Donley County, TX Building Permits, Zoning & Septic Rules

Unincorporated Donley County, Texas has no building permit requirement and no county zoning office, and Texas law gives counties like Donley no general zoning power over unincorporated land¹²³. That means there's no county minimum dwelling size, no setbacks, and no restriction on living in an RV, tiny home or manufactured home on your own land³. Septic is the one thing that is regulated: since no local jurisdiction has taken over the program, the TCEQ regional office in Amarillo is the OSSF permitting authority for Donley County⁴⁵.

At a glance

Building permit: Not required in unincorporated Donley County¹
Zoning: No county zoning office or ordinance²
RV, tiny home & manufactured home living: Unrestricted by county rule; Donley County has no zoning authority³
Septic permit: Required through the TCEQ regional office in Amarillo⁴
Septic soil suitability: 47.8% of county soils have no severe limitation for a conventional drain field⁶
Water wells: Must be registered with the Panhandle Groundwater Conservation District; larger wells need a permit⁷
Property tax: About 1.1% effective rate; $1,019/yr median bill⁸⁹

Who to call

Also useful

Donley County Courthouse

Houses the County Judge, County Clerk, Commissioners Court and other county offices; the place to start for any land-use question, since Donley County lists no building, planning or zoning department

300 Sully Street, Clarendon, TX 79226

Septic permits

TCEQ Region 1 Office (Amarillo)

OSSF (septic) permitting authority for Donley County, since no local jurisdiction has been authorized to run the program

806-353-9251

5809 S. Western St. STE 260, Amarillo TX 79110-3631

Online permits →

Contact details are copied from each office’s official page and were checked against it on September 24, 2026.

Do you need a building permit in Donley County, Texas?

No building permit is required to build a home on unincorporated land in Donley County; the official county office listing shows no building, permit, inspection or code-enforcement department, and Texas counties generally lack authority to require one in unincorporated areas¹. That changes inside an incorporated city: Howardwick's code of ordinances makes the currently adopted building codes controlling on all dwellings and premises within its city limits, so a parcel inside Howardwick (or another incorporated town) is a different situation than unincorporated county land¹⁰. Texas does let larger counties adopt a fire code or residential construction standards, but that authority only reaches counties over 250,000 people or their neighbors, and Donley County's population of about 3,214 is far below that threshold, so it does not apply here¹¹¹². We could not confirm whether Donley County recognizes an owner-builder exemption, since no county permit program exists for one to apply to; if you plan to hire subcontractors, ask the county directly¹³.

Who do you call about building and land use in Donley County?

Donley County's government is based at the Donley County Courthouse in Clarendon, which houses the County Judge, County Clerk, Commissioners Court and the other elected county offices¹³. Since the county lists no building, planning or zoning department, this courthouse is the right first call for any land-use question on unincorporated land¹². Clarendon is the county seat, about 60 miles from the nearest metro area¹⁴.

Does Donley County have zoning?

Donley County has no zoning ordinance or planning office; Texas's county zoning statute only grants county zoning power for a handful of specific, narrowly defined areas elsewhere in the state (Padre Island, certain lakes and military zones among them), and none of those provisions reach Donley County²¹⁵. Because the county has no zoning authority, there's no county minimum dwelling size, no minimum lot size, no setback rule, no lot-coverage limit and no building-height limit, and Donley County has not published zoning districts³. That absence of zoning is also what makes RV, tiny-home, manufactured-home and accessory-dwelling living, and temporary camping, unrestricted by any county rule on unincorporated land³.

How do septic permits work in Donley County?

A permit is required to construct, install, alter, extend or repair an on-site sewage facility (OSSF) anywhere in Texas, and since no local jurisdiction in Donley County has been authorized to run the program, the TCEQ Region 1 office in Amarillo is the permitting authority⁴⁵. Soils are a middling constraint here: USDA data rates about 47.8% of Donley County's soils as free of severe limitations for a conventional septic drain field, so roughly half the county should expect extra site work or an alternative system⁶. A single-family home on a tract of 10 acres or more can qualify for Texas's 10-acre OSSF exemption, but only if it also meets every other condition: a licensed site evaluator's or engineer's evaluation, no nuisance or groundwater pollution, every part of the system at least 100 feet from the property line, effluent kept on the property, and no other dwelling on the tract¹⁶. Systems using secondary treatment or drip irrigation must be inspected by a maintenance company every four months, unless homeowner maintenance is allowed¹⁷.

