Bolthole Index

Johnson County, Texas

Zoning, building permits and septic in Grandview, Texas

The City of Grandview, Texas has its own zoning districts1 and requires a city building permit from the Building Inspector before any permanent structure goes up inside city limits2. Septic permits for lots in Grandview are not confirmed on the city's pages, so ask the city and Johnson County Development Services before you buy. Land outside city limits follows Johnson County's rules instead.

At a glance

Building permit
Required before any permanent structure inside city limits2
Zoning
Yes, the city is divided into zoning districts1
Inspections and occupancy
Inspections, then a certificate of occupancy34
Minimum lot, SF-1
9,000 sq ft, 70 ft wide, 100 ft deep5
Minimum lot, Agricultural
87,120 sq ft, 100 ft wide, 200 ft deep6
Septic
Johnson County is the state's designated septic representative; inside city limits, confirm with the county and city hall7
RV living
Travel trailers only as a specific use in the MH-2 district8
Owner-builder
No general exemption found; state licensing exemptions for own-home electrical work9

Who to call

Building permits

City of Grandview Permit Coordinator

Building permit applications, plan review coordination and inspection scheduling inside Grandview city limits

817-866-2699

1100 McDuff Avenue, Grandview, TX 76050

Online permits →

Septic permits

Johnson County Development Services / Public Works

Septic (OSSF) permits as TCEQ's designated representative for Johnson County; whether this covers lots inside Grandview should be confirmed with the office

(817) 556-6380

[email protected]

Johnson County Annex 2, N Mill St Suite 305, Cleburne, Texas 76033

Contact details are copied from each office’s official page and were checked against it on October 23, 2026.

Off-grid gear

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

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Do you need a building permit in Grandview, Texas?

Yes. Grandview's zoning ordinance says no permanent structure may be built or placed inside city limits until the Building Inspector issues a building permit2. Plans must be approved by the Building Inspector before the permit is issued2. The city has adopted the 2015 editions of the International Residential Code and International Building Code, plus the 2017 National Electrical Code10.

After the permit, the Building Inspector conducts foundation, plumbing, electrical and framing inspections3. No permanent structure may be occupied until the Building Inspector issues a certificate of occupancy4.

The rule is different outside city limits. Unincorporated Johnson County requires a Development Permit rather than a conventional building permit11, and the county says it cannot issue certificates of occupancy12. See the Johnson County page for land outside the city.

Who issues building permits in Grandview, and how do you reach them?

The City of Grandview issues its own building permits; the Permit Coordinator is the primary contact for applications, plan review and inspection scheduling13. The office takes calls at 817-866-269913, and applications go through the city's online residential permit form. After staff review the application, they call to confirm details and collect fees, then email an approval14.

The Grandview pages we reviewed do not publish a fee schedule, so ask the Permit Coordinator what your project will cost. A new structure on a TxDOT road also needs a TxDOT drive-access permit before the city issues a building permit15.

Johnson County Development Services is not the right office for a lot inside Grandview city limits; its development permits cover unincorporated land outside the city limits16.

Does Grandview have zoning, and what does it mean for lot size, setbacks and RVs?

Yes. The City of Grandview is divided into zoning districts, and each district sets how property may be used and which development standards apply117. A zoning designation does not automatically authorize every proposed use, so additional reviews or permits may apply1.

Two districts matter most for a land buyer. In the SF-1 Single Family district, the minimum lot is 9,000 square feet, 70 feet wide and 100 feet deep5; setbacks are 30 feet front, 15 feet side and 25 feet rear18, and lot coverage tops out at 40 percent19. In the Agricultural district, the minimum lot is 87,120 square feet, 100 feet wide and 200 feet deep6; setbacks are 35 feet front, 15 feet side and 30 feet rear20, and lot coverage is capped at 10 percent21. Maximum building height is 35 feet in both2223.

Travel trailers and overnight camping parks are listed only as a specific use in the MH-2 Manufactured Home Park District, granted under Section 288. Living in an RV on an ordinary lot is not addressed in the sources we reviewed; ask the Permit Coordinator. We could not confirm rules on tiny homes, accessory dwellings or minimum home size.

How do septic permits work inside Grandview?

We could not confirm who issues septic permits for lots inside Grandview city limits; the city pages we reviewed do not say. Johnson County Development Services acts as the state's designated representative for septic permits and inspections in the county7, but the county's page notes that incorporated municipalities may have separate local rules or authorities7. Call the Permit Coordinator and Johnson County Development Services before you rely on a septic system on a Grandview lot1324.

Statewide, a permit and approved plan are required to construct, alter, repair, extend or operate a septic system25. In the Agricultural district, a single-family dwelling is allowed on a building lot of two acres or more that is served by city utilities or septic tanks located on that lot26.

