Bolthole Index

Galveston County, Texas

Building permits, zoning and septic rules in the Village of Tiki Island, Texas

The Village of Tiki Island, Texas, in Galveston County, requires a village building permit for new structures, additions and remodels1, and it has its own zoning chapter2. The village does not allow manufactured homes3. We could not confirm who handles septic permits inside the village; the Galveston County Health District permits septic systems countywide4.

At a glance

Building permit
Required for new structures, additions and major remodels, issued by the village1
Zoning
Village zoning exists (Chapter 44 of the village code)2
Building code
2018 International Residential and Building Code, plus windstorm and FEMA rules5
Plan review fee
$100, nonrefundable, due at drop-off6
Manufactured homes
Not allowed3
Septic
Not confirmed inside the village; Galveston County Health District permits septic systems countywide4

Who to call

Building permits

Village of Tiki Island, Building Department

Building permits, plan review and inspections inside the village

409-935-1427

[email protected]

802 Tiki Drive Tiki Island TX. 77554

Septic permits

Galveston County Health District

Permits and inspects on-site sewage facilities (septic systems) countywide as TCEQ's authorized agent

409-938-7221

9850 Emmett F. Lowry Expressway, Texas City, TX 77591

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

Off-grid gear

Going off-grid in Village of Tiki Island means bringing your own water and power. The kit we’d start with:

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Does Tiki Island have zoning, and what does it mean for RVs, tiny homes and lot size?

Yes. The Village of Tiki Island has adopted its own zoning, and Chapter 44 of the village code of ordinances governs it2. Because the village zones, Galveston County's lack of county zoning for unincorporated land does not describe Tiki Island lots.

The village does not allow manufactured homes to be placed inside its limits3. We could not confirm the village's rules on RV living, temporary camping, tiny homes, accessory dwellings, minimum lot size, setbacks or building height, so ask the village office at 409-935-1427 before you plan anything unusual7. The village's published guidance also refers to build lines on each lot, which affect where a house can sit8.

Do you need a building permit in Tiki Island, and who issues it?

Yes. The Village of Tiki Island requires plans, specifications and a plot plan for all work, whether new structures or the interior or exterior of existing structures1. The village building inspector reviews the plans, along with the homeowner association and section leader where one applies8.

Construction is held to the 2018 International Residential and Building Code, and windstorm requirements and FEMA codes the village has adopted also apply5. Electrical, plumbing and similar trade work needs its own permits pulled by a registered contractor7.

Galveston County's rules for unincorporated land do not replace these; inside village limits the village issues building permits. For land outside the village, see the Galveston County page.

What does a Tiki Island building permit cost?

The village charges a $100 nonrefundable plan review fee at drop-off for new structures, additions and major remodels6. All builders and contractors must register with the village, and registration is $50 per year6. If an inspector arrives and the work is not ready, the village adds a $50 fee per inspection6. The building permit itself costs more or less depending on the size and type of the structure6. Fees and bonds must be paid before the permit is issued1.

The village's published inspection list is long: it sets a minimum of 104 inspections for a new house and 2 for a remodel or alteration9.

How do septic permits work inside Tiki Island?

We could not confirm who administers septic permits for lots inside Tiki Island village limits, or whether a given lot uses a septic system at all. The village's building-permit guidance tells applicants to apply and pay for water and sewer connections before construction begins and gives the water district's number, (409) 935-148610. Ask the water district first whether your lot has a sewer connection.

If your lot needs an on-site sewage facility, the Galveston County Health District permits, inspects and regulates septic systems in Galveston County as an authorized agent of the state environmental agency4. Texas requires a permit to construct, install, alter, extend or repair a septic system11. Call the district at 409-938-7221 to confirm that it covers your address12.

Can you live in an RV or tiny home on your land in Tiki Island?

We could not confirm. The village has zoning, but we did not find a published RV-use rule, temporary-camping rule or tiny-home provision2. Galveston County's lack of county zoning does not answer the question for land inside the village, because the village sets its own rules. Manufactured homes are prohibited inside the village3, and a certificate of occupancy is required for new-home and addition projects before anyone occupies the structure13.