Can you live in an RV or tiny home on your land in Donley County?

Yes: because Donley County has no zoning authority, RV, tiny-home and manufactured-home occupancy on your own private land is unrestricted by any county rule, and temporary camping is unrestricted too³. Once whatever you place on the land is plumbed, it still needs an OSSF permit through the TCEQ Region 1 office before you can use a septic system⁵⁴. This freedom applies to unincorporated county land only; a parcel inside Howardwick or another incorporated town falls under that town's own code instead¹⁰.

Building a home in Donley County: the steps, in order

Confirm the parcel is outside Clarendon, Howardwick, Hedley or Lelia Lake city limits; the rules described here apply to unincorporated Donley County land.
Before you buy, check soil suitability for septic; only about 47.8% of the county's soils carry no severe limitation for a conventional drain field⁶.
Apply for your OSSF (septic) permit through the TCEQ Region 1 office in Amarillo before installing any system, and budget for a licensed site evaluation if you're pursuing the 10-acre exemption⁵¹⁶.
If you'll drill a well, register it with the Panhandle Groundwater Conservation District; wells with 2-inch or larger production pipe producing more than 17.5 gallons per minute also need an Operating and Drilling Permit⁷.
If your driveway will connect to a state highway, contact the local TxDOT district office and submit Form 1058 before any right-of-way work begins; private residential driveways max out at 24 feet wide with at least a 15-foot connecting radius¹⁸.
For anything else, including confirming there's truly no permit or inspection required for your project, start with the Donley County Courthouse¹³.

What to check before you buy land in Donley County

Water is the headline issue: check soil suitability for septic (47.8% of the county carries no severe limitation for a conventional system) and confirm well registration or permitting with the Panhandle Groundwater Conservation District before you count on a given yield⁶⁷. Donley County is dry and drought-prone, averaging about 22 inches of precipitation a year with severe drought in roughly 31.2% of years, so plan water storage and irrigation accordingly¹⁹²⁰. There's no federal land in the county to worry about boundary access issues with, and the terrain is gentle, with about 93.8% of land at 15% slope or less, though only 4.4% of the county is wooded²¹²²²³. It's rural: about 3.5 people per square mile and roughly 60 miles from the nearest metro area²⁴¹⁴. Property taxes run near the state average for rural counties, at about 1.1% effective and a median bill of about $1,019 a year, and a typical home insurance premium here runs about $2,589 a year⁸⁹²⁵.

Watch-outs

We could not confirm whether Donley County recognizes an owner-builder exemption; no county building-permit program exists for one to apply to, and no official source addresses it directly, so ask the county before assuming one applies¹.
Donley County's official site (co.donley.tx.us) renders the same homepage content on every page we fetched, including the individual County Judge and County Clerk pages, so we could not confirm a direct phone number for county administration beyond the courthouse address; call ahead or visit in person¹³.

Sources

Written September 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

How Donley County scores

Seclusion86100% ev.

Self-Sufficiency1596% ev.

Admin Boringness8290% ev.

Durability25100% ev.

Property Autonomy71100% ev.

Carry Cost8096% ev.

Evidence strength: 97%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$136kTypical home

1.1%Property tax

$1,351Land / acre

22"Annual rain

31.2% of yrsSevere drought

42.6 / yr (+26.3)Mid-century 100°F days

30.4 daysMid-century dry spell

1.64" (+2.2%)Mid-century 1-day rain

1.29×Wildfire change factor

100%Forward climate coverage

$2,589Home insurance / yr

-0.9% / yrInsurance growth

0%Nonrenewal rate

single ZIP shrunk to state medianInsurance basis

510People within 30 min

381,835People within 2 hr

3,034Radius comparison (15 mi)

3.5People / sq mi

0%Federal land

93.8%Land at 15% slope or less

47.8%Septic soil without severe limits

279,460 acWorkable land screen

4.4%Wooded land

4.2 tonsBiomass / forest ac

60.1°FAvg temp

Answers from the rulebook for Donley County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Donley County rules

