Building permits, zoning and land-development rules in Irion County, Texas

For an ordinary single-family house or duplex, the Texas residential-code framework does not require prior county approval before construction begins¹. We could not confirm that Irion County adopted the resolution needed to apply that framework locally, so ask the County Clerk whether residential inspection notices apply to your project⁴. If the framework does apply, the builder—not the county—contracts with an authorized inspector for the required construction-stage inspections¹. An owner-builder intending to use the house as a primary residence receives only a narrow exception from one penalty; that exception does not waive inspections or construction standards¹. Different rules apply to a Manufactured Home Rental Community: its infrastructure plan must receive County approval before construction or tenant occupancy, and the County may inspect the infrastructure and issue a Certificate of Compliance after compliant work^4,5.

The Irion County District-County Clerk is the starting point for subdivision plats and Manufactured Home Rental Community plans in unincorporated Irion County⁴. A subdivision application goes to Commissioners Court, while an MHRC plan goes through the County Clerk for a written decision by the County Judge². Published subdivision charges include a $3,000 base application fee plus $300 per lot, space or divided part; confirm current filing and recording charges with the Clerk². The Clerk is at Irion County Courthouse, 209 North Park View Street, Mertzon, TX 76941, and the phone number is 325-835-2421⁴. TCEQ, not the county, handles septic permits in Irion County; the county's regulations send applicants to TCEQ Region 8 in San Angelo at 325-655-9479⁵. Inside a city or its extraterritorial jurisdiction, ask the city about building permits and zoning, because the county's answer covers only unincorporated land; septic permits still come from TCEQ. Water-well registration, drilling approval and non-exempt production permits fall to the Irion County Water Conservation District⁷.

Unincorporated Irion County has no county zoning ordinance, and Irion County lacks general county zoning authority^2,3. County zoning therefore does not set general minimum dwelling size, minimum lot size, setbacks, lot coverage or building height on unincorporated land³. That is not the same as having no land-development rules: Irion County regulates plats and subdivisions in its unincorporated area, with statutory plat exceptions where applicable^4,8. Qualifying RV parks, trailer parks, tiny-home developments and campgrounds are treated as subdivisions⁵. Land inside a municipality or its extraterritorial jurisdiction may follow a different allocation of authority, so ask the relevant city before relying on the unincorporated-county answer; city zoning does not change that septic permits come from TCEQ^5,8.

TCEQ directly administers OSSF permits in Irion County because the county is not the local authorized agent, and the county could become one in the future only by obtaining permitting authority from TCEQ⁵. A permit and approved plan are normally required before constructing, installing, altering, extending, repairing or operating a septic system⁶. Emergency repairs are exempt from permitting but must be reported in writing within 72 hours after repairs begin⁶. The narrow exemption for a single-family home on at least 10 acres also requires a licensed site evaluation, every OSSF component at least 100 feet from the property line, no other dwelling on the tract, and no nuisance or groundwater pollution⁶. When inspection applies, the installer must notify the permitting authority at least 5 working days before the system is ready, and a failed system cannot be used until it passes⁹. Boreholes, cesspools and seepage pits are prohibited for sewage treatment or disposal⁹. Only 2.7% of county soils are rated without severe limits for a conventional drain field, so make the site evaluation an early purchase condition¹⁰.

Irion County's development regulations do not confirm whether a person may occupy a single RV, trailer or tiny home full-time. A developer accommodating no more than one non-MHRC lodging space at a time falls outside these development rules, but that exception is not an occupancy approval⁵. Ask the County Clerk about occupancy and wastewater before moving onto the parcel⁴. A qualifying multi-space RV park, trailer park, tiny-home development or campground is regulated as a subdivision and needs final-plat approval before construction⁵. An MHRC needs an approved infrastructure plan before construction or tenant occupancy and may need a County infrastructure inspection and Certificate of Compliance before utilities can serve it^4,5.

1. Confirm that the parcel is outside city limits and ask the County Clerk whether residential inspection notices apply⁴.
2. Determine whether the project divides land, creates a multi-space lodging development or qualifies as an MHRC; those projects trigger county review^4,5.
3. If subdividing, submit the executed plat, deed, tax-clearance evidence and supporting material; do not sell lots before the final plat is approved and filed².
4. If building an MHRC, meet with county officials before submission, obtain written plan approval, and complete any required infrastructure inspection^2,5.
5. Apply to TCEQ for septic approval and schedule the construction inspection unless the narrow exemption applies^5,6,9.
6. File a Notice of Intent to Drill with the water district before drilling a well; obtain a production permit if the well is non-exempt⁷.
7. Obtain a TxDOT permit before constructing or changing access on state-highway right of way¹¹.

Make septic suitability and cost an early contract condition because only 2.7% of Irion County soils are rated without severe limits for a conventional drain field¹⁰. For a well, verify district registration, preregistration approval, exemption status and spacing before choosing a homesite; even exempt wells must be registered and approved before drilling⁷. Before buying land to divide, confirm plat exceptions, fees, access, drainage, floodplain, utility and wastewater requirements with the County Clerk^2,8. The county regulations require at least 100 feet of frontage on a county or other public road for regulated subdivisions unless other law requires otherwise⁴. If a regulated development contains mapped floodplain, its plan must show the flood areas and structures must have finished floors at least 1 foot above base flood elevation⁵.