Call the village office at 409-935-1427 and ask for the zoning district of your lot and whether RV or tiny-home use is permitted there7.

Building a home in Tiki Island: the steps, in order

  1. Check the village code and any deed restrictions that apply to your lot, and get your homeowner association or section leader approval where one applies8.
  2. Apply and pay for water and sewer connections before beginning construction10.
  3. Submit plans, specifications and a plot plan to the village office with the $100 plan review fee6.
  4. Register your contractors with the village6.
  5. Pay the required fees and bonds, then post the permit in plain sight until work is complete8.
  6. Call in inspections; the permit card must be visible from the street or the inspector will not inspect9. Concrete and driveways are inspected before pouring14.
  7. Finish the occupancy checklist; living in or furnishing the house early can bring a fine of $100 per day13.

What stays with Galveston County, and what to check before you buy in Tiki Island

Flood rules matter most here. The village's guidance sets a 2 ft freeboard requirement above base flood elevation7, and Galveston County runs its own floodplain permitting for county flood zones15. Ask the village whether your lot needs a floodplain development permit before you close.

Galveston County's effective property tax rate is 1.5%16, and its typical home insurance premium is about $1,529 a year17. Both are county-level figures, so ask the Galveston Central Appraisal District and your insurer for your address. For land outside the village, use the Galveston County page; county rules there do not apply inside village limits.

Watch-outs

  • We could not confirm who permits septic systems inside the village; call the Galveston County Health District at 409-938-7221 and the village's water district before you buy1210.
  • Owner-builders: the village permit form has an owner-builder signature line, but we could not confirm an exemption from permits, fees or contractor registration, so ask the village office1.
  • Early occupancy or furnishing before the occupancy checklist is complete can bring a fine of $100 per day13.
  • Zoning dimensions (lot size, setbacks, height) and RV or tiny-home rules were not confirmed; get the zoning district for your lot from the village before you buy2.

Sources

  1. New Construction Building Permit Guidelines and Forms (Village of Tiki Island), quoted and re-checked
  2. Ordinance of 04-15-2015 (1) | Code of Ordinances | Tiki Island, TX (Village of Tiki Island), quoted and re-checked
  3. villageoftikiisland.gov (Village of Tiki Island), quoted and re-checked
  4. Environmental Health Services Fees, quoted and re-checked
  5. New Construction Building Permit Guidelines and Forms (Village of Tiki Island), quoted and re-checked
  6. New Construction Building Permit Guidelines and Forms (Village of Tiki Island), quoted and re-checked
  7. Village of Tiki Island, Building Department (villageoftikiisland.gov)
  8. New Construction Building Permit Guidelines and Forms (Village of Tiki Island), quoted and re-checked
  9. New Construction Building Permit Guidelines and Forms (Village of Tiki Island), quoted and re-checked
  10. New Construction Building Permit Guidelines and Forms (Village of Tiki Island), quoted and re-checked
  11. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  12. Galveston County Health District (gchd.org)
  13. New Construction Building Permit Guidelines and Forms (Village of Tiki Island), quoted and re-checked
  14. New Construction Building Permit Guidelines and Forms (Village of Tiki Island), quoted and re-checked
  15. Order Applying Residential Building Code Standards to Galveston County, quoted and re-checked
  16. Effective property tax rate: Bolthole Index county data
  17. Typical home insurance premium: Bolthole Index county data

Written October 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.

Answers from the rulebook for Village of Tiki Island

Village of Tiki Island’s own rules

  • Building permitRequired

    New structures, additions, major remodels, and other listed construction work inside Tiki Island village.

    • Submit plans, specifications, and plot plan.
    • Building Inspector, homeowner association, and section leader review applies where applicable.
    • All required fees and bonds must be paid before issuance.

    plan review fee: 100 USD (Nonrefundable; required at drop-off for the stated new-structure, addition, or major-remodel procedure.)