Building code adoptedPartial
Building-code adoption within Donley County, aggregated across local jurisdictions; the verified adoption applies to the City of Howardwick, not automatically to unincorporated Donley County.
- Howardwick's rule applies to dwellings and premises within the city limits.
- The Howardwick ordinance identifies the ordinance as amended and references an ordinance adopting the 2023 Code, but the excerpt does not identify the specific code edition.
- Clarendon's official community-development page states that construction and development activities comply with the latest building codes, but this research did not locate the specific adopting ordinance or edition.
- No official county source located in this research established countywide building-code adoption for unincorporated areas.
“The currently adopted building codes, and the provisions thereof, shall be controlling on all dwellings and premises within the city limits.”
City of Howardwick Code of Ordinances ↗Re-checked Sep 11, 2026
Zoning districts · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us.
- Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Minimum dwelling size · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us.
- Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Minimum lot size · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us.
- Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Setbacks · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us.
- Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Lot coverage · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us.
- Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Building height · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us.
- Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Living in an RV · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us.
- Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Camping on your land · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us.
- Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Tiny homes · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us.
- Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Manufactured homes · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us.
- Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Accessory dwellings · by state lawNo county rule
Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us.
- Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
Well permitLimited
Water wells in Donley County within the Panhandle Groundwater Conservation District
- All wells drilled in the Panhandle Groundwater Conservation District must be registered or permitted.
- An Operating Permit is required for each contiguous acreage tract with existing or new permitted wells.
- A Drilling Permit is required before drilling a new permitted well.
- A permitted well is defined as having production pipe 2 inches or greater and producing more than 17.5 gallons per minute, except as provided by District Rule 5.1(a)(1)-(2).
- Wells exempt from Operating and Drilling Permits require registration only; the stated exemption is wells producing 17.5 gallons per minute or less.
- New wells must meet District spacing rules under Rule 8.1.
production pipe diameter threshold: >= 2 inches (Except as stipulated in Rule 5.1(a)(1)-(2)) · production rate threshold: > 17.5 gallons per minute (Wells producing 17.5 gallons per minute or less require registration only)
“All wells drilled in the Panhandle Groundwater Conservation District must be registered or permitted.”
Panhandle Groundwater Conservation District ↗Re-checked Sep 11, 2026
Building permitNot required
The official Donley County office listing shows no building, permit, inspection, or code-enforcement department, and Texas counties generally lack authority to require building permits in unincorporated areas.
Donley County Government ↗Scouted from the county site, not yet independently re-checked
County-wide zoningAbsent
No planning or zoning office appears among Donley County's listed departments, consistent with Texas counties lacking general zoning authority over unincorporated land.
Donley County Government ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

