Outside city limits, Llano County Development Services issues development, floodplain and septic permits and 911 addresses through its iWorQ portal, but no building or trade permit. A standard septic permit costs $225, and non-floodplain applications take about 7–10 business days. Llano, Horseshoe Bay and Sunrise Beach Village issue their own building permits.
What needs a county permit in Llano County?
County Development Services
- Development permit for new residential or commercial construction (needed before a 911 address is assigned)
- Floodplain development permit for work in a mapped flood zone, including clearing and demolition
- Septic (OSSF) permit, on any size of tract
- Road cuts and utility work in county roads
- Plats, replats, RV parks and manufactured home rental communities
No county permit
- Building permit or building inspections for a home outside city limits
- Electrical, plumbing or mechanical permits outside city limits
The county’s approval matrix sends development, floodplain, septic and 911 applications to county staff, while plats, replats, variances and appeals go to Commissioners Court. All development is also subject to the deed restrictions of the subdivision it sits in.
Short on time to read all of this?
Get a free quote →Who issues permits in Llano County?
| Area or work | Who issues permits |
|---|---|
| City of Llano | Code Enforcement Department: building, plumbing, electrical and mechanical permits and inspections; 301 W Main St., 325-247-4158 ext. 3 |
| Horseshoe Bay (Llano County part) | City Development Services: building, inspections and land development, filed in GovWell since October 5, 2026; 1 Community Drive, 830-598-9959 |
| Sunrise Beach Village | The City: development and building permits under Ordinance 347.4; 124 Sunrise Drive, 325-388-6438 |
| Unincorporated county | Development Services: development, floodplain, septic, road cut and 911 address permits; 100 W Sandstone Street, Ste 200A, Llano, 325-247-2039 |
| Septic within the Highland Lakes zone | Lower Colorado River Authority (LCRA) OSSF program, 512-578-3216 |
| Plats, replats and variances | Llano County Commissioners Court, after Development Services review |
Kingsland and other unincorporated communities have no city permit office, so the county rules above apply there. Horseshoe Bay addresses come from the City, not the county 911 office.
Llano County fees, septic and trade rules
Development Services sends an invoice when a fee applies, and the fee must be paid before the permit is issued. The posted fee schedule dates its floodplain fees to April 14, 2008:
| Permit | Fee |
|---|---|
| Floodplain development, standard residential | $200 |
| Floodplain development, commercial | $200 plus $0.10 per sq ft (apartments, offices and hotels: $15 per unit) |
| Floodplain: smaller non-residential structures, land clearing, basic demolition | $50 |
| Floodplain, complex project | $300 |
| Septic, standard trench and tank | $225 |
| Septic, aerobic, low-pressure dosing or engineered (residential) | $350 |
| Septic, commercial | $450 |
| Septic, non-major repair | $100 |
| LCRA compliance letter | $25; no charge with a development permit |
| 911 address application | No charge |
| Road cut or utility construction in a county road | $250 for 50 ft plus $5 per extra foot |
Not sure this scope needs a permit?
Get a free quote →Starting work in the floodplain without the right permit doubles the fee. Subdivision fees in the May 2025 regulations are $300 plus $10 per lot for a plat, or $500 plus $10 per lot where the plat contains a designated floodplain, plus $250 plus $10 per space for RV parks and manufactured home rental communities. Those regulations set a replat at $200, while the separate fee sheet still shows $100. The County accepts credit cards, checks, money orders and cashier’s checks.
Septic coverage: under its 2018 OSSF order, the County permits and inspects every septic system regardless of tract size, outside city limits and outside areas already covered by another rule. Within 2,200 feet of the upper Highland Lakes, LCRA is TCEQ’s authorized agent and issues the septic permit instead. Inside Horseshoe Bay, TCEQ lists the septic work as handled by the County away from the lakes and by LCRA within its zone. A septic application in iWorQ must include the system design.
Trades: the county issues no electrical, plumbing or mechanical permits. The City of Llano permits all four trades in town, and Horseshoe Bay requires a permit for any electrical, HVAC or plumbing work and registration ($100) of every contractor and subcontractor.
