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

Unincorporated Hall County does not require a county building permit, although the county's official pages do not publish an express permit rule¹. That answer does not extend into incorporated cities. Memphis requires a city building permit before anyone constructs, alters, removes or demolishes a building or structure, and the city has adopted the 2003 International Residential Code^3,4. The Memphis permit form lists a $5 residential fee, a $25 commercial fee, a $75 plumbing inspection fee when plumbing is included and a $100 electrical inspection fee when electrical work is included⁴.

Those city building rules do not replace wastewater or highway approvals. A septic system generally needs a septic permit before construction, installation, alteration, extension or repair⁶. A new or modified driveway connecting to a state highway requires Form 1058 and a fully executed driveway permit before right-of-way work begins¹¹.

Hall County does not list a county building department, so there is no general county building-permit counter for unincorporated land¹. Inside Memphis, the city issues the required building permit under its adopted residential code^3,4. Turkey administers its own listed zoning ordinance⁵. Septic permitting does not move with those city building-permit or zoning functions: TCEQ Region 1 in Amarillo serves Hall County where the state is the permitting authority and can be reached at 806-353-9251 at 5809 S. Western St. Ste 260, Amarillo, TX 79110-3631^6,7.

For a driveway connecting to a state highway, use TxDOT's driveway-permit process and contact the Memphis Maintenance Office at 220 E. Noel, Memphis, TX 79245-0224, phone 806-259-2122^11,12.

Texas does not give Hall County general zoning authority over unincorporated land, so the county cannot set zoning districts, minimum dwelling size, minimum lot size, setbacks, lot coverage or building-height limits through general zoning². The City of Turkey lists a zoning ordinance within its incorporated limits, although the published page does not supply dimensional standards⁵.

Subdivision law is separate from zoning. Covered divisions outside municipal limits generally must be platted, and the commissioners court approves a required plat by an order entered in its minutes¹³. State law includes exceptions for specified agricultural divisions, certain family transfers and other qualifying divisions, but Hall County's own application process, added standards and fees could not be confirmed¹⁴. Before buying part of a larger tract, ask the Hall County Clerk whether the proposed legal description requires an approved and recorded plat¹⁵.

TCEQ's Amarillo regional office administers Hall County septic permitting where no local authorized agent exists, and a septic permit is generally required before OSSF construction, installation, alteration, extension or repair⁶. Published fees are $200 for a single-family OSSF, $400 for another OSSF type and an additional $10 commission fee for each permit⁹. For a permitted installation, the installer must give the permitting authority at least five working days' notice before the system is ready, and the authority must inspect the construction⁸.

A narrow exemption can apply to the only single-family dwelling on a tract of at least 10 acres when a licensed site evaluation is completed, the system creates no nuisance or groundwater pollution, every component is at least 100 feet from the property line and effluent remains on the property⁶. An owner may install a system for the owner's single-family dwelling only if the permitting authority allows it, the owner has the needed skills and equipment, the owner also owns the property, and no part of the property is being developed for sale or lease⁶. Only 23.5% of Hall County soils are rated without severe limitations for a conventional drain field, so budget for parcel-specific evaluation rather than assuming a conventional system will fit¹⁶.

Unincorporated Hall County has no general zoning authority to restrict RV occupancy, tiny-home occupancy, manufactured-home occupancy or temporary camping through county zoning². An occupied RV or tiny home that disposes of domestic sewage through an OSSF must comply with state planning, construction, operation and maintenance rules; a permit and approved plan are generally required unless an exemption applies¹⁷. Private wells are also conditional: state registration is generally unnecessary outside a groundwater district, but district rules may require registration or permits and a new well requires a State of Texas Water Well Report¹⁸. Mesquite Groundwater Conservation District serves Hall County and uses an application for exempt and non-exempt wells¹⁰.

Municipal boundaries change the answer. Memphis requires building permits, and Turkey lists a city zoning ordinance^3,5. We could not confirm a short-term-rental rule or certificate-of-occupancy requirement for unincorporated Hall County.

1. Confirm whether the parcel is unincorporated or inside Memphis or Turkey, because Memphis building-permit rules and Turkey zoning approval apply only within their city jurisdictions^3,5.
2. If the purchase divides a larger tract, ask the Hall County Clerk whether state platting law requires approval and recording¹³.
3. For a private well, submit Mesquite Groundwater Conservation District's application before drilling¹⁰.
4. Obtain the site evaluation and apply to TCEQ for the septic permit unless every condition of the OSSF exemption is met⁶.
5. If access connects to a state highway, submit Form 1058 and wait for an executed driveway permit before right-of-way construction¹¹.
6. Build under the applicable jurisdiction: no county building permit is required in unincorporated Hall County, while Memphis requires a city building permit and compliance with its adopted residential code^1,3,4.
7. For a permitted OSSF, give TCEQ the required notice and arrange the septic construction inspection before using the system⁸.

Start with water and wastewater. Hall County averages 22.4 inches of precipitation a year and has experienced severe drought in 33% of years, so verify the proposed well location and expected yield with Mesquite Groundwater Conservation District before treating groundwater as assured^10,16. Because only 23.5% of soils avoid a severe conventional-drain-field limitation, make the septic site evaluation part of due diligence¹⁶.

Confirm legal access and jurisdiction next. A state-highway driveway needs state approval, covered land divisions may need a recorded plat, and incorporated parcels can face city rules^3,5,11,13. Ask the county about floodplain development before closing because the responsible administrator and local permit process could not be confirmed. Texas has distinct agricultural appraisal paths: traditional agricultural-use appraisal requires three prior years of agricultural use plus primary-occupation and primary-income tests, while open-space appraisal generally requires agricultural or timber production in five of the past seven years^19,20.