Who permits septicMixed
On-site sewage facilities, including septic systems, throughout Texas
- In most areas, local governments act as TCEQ-authorized agents and administer the OSSF program.
- The TCEQ regional office is the permitting authority where a local jurisdiction has not been authorized.
- Local permitting programs may be more stringent than state minimums.
“TCEQ is not often the OSSF permitting authority. [...] The TCEQ regional office will be the permitting authority in locations where a local jurisdiction has not been authorized.”
Getting a Permit for an OSSF - Such as a Septic System ↗Re-checked Sep 12, 2026
Septic permitRequired
Construction, installation, alteration, extension, or repair of an OSSF in Texas
- A permit and approved plan are required to construct, alter, repair, extend, and operate an OSSF.
- A 10-acre exemption may apply only if all listed conditions are met: site evaluation by a TCEQ-licensed site evaluator or professional engineer; single-family dwelling on at least 10 acres; no nuisance or groundwater pollution; all OSSF parts at least 100 feet from the property line; effluent disposed of on the property; and the single-family dwelling is the only dwelling on the tract.
- Emergency repairs listed by TCEQ do not require a permit but must be reported in writing to the permitting authority within 72 hours after repairs begin.
- Grandfathered systems may also be exempt if the stated conditions are met.
minimum tract size for 10-acre exemption: >= 10 acres (single-family dwelling and all other TCEQ conditions must be met) · minimum OSSF distance from property line for 10-acre exemption: >= 100 feet (all parts of the OSSF) · emergency repair reporting deadline: <= 72 hours (after repairs have begun; written report to permitting authority)
“A permit is required to construct, install, alter, extend, or repair an OSSF. [...] An OSSF may be exempt from permitting if it complies with all other requirements, including planning, construction, and installation standards of 30 TAC 285 AND meets the “10 acre rule”:”
Getting a Permit for an OSSF - Such as a Septic System ↗Re-checked Sep 12, 2026
One more reviewed finding on this topic
- Required — Construction, installation, alteration, extension, repair, and operation of OSSFs in Texas, including Donley County, subject to the applicable local permitting authority
  “A permit is required to construct, install, alter, extend, or repair an OSSF. Always check with your local permitting authority. Local permitting programs can be more stringent than State minimums.”
  Getting a Permit for an OSSF - Such as a Septic System ↗Re-checked Sep 11, 2026
Septic inspectionLimited
OSSF installation and, where applicable, maintenance inspections in Texas
- Authorized agents or their designated representatives inspect system installation.
- Some permitting authorities impose more stringent requirements.
- Maintenance-provider inspection and reporting requirements apply to systems and circumstances governed by 30 TAC §285.91(4).
- Electronic monitoring may reduce reporting to every six months where the stated monitoring conditions apply.
reduced maintenance reporting interval with qualifying electronic monitoring: 6 months (only where the system uses the specified electronic monitoring, automatic notification, and disinfection monitoring)
“Many times, the AA has a "designated representative" (DR) to assist them with their responsibilities, which include reviewing plans for constructing, altering, extending or repairing each OSSF; issuing permits; and inspecting system installation. [...] If the system uses an electronic monitor, automatic radio or telephone to notify the maintenance provider of system or component failure and to monitor the amount of disinfection in the system, reporting may be reduced to every six months.”
Basics for Septic Systems ↗Re-checked Sep 12, 2026
One more reviewed finding on this topic
- Limited — OSSFs using secondary treatment or drip irrigation in Texas, including Donley County, subject to applicable local requirements
  “A system using secondary treatment or drip irrigation must be inspected by a valid maintenance company once every four months, or be maintained by the single family homeowner, where allowed.”
  Advice for an Owner of an On-Site Sewage Facility (Septic System) ↗Re-checked Sep 11, 2026
Off-grid sanitationLimited
Residential graywater and alternative onsite-water reuse in Donley County, excluding toilet waste from the definition of graywater
- Graywater excludes wastewater that has contacted toilet waste, diaper waste, or food-preparation/disposal sinks.
- At private residences, permitted uses include foundation protection, gardening, composting, landscaping, and toilet or urinal flushing.
- Design and operation depend on the water source and facility type and must follow 30 TAC Chapter 210, Subchapter F; if wastewater is directed to an OSSF, 30 TAC Chapter 285, Subchapter H applies and may allow OSSF size reduction.
- This claim does not establish that composting toilets or other complete off-grid sanitation systems are authorized.
“Graywater and Alternative Onsite Water generated at private residences can be used for the following purposes: to minimize foundation movement or cracking; for gardening; for composting; for landscaping; and for toilet or urinal flushing.”
Beneficial Re-Use of Graywater and Alternative Onsite Water ↗Re-checked Sep 11, 2026
Driveway accessLimited
New or modified driveways connecting property in Donley County to a state highway right-of-way.
- The applicant should contact the local TxDOT District office and submit Form 1058.
- The application must include the proposed work description, applicant name and mailing address, and driveway location.
- The applicant must be the property owner or authorized representative and must seek access, not parking or vehicle servicing on state highway right-of-way.
- No right-of-way construction may begin until a fully executed permit is received and 24-hour notice is given to TxDOT.
- Construction must comply with the permit and applicable regulations and pass TxDOT inspection.
- Drainage impacts must be coordinated with and approved by TxDOT before any local approval.
- No driveway is permitted within a flared or widened right-of-way section at a state-highway intersection.
- Private residential driveways may not exceed 24 feet in width, except as increased by permissible radii; the connecting radius may not be less than 15 feet.
- Farm/ranch driveway guidance calls for a 25-foot return radius and 20-foot throat width, with sufficient vehicle storage at the gate.
private residential driveway maximum width: <= 24 feet (permissible radii may increase the measured width) · private residential driveway minimum connecting radius: >= 15 feet · pre-construction notice: >= 24 hours (after receipt of a fully executed permit)
“To obtain a permit to construct a driveway or to revise any existing driveway, the applicant should contact the local District TxDOT office.”
Section 4: Driveway Permits, Design, and Materials ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Required — New or modified access driveways connecting property to a Texas state highway right of way.
  “A driveway must be constructed in accordance with a fully executed driveway permit”
  Section 4: Driveway Permits, Design, and Materials ↗Re-checked Sep 12, 2026
Permit feesPublished (with conditions)
The $10 fee reporting requirement for OSSF authorized agents administering the Texas OSSF program, including any applicable OSSF permitting activity in Donley County.