Soils matter too: only about 7 percent of soils in Johnson County rate as not limited for a conventional drain field, so expect a site evaluation and possibly an engineered system27.

Building a home in Grandview: the steps, in order

  1. Confirm the lot's zoning district with the city and check its minimum lot size and setbacks17.
  2. If the lot fronts a TxDOT road, get the TxDOT drive-access permit first15.
  3. Ask the Permit Coordinator what a complete new-build application needs before you submit13.
  4. Submit the online residential permit application; staff call to collect fees and email approval14.
  5. Have plans approved by the Building Inspector before the permit is issued2.
  6. Schedule foundation, plumbing, electrical and framing inspections through the Permit Coordinator313.
  7. Get the certificate of occupancy before anyone moves in4.

Separately, settle septic and well questions with the county24.

What stays with Johnson County, and what to check before you buy

Septic is the main item to confirm with Johnson County Development Services24. Wells inside Prairielands Groundwater Conservation District require a permit unless the well is exempt, and the district's registration process decides which28; we could not confirm well rules specific to lots inside Grandview.

Check flood risk: development in a flood plain sub-district inside the city needs City Council approval after engineering studies29. Platting is regulated too30.

Johnson County's effective property tax rate is 1.3 percent31, and the median property tax bill is $3,259 a year32. The county's land outside city limits is covered on the Johnson County page.

Watch-outs

  • Do not confuse Grandview's rules with Johnson County's: the county Development Permit applies only to land outside city limits16.
  • Septic authority, septic permit rules and well rules for lots inside Grandview city limits are unconfirmed; ask the Permit Coordinator and Johnson County Development Services1324.
  • The city's permit page lists the 2015 code editions; ask the Permit Coordinator which codes apply to your plans10.
  • Permit payments are accepted by phone only, and the city says it will not ask for payment by email, text or payment link13.

Sources

  1. Zoning Information | Grandview, TX - Official Website (Grandview), quoted and re-checked
  2. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  3. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  4. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  5. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  6. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  7. Development Services, quoted and re-checked
  8. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  9. Exemptions to Electrician Licensing (Texas statewide rule), quoted and re-checked
  10. Permit Coordinator | Grandview, TX - Official Website (Grandview), quoted and re-checked
  11. Development Services, quoted and re-checked
  12. johnsoncountytx.org, quoted and re-checked
  13. City of Grandview Permit Coordinator (cityofgrandview.org)
  14. Residential Permit | Grandview, TX - Official Website (Grandview), quoted and re-checked
  15. Building & Construction Information | Grandview, TX - Official Website (Grandview), quoted and re-checked
  16. Development Services, quoted and re-checked
  17. Zoning Information | Grandview, TX - Official Website (Grandview), quoted and re-checked
  18. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  19. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  20. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  21. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  22. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  23. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  24. Johnson County Development Services / Public Works (johnsoncountytx.org)
  25. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  26. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  27. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  28. Well Permits, quoted and re-checked
  29. City of Grandview, Texas Zoning Ordinance (Grandview), quoted and re-checked
  30. Platting | Grandview, TX - Official Website (Grandview), quoted and re-checked
  31. Effective property tax rate: Bolthole Index county data
  32. Median property tax bill: Bolthole Index county data

Written October 23, 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 Grandview

Grandview’s own rules

  • Building permitRequired

    Permanent structures inside Grandview city limits.

    • Plans must be approved by the Building Inspector before the permit is issued.
    “No permanent structure may be constructed or otherwise located within the city limits prior to issuance of a Building Permit by the Building Inspector.”
  • Building code adoptedAdopted (with conditions)

    Construction inside Grandview city limits.

    • The city page identifies the 2015 editions of the listed ICC codes and the 2017 National Electrical Code.

    International Residential Code edition: 2015 · National Electrical Code edition: 2017

    “The regional amendments [...] to the 2015 Editions of the International Building Code, International Residential Code [...] and the 2017 Edition of the National Electric Code are hereby adopted.”
  • InspectionsRequired

    Permanent structures permitted inside Grandview city limits.

    • The identified inspections occur after issuance of a building permit and before issuance of a certificate of occupancy.
    “the Building Inspector shall conduct a foundation, plumbing, electrical and framing inspection.”
  • Certificate of occupancyRequired

    Occupation of permanent structures and changes in use inside Grandview city limits.

    • For new or altered permanent structures, the Building Inspector issues the certificate only if plans and inspection results comply with applicable ordinances and regulations.
    “No permanent structure constructed or otherwise located within the city limits may be occupied prior to issuance of a Certificate of Occupancy by the Building Inspector.”
  • Local zoningPresent (with conditions)

    Land inside Grandview city limits.