Rather talk it over?
Call 1-855-478-4290 →How to apply in unincorporated Llano County
Look up the parcel on the FEMA map linked from the Development Services page or the county GIS web map; Johnson Creek maps were revised by a FEMA letter of map revision on April 17, 2026.
Have the warranty deed (if bought within the last year), the lease agreement for owner-financed land, and a Letter of Authorization if you are not the owner.
A survey or aerial map must show where the structure goes and where the driveway leaves the public road; the address number is set from those locations.
File a Development Permit for the structure and, where there is no sewer, a Septic Permit with the uploaded design.
Development Services sends an invoice when a fee is due; the permit is issued after payment.
Request septic and floodplain inspections through the iWorQ portal and post the 911 number where it can be seen from the road.
Floodplain and 911 address requirements
Zone A: new development needs an elevation certificate based on the construction plans, a site plan with ground elevations at the four outer corners, plans showing foundation, anchoring and flood vents (with every enclosure below base flood elevation), an engineered compaction study if fill raises the building, and driver’s licence details for both owner and builder. Every structure on the job, including carports, sheds, docks and pools, goes on the same application.
Zone AE and floodway: add an engineer’s statement with the legal description showing no more than a 1-foot rise (Zone AE) or no rise at all (floodway), and no adverse impact on neighbors. Pre-FIRM buildings (built before 1991) may be improved or repaired up to 50% of appraised building value before the whole structure must meet the flood order; the cost is proven with a contractor bid for labor and materials.
Rather not deal with the Llano County building department?
Get a free quote →911 addresses: the County assigns an address only for a structure or development project, once the permits are in place. Numbers must be reflective, at least 3 inches tall, and mounted 5 to 7 feet high where they are visible from the road. A red reflective sign costs $12, takes 7–10 business days and must be collected at the office; it is not available inside city limits.
Lots and setbacks: new subdivision lots without community water and sewer need at least 1 acre, or 0.5 acre with community water. Platted building lines sit 25 feet from the right-of-way and 10 feet from sides and rear on lots of 0.5 acre or more.
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
Llano County official permit resources
County, LCRA and city pages:
Want this handled start to finish?
Get a free quote →- Llano County Development Services & 9-1-1 Addressing
- Llano County iWorQ permit portal
- Llano County development and OSSF fee schedule
- Llano County Subdivision Regulations (May 2025)
- Llano County floodplain development requirements
- Llano County On-Site Sewage Facility Order
- LCRA On-Site Sewage Facilities program
- City of Llano Code Enforcement (permits)
- Horseshoe Bay permits
- Sunrise Beach Village development permit application
- TCEQ on-site sewage facility permits
Llano County building and development FAQ
Do I need a building permit to build a house in unincorporated Llano County?
There is no county building permit, but you need a county development permit for the structure, a septic permit if there is no sewer, and a floodplain permit in a flood zone.
How much is a septic permit in Llano County?
$225 for a standard trench-and-tank system, $350 for an aerobic, low-pressure dosing or engineered home system and $450 for a commercial system. Near the upper Highland Lakes, LCRA issues the permit.
How long does a Llano County development permit take?
Allow 7–10 business days outside the floodplain; floodplain, septic and commercial applications can take longer.
Inspections are where schedules slip.
Get a free quote →Can I get a 911 address for a vacant lot?
No. The County assigns addresses only to structures or development projects, so apply when you are ready for utilities or will build within six months.
Who issues permits in Kingsland?
Kingsland is unincorporated, so Llano County Development Services handles development, floodplain and 911 permits, and LCRA issues septic permits within its Highland Lakes zone.
How long does City of Llano plan review take?
The City’s 2026 application allows 2–3 weeks and up to 45 days. Permits are valid for 180 days, extendable to 365 days once work has started.
What does a new home permit cost in Sunrise Beach Village?
$250 plus $0.40 per conditioned sq ft and $0.25 per unconditioned sq ft, with a $1,500 refundable deposit.
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More Texas permitting guides
This guide is provided by Alliance Permitting for general information about Llano County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.