- The cited page describes fees collected by an authorized agent and requires monthly reporting; it does not establish a complete Donley County fee schedule.
- Local permitting authorities may administer OSSF permitting where authorized by TCEQ.
reported OSSF fee: 10 USD
“to account for the total number of $10 fees that were collected during the month.”
How to Become a Texas On-Site Sewage Facility (Septic System) Authorized Agent ↗Re-checked Sep 11, 2026
Permit processPublished (with conditions)
Constructing a new driveway or revising an existing driveway on the right of way of a Texas state highway.
- The applicant should contact the local District TxDOT office.
- The applicant must submit Form 1058, Permit to Construct Access Driveway Facilities on Highway Right of Way.
- The application must be for the bona fide purpose of securing or changing access to the owner's property, not parking or servicing vehicles on state highway rights of way.
- No construction may begin on the right of way until a fully executed driveway permit is received and the applicant gives TxDOT 24-hour notification.
- The driveway must comply with the executed permit and applicable regulations; TxDOT inspection must find construction satisfactory.
- Where a local public agency has permitting authority, drainage impacts on the state highway system still require TxDOT approval before local approval.
- Driveway geometrics, utilities, environmental requirements, wetlands considerations, ADAAG, TAS, and other applicable state and federal laws must be considered.
required form: Form 1058, Permit to Construct Access Driveway Facilities on Highway Right of Way · advance notification: 24 hours (Notification to TxDOT is required before construction on the right of way.) · private residential driveway maximum width: <= 24 feet (Except as increased by permissible radii.) · minimum driveway radius to highway pavement: >= 15 feet
“The applicant shall complete and submit to TxDOT a Form 1058”
Section 4: Driveway Permits, Design, and Materials ↗Re-checked Sep 12, 2026
One more reviewed finding on this topic
- Published (with conditions) — OSSF permit applications in Donley County when the local jurisdiction has not been authorized; the TCEQ regional office is then the permitting authority.
  “The TCEQ regional office will be the permitting authority in locations where a local jurisdiction has not been authorized. [...] within 30 days of receipt.”
  Getting a Permit for an OSSF - Such as a Septic System ↗Re-checked Sep 11, 2026
county zoning authorityLimited
Texas counties adopting zoning regulations for specified unincorporated or otherwise specially defined areas.
- Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters.
- For Padre Island, the authority applies in Cameron or Willacy County outside a municipality and within two miles of a publicly owned park or recreational development, or within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.
- Other Chapter 231 subchapters address special areas including the Amistad Recreation Area in Val Verde County, military zones, certain lakes, the El Paso Mission Trail Historical Area, Lake Somerville, and Falcon Lake in Zapata County.
- The cited statute was enacted effective September 1, 1987; the Falcon Lake subchapter was added effective June 15, 2007, and amended effective September 1, 2009.
Padre Island distance from publicly owned park or recreational development: <= 2 miles (Area must be outside a municipality and in Cameron or Willacy County.) · Padre Island distance from beach, wharf, or bathhouse: <= 2 miles (The beach, wharf, or bathhouse must be used by at least 500 persons annually.)
“This subchapter applies to the areas of Padre Island located in Cameron or Willacy County and located: (1) outside a municipality but within two miles of a publicly owned park or recreational development; or (2) within two miles of a beach, wharf, or bathhouse used by at least 500 persons annually.”
Local Government Code Chapter 231, County Zoning Authority ↗Re-checked Sep 21, 2026
county building authorityLimited
Texas counties adopting and enforcing fire-code building permits for specified buildings in unincorporated areas and applying residential building-code standards in certain counties.
- Under Section 233.061, the county must have a population over 250,000 or be adjacent to a county with a population over 250,000.
- Under Section 233.062, the fire code applies only to commercial establishments, public buildings, and multifamily residential dwellings consisting of four or more units constructed in an unincorporated area.
- The fire code does not apply to an industrial facility having a fire brigade that conforms to Occupational Health and Safety Administration requirements.
- A covered applicant must submit a plan and a commissioners-court-set application fee; the county must issue or deny the permit within 30 days, and failure to act within 30 days approves the construction for purposes of the subchapter.
- The fire code must conform to the International Fire Code or Uniform Fire Code as those codes existed on May 1, 2005, or establish protective measures exceeding those standards; later editions may be adopted.
- Residential standards under Section 233.152 apply only if the county adopts a resolution or order and the county is within 50 miles of an international border or has a population over 100.
- Those residential standards apply only to new single-family-house or duplex construction beginning after September 1, 2009; manufactured or modular structures governed by Occupations Code Chapters 1201 or 1202 are excluded from the definition of new residential construction.
- A municipality's building code controls in its extraterritorial jurisdiction, and Section 233.152 does not authorize county prior approval of new residential construction or county zoning regulations.
- Fire-code inspection and permit fees may be charged under a fee schedule based on building type, limited to amounts necessary to administer and enforce the subchapter; inspection fees must be reasonable and reflect approximate inspection costs.
county population threshold for fire-code authority: > 250000 persons (A county adjacent to a county over 250,000 also qualifies.) · multifamily residential dwelling threshold: >= 4 units (The fire code applies only to covered buildings constructed in an unincorporated area.) · residential-code border distance: <= 50 miles (Alternative qualification is county population over 100.) · application decision period: 30 days (If the commissioners court does not issue or deny the permit within 30 days after receiving the application and fee, construction is approved for purposes of the subchapter.) · residential standards effective construction date: > 2009-09-01 (Applies only to new residential construction that begins after September 1, 2009.)
“The commissioners court of a county with a population of over 250,000 or a county adjacent to a county with a population of over 250,000 may adopt a fire code and rules necessary to administer and enforce the fire code. [...] The fire code applies only to the following buildings constructed in an unincorporated area of the county: (1) a commercial establishment; (2) a public building; and (3) a multifamily residential dwelling consisting of four or more units.”
Local Government Code Chapter 233, County Regulation of Housing and Other Structures ↗Re-checked Sep 21, 2026

