Rains County has no building permit. In the unincorporated county it permits septic systems (from $400, licensed installers only, on any size of tract), driveway culverts onto county roads, and subdivisions and rental communities, which cost $995 plus $15 per lot to submit. Emory, East Tawakoni and Point issue building permits inside their own limits.
What the county permits outside city limits
The county’s Permits and Regulations page lists four kinds of approval and no building permit:
County approvals
- Septic (on-site sewage facility) permit for any new, altered, extended or repaired system, whatever the tract size
- Driveway and culvert permit for access across a county road easement
- Approval of a subdivision plat, or of a manufactured home, RV or tiny home rental community, all filed on the same county application
- Salvage and wreckage yard application
No county permit
- Building, electrical, plumbing and mechanical permits
- Building inspections and certificates of occupancy
- Work inside Emory, East Tawakoni or Point
Every habitable building must be connected either to a public sewer or to an approved septic system once it is finished.
Who issues permits in Rains County towns?
Of the county’s 13,542 residents, about 10,300 live outside its towns.
Short on time to read all of this?
Get a free quote →| Area | Who issues permits |
|---|---|
| Emory (pop. 1,413) | City of Emory. Forms are online, but every permit is approved and paid for in person at City Hall on N. Texas St. (Hwy 19); 903-473-2465. |
| East Tawakoni (pop. 975) | City of East Tawakoni. Bring plans to City Hall 10 business days before work starts. |
| Point (pop. 853) | City of Point Building Permits & Inspections, City Hall, 320 N. Locust St.; 903-598-3296; open Monday to Thursday, 6:30 a.m. to 5:30 p.m. |
| Alba, Rains County part (no residents) | The published sources do not say; the rest of Alba lies in Wood County. |
| Unincorporated county | No building permit. Septic: Environmental Enforcement. Culverts: Road & Bridge. Plats: Commissioners Court. |
| Office | Contact |
|---|---|
| Environmental Enforcement (septic) | 189 E. North St., Emory; 903-473-5025 |
| County Clerk (septic and subdivision filings) | Courthouse Annex, 220 W. Quitman St., Suite B, Emory; 903-473-5000, ext. 103 |
| Road & Bridge (culverts, subdivision bonds) | 1293 S. State Hwy 19, Emory; 903-473-5000, ext. 199; Monday to Friday, 7 a.m. to 4:30 p.m. |
Electrical, plumbing and HVAC permits
Rains County issues no trade permits. Each city handles them inside its limits:
- Emory: $110 per trade (building, mechanical, electrical, plumbing, gas); a residential addition or remodel is $110 plus $110 per trade, capped at $440.
- East Tawakoni: electrical $45 for a 100–150 amp single-phase service or $65 for 150–200 amps; HVAC $20 per ton.
- Point: trade permits $110 under the fee chart updated June 24, 2026.
Outside the cities, the only county-regulated system is sewage: the septic order bars homeowner installations unless the owner holds an installer licence.
Not sure this scope needs a permit?
Get a free quote →County and city permit fees
| Item | Fee |
|---|---|
| Septic permit, single-family home | $400, plus $10 for the state |
| Septic permit, commercial, institutional or multifamily | $600, plus $10 for the state |
| Subdivision or rental community submission | $995 plus $15 per lot |
| Driveway and culvert permit | No fee under the current policy; $25 for each extra inspection |
Septic fees are non-refundable, one permit covers one system, and payment is made to Rains County.
| City | Fee |
|---|---|
| Emory | $863.50 up to 1,500 sq ft, plus $0.39 per sq ft above that up to 10,000 sq ft (plan review and inspections included); doubled if work starts without a permit |
| East Tawakoni | $0.30 per sq ft; water and sewer taps inside city limits $2,150 each |
| Point | $863.50 up to 1,500 sq ft; $125 for each inspection visit; certificate of occupancy $100 |
Rather talk it over?
Call 1-855-478-4290 →Septic, culvert and subdivision steps
Septic systems: Rains County is TCEQ’s septic agent everywhere except near its two reservoirs: within 2,000 feet of the Lake Fork and Lake Tawakoni project boundaries, the Sabine River Authority issues septic permits instead. County-permitted lots need at least 1 acre on public water or 1.5 acres on a private well, and subdivisions created since the stricter septic order need lots of at least 1 acre. A site evaluator, registered sanitarian or engineer evaluates the soil, and the application goes in with the site evaluation, technical sheet, full design and a signed maintenance acknowledgement. The county website says to file the application and fee with the County Clerk. Once the plans are approved, Environmental Enforcement issues the authorization to construct. It must inspect the system before it is covered, with at least one working day’s notice, and then issues a notice of approval. Aerobic systems need a maintenance check every 4 months, with each report sent to the county within 14 days.
Driveway culverts: get a 911 address first, then send the application to Road & Bridge and stake the driveway. The county inspector sizes the culvert; call the inspector at 903-473-5099 once it is in, and expect a final check after the surface is finished. Work must begin within 3 months and finish within 6, and a non-conforming drive can be removed at the owner’s cost.
Subdivisions: under the regulations approved on May 28, 2020, any division of land outside a city, including by metes and bounds, needs a surveyed plat. The record plat and five preliminary copies are due at least 15 days before the Commissioners Court meeting, and land within half a mile of a city needs that city’s approval first. The preliminary plat also goes to the East Texas Council of Governments for 911 addressing. Lots may be sold once the final plat is approved and filed with the County Clerk with tax certificates. A bond or letter of credit covers the full road and drainage cost, the work must be finished within 2 years of final plat approval, and the developer maintains the roads for 2 years before asking the county to accept them. Since April 2025, flag lots need at least 60 feet of road frontage. Manufactured home rental communities file an infrastructure development plan instead of a plat, with 60 feet of street frontage and 20-foot paved access roads.
Rather not deal with the Rains County building department?
Get a free quote →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 →Rains County official resources
- Rains County Permits and Regulations
- Rains County septic (OSSF) application, revised 2023
- Rains County septic order: more stringent requirements
- Rains County driveway and culvert permit application
- Rains County subdivision application (March 2025)
- Checklist for subdivision development
- Rains County Subdivision Regulations (2020)
- Subdivision amendment: flag lots (2025)
- Manufactured home rental community regulations
- City of Emory permits and fees
- City of East Tawakoni permits and services
- City of Point building permits and inspections
Rains County permit FAQ
Do I need a building permit in unincorporated Rains County?
No. The county issues septic, culvert and subdivision approvals but no building permit.
How much is a septic permit in Rains County?
$400 for a single-family home and $600 for commercial, institutional or multifamily use, plus a $10 state fee.
Inspections are where schedules slip.
Get a free quote →Can I install my own septic system?
Only if you are a licensed installer yourself. The county’s order bans homeowner installations otherwise.
Do I need a septic permit on a large tract?
Yes. Rains County requires a permit and inspection whatever the size of the tract.
Is there a fee for a driveway culvert permit?
Not under the current policy, but extra inspections can cost $25 each, and you need a 911 address before the permit is issued.
Who issues building permits in Emory?
The City of Emory. A new home up to 1,500 sq ft costs $863.50, approved and paid at City Hall (903-473-2465).
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More Texas permitting guides
This guide is provided by Alliance Permitting for general information about Rains County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.