Live Oak County has no building permit office: its website lists no building, trade or floodplain permit for the unincorporated county. Septic systems are approved by the county as TCEQ’s local authorized agent, new home sites get a 911 address from the county addressing office, and George West and Three Rivers handle building permits inside their own limits.
What needs an approval in Live Oak County?
Outside the cities
- Septic system (OSSF) for a new home or business
- 911 address for a new home site
- Water well drilling permit, or registration of an exempt well, with the groundwater district
Inside George West
- Building permit, priced on construction value
- Electrical, plumbing, gas and mechanical permits
- Demolition, and moving a building or manufactured home
- Industrialized housing permit
- Sign permits
Three Rivers issues permits for construction inside its own limits through a permits clerk at City Hall, and in 2023 it sought proposals from outside firms for its plan review and building inspections. No county building or trade permit appears anywhere on the county’s website, and it publishes no floodplain or subdivision rules of its own.
Short on time to read all of this?
Get a free quote →Who issues permits in Live Oak County?
| Area or work | Who handles it |
|---|---|
| City of George West | The City: building, electrical, plumbing, gas and mechanical permits under its fee schedule; City Hall, 406 Nueces St., 361-449-1556 |
| City of Three Rivers | The City: permits through the City Hall permits clerk; 2023 request for third-party building inspection and plan review; 105 N. Harborth Ave., 361-786-2528 |
| Unincorporated county: house or barn | No county building permit is published |
| Septic systems everywhere except the City of Three Rivers | Live Oak County, as TCEQ’s authorized agent; TCEQ lists the permit office at 301 Houston St., Suite 10, George West, 361-449-8043, weekdays 8 a.m. to noon and 1 to 5 p.m. |
| 911 addresses | Emergency Management and 911 Addressing, 361-449-2733 ext. 2067, 911addressing@loctx.org |
| Water wells | Live Oak Underground Water Conservation District, 3460 A Hwy 281, George West, 361-449-1151 |
County offices are in the Live Oak County Courthouse at 301 Houston Street, George West, TX 78022. The County Judge’s office takes mail at P.O. Box 487 (361-449-2733 ext. 1002). Commissioners Court meets twice a month at 9:00 a.m.; its 2026 dates include October 13 and 30, November 9 and 30, and December 14 and 28.
Electrical, plumbing and gas permits in the cities
There is no county trade permit outside the cities. George West’s fee schedule shows that the City sells its own trade permits and still licenses master electricians locally: the exam costs $22 and the licence $85, renewed every two years for another $85.
Not sure this scope needs a permit?
Get a free quote →| Work | Fee |
|---|---|
| Electrical: residential meter loop | $35 |
| Electrical: commercial meter loop | $75 |
| Electrical: new home or residential addition | $35 |
| Electrical: other residential work | $25 |
| Electrical: new commercial building or addition | $100 |
| Electrical: other commercial work | $35 |
| Plumbing: new single-family home | $30 |
| Plumbing: new commercial building | $75 |
| Plumbing: all other work | $15 |
| Gas: residential, including service line replacement | $30 |
| Gas: commercial | $75 |
| Mechanical: value up to $5,000 | $35 |
| Mechanical: value over $5,000 | $35 plus $7 per $1,000 over $5,000 |
Three Rivers’ 2023 request for proposals sought contractors to inspect new single-family, multi-family, commercial and industrial buildings and remodeling work inside the city, and to review plans.
Permit costs in Live Oak County
The county publishes no building permit fees. Inside George West, the building permit is priced on the total value of construction:
| Construction value | Fee |
|---|---|
| Up to $1,000 | $25 |
| $1,001–$10,000 | $35 |
| $10,001–$15,000 | $45 |
| $15,001–$20,000 | $55 |
| $20,001–$30,000 | $65 |
| $30,001–$40,000 | $75 |
| $40,001–$50,000 | $85 |
| $50,001–$300,000 | $85 plus $3 per $1,000 (or part) over $50,000 |
| Over $300,000 | $750 plus $4 per $1,000 (or part) over $300,000 |
Rather talk it over?
Call 1-855-478-4290 →For example, a George West project valued at $150,000 pays $85 plus 100 × $3, or $385, before trade permits. Moving a building or a manufactured home costs $30, a police escort inside the city $150, and a demolition permit $30. An industrialized housing permit application is $200 with a $20 pre-move inspection. The schedule leaves fence permits and certificates of occupancy as “TBD”.
Outside the cities, a water well drilling permit from the groundwater district needs a $100 application fee and is valid for one year after approval. Exempt wells are registered by calling the district for a number, and a registration form not returned within 180 days draws a $25 fine.
Inspections, utilities and records
George West: the fee schedule charges $8 for a water connection inspection and $7 for a connection re-inspection. The City’s code officer handles “no permit” violations along with property upkeep, and can be reached at 361-449-1556 or code@cityofgw.org.
Rather not deal with the Live Oak County building department?
Get a free quote →Three Rivers: the City’s 2023 proposal request was for a third party to carry out building inspections and plan review, while City Hall handles permits and the water, gas and CCN water service applications posted on the City’s Applications page.
Unincorporated county: the county lists no building inspections. Septic permits follow the county’s OSSF process; 85 septic system approvals were issued in Live Oak County in 2025, according to TCEQ’s report on authorized agents.
Recording: deeds and other real property records are filed with the County Clerk at 201 Houston St. (361-449-2733 ext. 3), open Monday to Thursday 8:00 a.m. to 5:00 p.m. and Friday 8:00 a.m. to 4:00 p.m. The office takes no payments after 4:30 p.m. Monday to Thursday or after 3:30 p.m. on Friday.
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
Live Oak County permit search and official resources
County, city, groundwater district and TCEQ pages:
Want this handled start to finish?
Get a free quote →- Live Oak County official website
- Live Oak County Emergency Management and 911 Addressing
- Live Oak County Clerk
- TCEQ: septic systems approved by authorized agents, 2025
- Live Oak Underground Water Conservation District
- George West City Fee Schedule (Appendix A)
- George West Code of Ordinances
- Three Rivers applications and forms
- TCEQ on-site sewage facility permits
Live Oak County permit FAQs
Do I need a building permit for a house in unincorporated Live Oak County?
The county publishes no building permit for homes outside the cities. You will still need a septic approval from the county and a 911 address.
Who approves septic systems in Live Oak County?
Live Oak County, as TCEQ’s authorized agent, everywhere except inside Three Rivers. TCEQ lists the county’s septic office at 301 Houston St., Suite 10, George West (361-449-8043).
How much is a building permit in George West?
It depends on construction value: $25 up to $1,000, $85 for $40,001–$50,000, then $85 plus $3 per $1,000 over $50,000 up to $300,000.
Inspections are where schedules slip.
Get a free quote →Who issues building permits in Three Rivers?
The City of Three Rivers, through City Hall at 105 N. Harborth Ave. (361-786-2528). In 2023 the City asked outside firms to bid for its plan review and building inspection work.
How do I get a 911 address in Live Oak County?
Email 911addressing@loctx.org or call 361-449-2733 ext. 2067.
Do I need a permit to drill a water well?
Wells are handled by the Live Oak Underground Water Conservation District: permitted wells need a $100 drilling permit application, and exempt wells must be registered (361-449-1151).
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More Texas permitting guides
This guide is provided by Alliance Permitting for general information about Live Oak County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.