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

Owner-builder exemption — Owner-builder exemptions from building permit or building-code requirements in Donley County, including unincorporated areas.
Inspections — Building inspections in Donley County, including unincorporated areas.
Certificate of occupancy — Certificates of occupancy in Donley County, including unincorporated areas.
Mandatory utility hookup — Water and sewer utility connection requirements for property in Donley County
Building in a floodplain — Floodplain development in Donley County.

1 more unanswered

Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Donley County, Texas

Is Donley County a good place to live off-grid or homestead?

Donley County scores 41/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 510 people within a 30-minute drive and low administrative friction for a quiet rural property. Watch-outs: thin water margin (22″/yr rainfall) and elevated mid-century heat, water, rain, or wildfire exposure.

Do you need a building permit in Donley County, Texas?

Donley County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by TCEQ Regional Office (On-Site Sewage Facility Program). These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in Donley County?

Living in an RV on your own land in Donley County is allowed: Unincorporated Donley County: no county rule sets this, because Texas law gives zoning power only to certain counties, and Donley County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.donley.tx.us. Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits. Chapter 231 does not grant a general statewide county zoning power; authority is provided through geographically or subject-matter limited subchapters. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Donley County, Texas?

Land in Donley County runs about $1,351 per acre, based on the latest county data.

What is the water situation in Donley County?

Donley County gets about 22" of rain a year, with severe drought in roughly 31.2% of years.

How remote is Donley County?

A representative private-land location has about 510 people within a 30-minute drive and 381,835 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

Building permits, zoning and land rules in Donley County, Texas

At a glance

Who to call

Do you need a building permit in Donley County, Texas?

Who do you call about building and land use in Donley County?

Does Donley County have zoning?

How do septic permits work in Donley County?

Can you live in an RV or tiny home on your land in Donley County?

Building a home in Donley County: the steps, in order

What to check before you buy land in Donley County

Watch-outs

Sources

Donley County in Texas

How Donley County scores

Find land. Bring the promising ones back.

Parcel due diligence

Answers from the rulebook for Donley County

Donley County rules

Texas rules that apply here

Still unanswered

Living off-grid in Donley County, Texas

Is Donley County a good place to live off-grid or homestead?

Do you need a building permit in Donley County, Texas?

Can you live in an RV or tiny home on your land in Donley County?

How much does land cost in Donley County, Texas?

What is the water situation in Donley County?

How remote is Donley County?

How Donley compares in Texas