failed or partial inspection costs $150, and an inspection cancelled after 4 p.m. on the day before is also charged.
• Approved after-hours inspections are billed at $250 an hour, with a 2-hour minimum.
• No work may continue past each inspection stage without the code official’s written approval.
• Apply for the certificate of occupancy or completion at least 7 business days before the occupancy date; furniture and boxes may not go into the house before it is issued. A temporary certificate gives 30 days to finish outstanding items, once final plumbing and septic inspections have passed and landscaping is in.

Local Lakeway rules to plan for

• Construction hours: noisy work and deliveries are allowed 7:00 a.m.–7:00 p.m. on weekdays and 8:00 a.m.–7:00 p.m. on weekends. An early-morning concrete pour needs the code official’s prior approval and notice to the police, BDS and homes within 200 ft.
• Permit life: a residential permit runs 18 months. The first extension costs 50% of the application and permit fees; a second needs a Board of Adjustment variance.
• Site rules: sites need construction fencing, and materials may not be stored on a lot before the permit is issued or on any public street.
• Drainage: no building, excavation or fill may divert or impound surface water so that it damages another property.
• Signs and site work: permanent signs cost $6 per sq ft ($150 minimum), and site preparation in the R-1 to R-6 districts is $185 per lot.

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

Lakeway official resources

• Building & Development Services: Applications & Fees
• Lakeway Civic Self Service portal
• Building Inspection Request
• Building Permit Requirements: when do I need a permit?
• Adopted Building Codes
• Code of Ordinances, Appendix A Sec. A6.003 building and inspection fees
• Code of Ordinances, Article 24.02 Building Code
• Director of Building & Development Services

Lakeway permit FAQ

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

A $3,000 base fee plus $0.30 per square foot, which includes all required inspections and three plan reviews: $3,900 for a 3,000 sq ft house.

Do I need a permit for a fence, deck or new roof in Lakeway?

For a new fence or one whose placement or design changes, yes. Decks need a permit when they are over 200 sq ft, attached to the house and more than 30 inches above grade, and roofs when the design, material or slope changes.

How are applications filed?

Online in Civic Self Service, which replaced email and paper filing on November 12, 2024. Contractors must also register there.

How long does plan review take?

At least 12–15 days for a new submittal and 5–7 days for a re-review.

When must inspections be requested?

By 4 p.m. on the business day before the inspection date. A failed or partial inspection costs $150.

Which codes does Lakeway use?

The 2021 International codes, the 2023 National Electrical Code and the 2021 Uniform Plumbing Code, with the fire code as amended by Travis County ESD No. 6.

Do contractors have to register?

Yes. Every contractor and subcontractor registers with the City each year, for $25.

Simplify Lakeway 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 Lakeway permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.