    “Builder or owner will submit plans, specifications and plot plan to the Village of Tiki Island office for work to be performed. This procedure is required for all work whether new structures or on the interior or exterior of existing structures.”
  • Building code adoptedAdopted (with conditions)

    Construction inside Tiki Island village.

    • The listed codes and village ordinances are stated to be strictly enforced.
    • Windstorm requirements and FEMA codes adopted by the village also apply.
    “2018 International Residential and Building Code”
  • InspectionsRequired

    Permitted construction inside Tiki Island village.

    • Inspections must be called in for scheduling.
    • The permit card must be visible from the street or an inspection will not be made.
    • The published minimum counts are 104 for a new house and two for remodeling or alterations.

    new-house minimum inspections: >= 104 inspections · remodel-or-alteration minimum inspections: >= 2 inspections

    “Minimum Inspections Required But Not Limited To:”
  • Certificate of occupancyRequired

    New-home or addition projects inside Tiki Island village before occupancy.

    • Final Building Department inspection and safety compliance are prerequisites.
    • Contractor permits, registrations, certifications, final elevation certificate, final survey, and energy certification are listed checklist prerequisites.

    early-occupancy fine: 100 USD per day (Potential fine if occupancy or furnishings occur before checklist completion.)

    “completed before any occupancy of the structure”
  • Local zoningPresent (with conditions)

    Land inside the corporate limits of Tiki Island village.

    • Chapter 44 is amended by village ordinance.
    “AMENDING CHAPTER 44, ZONING OF THE CODE OF ORDINANCES”
  • Manufactured homesProhibited

    Placement of manufactured homes inside Tiki Island village.

    “Placement of manufactured homes not allowed.”
  • Mandatory utility hookupWater and sewer (with conditions)

    New construction inside Tiki Island village.

    • The applicant must apply and pay for water and sewer connections before beginning construction.
    • The village guidance directs applicants to water district number (409) 935-1486.
    “water and sewer connections prior to beginning construction”
  • Driveway accessRequired

    Driveway construction inside Tiki Island village.

    • Concrete work and driveways require inspection before pouring.
    • Driveway must slope away from the street at least two inches for the first ten feet.
    • An expansion joint is required at the property line when crossing an easement.

    minimum slope away from street: >= 2 inches per first 10 feet

    “driveways to be inspected prior to pouring”
  • Permit feesPublished (with conditions)

    New-home and addition permit applications inside Tiki Island village.

    • Plan-review fee is nonrefundable.
    • Building permit cost varies by structure size and type.
    • Additional not-ready inspection fee is stated in the guidance.

    new construction plan review: 100 USD (Nonrefundable.) · contractor registration: 50 USD per year (All builders and contractors.) · not-ready inspection fee: 50 USD per inspection (When an inspector arrives and work is not ready.)

    “There is a $100 non refundable plan review fee required at time of drop off. Fill out an appropriate HMO/section leader application and get approval as needed. This procedure is required for all new structures, additions or major remodels.”
  • Permit processPublished (with conditions)

    Construction permit applications inside Tiki Island village.

    • Submit plans, specifications, and plot plan.
    • Required fees and bonds must be paid.
    • Permit must be posted in plain sight until work is completed.
    “Plans, specifications and plot plan to be checked by Building Inspector and Homeowner Association and appropriate section leader where applicable before permit or construction can begin. All variances will be attached to the original permit”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Village of Tiki Island or Galveston County directly.

  • Owner-builder exemption — Owner-builders inside Tiki Island village.
  • Minimum dwelling size — Dwellings inside Tiki Island village.
  • Minimum lot size — Lots inside Tiki Island village.
  • Setbacks — Construction inside Tiki Island village.
  • Lot coverage — Lots inside Tiki Island village.
13 more unanswered
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Agricultural exemption
  • Subdividing land
  • 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.

Unanswered questions are usually a sign that Village of Tiki Island publishes no rule on the point, not that none exists. Galveston County’s page lists the county offices to call.

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