    • A property's zoning designation does not automatically authorize every proposed use or development; additional reviews or permits may apply.
    “The City of Grandview is divided into various zoning districts that help guide development, promote orderly growth, and ensure compatible land uses throughout the community.”
  • Zoning districtsPublished (with conditions)

    Zoning districts inside Grandview city limits.

    • Each district establishes property-use and development standards; special-use permits or zoning changes may be required for particular proposals.
    “Each zoning district establishes how property may be used and identifies specific development standards that apply to that property.”
  • Minimum lot sizeDistrict specific (with conditions)

    A Agricultural District inside Grandview city limits.

    • A lot of record with less area at the time of adoption may be used for a one-family dwelling; no lot existing at passage may be reduced below the district minimum.

    minimum lot area: >= 87120 square feet (A Agricultural District) · minimum lot width: >= 100 feet (A Agricultural District) · minimum lot depth: >= 200 feet (A Agricultural District)

    “A SF-E SF-1 [...] LOT AREA (square feet) 87,120 43,560 9,000 [...] LOT WIDTH (feet) 100 100 70 [...] LOT DEPTH (feet) 200 200 100”
    One more reviewed finding on this topic
    • District specific (with conditions) — SF-1 Single Family Residential District inside Grandview city limits.
      “A SF-E SF-1 [...] LOT AREA (square feet) 87,120 43,560 9,000 [...] LOT WIDTH (feet) 100 100 70 [...] LOT DEPTH (feet) 200 200 100”
  • SetbacksDistrict specific (with conditions)

    A Agricultural District inside Grandview city limits.

    • Eaves and roof extensions or a porch without posts or columns may project into the required front yard up to four feet; other Appendix I notes apply.

    front setback: >= 35 feet (A Agricultural District) · side setback: >= 15 feet (A Agricultural District) · rear setback: >= 30 feet (A Agricultural District)

    “A SF-E SF-1 [...] SIDE YARD WIDTH (feet) 15 15 15 [...] REAR YARD (feet) 30 30 25 [...] FRONT YARD (feet) 35 35 30”
    One more reviewed finding on this topic
    • District specific (with conditions) — SF-1 Single Family Residential District inside Grandview city limits.
      “A SF-E SF-1 [...] SIDE YARD WIDTH (feet) 15 15 15 [...] REAR YARD (feet) 30 30 25 [...] FRONT YARD (feet) 35 35 30”
  • Lot coverageDistrict specific (with conditions)

    A Agricultural District inside Grandview city limits.

    maximum lot coverage: <= 10 percent (A Agricultural District)

    “A SF-E SF-1 [...] MAXIMUM LOT COVERAGE 10% 10% 40%”
    One more reviewed finding on this topic
    • District specific (with conditions) — SF-1 Single Family Residential District inside Grandview city limits.
      “A SF-E SF-1 [...] MAXIMUM LOT COVERAGE 10% 10% 40%”
  • Building heightDistrict specific (with conditions)

    A Agricultural District inside Grandview city limits.

    maximum building height: <= 35 feet (A Agricultural District)

    “A SF-E SF-1 [...] MAXIMUM HEIGHT (feet) 35 35 35”
    One more reviewed finding on this topic
    • District specific (with conditions) — SF-1 Single Family Residential District inside Grandview city limits.
      “A SF-E SF-1 [...] MAXIMUM HEIGHT (feet) 35 35 35”
  • Living in an RVLimited

    Travel-trailer uses in the MH-2 Manufactured Home Park District inside Grandview city limits.

    • The listed travel-trailer use is a permitted specific use and must be granted under Section 28.
    “The following specific uses shall be permitted in the MH-2 District when granted in accordance with Section 28: [...] Travel trailer and commercial overnight camping park.”
  • Camping on your landLimited

    Commercial overnight camping parks in the MH-2 Manufactured Home Park District inside Grandview city limits.

    • The use must be granted in accordance with Section 28.
    “The following specific uses shall be permitted in the MH-2 District when granted in accordance with Section 28: [...] Travel trailer and commercial overnight camping park.”
  • Manufactured homesLimited

    Manufactured homes in the MH-1 Manufactured Home District inside Grandview city limits.

    • Manufactured homes must meet HUD construction and safety standards; they are subject to Building Official inspection; a solid slab or 18-to-20-inch runners, tie-downs, and underpinning/skirting are required before occupancy.
    “Tie-downs will be required and will be secured prior to occupancy. [...] Underpinning and skirting of like material and color or better is required and will be installed prior to occupancy.”
  • Off-grid sanitationLimited

    Single-family dwellings in the Agricultural District inside Grandview city limits.

    • The dwelling must be on a building lot of two acres or more and adequately served by city utilities or septic tanks located on the building lot.

    minimum building lot: >= 2 acres (Agricultural District single-family dwellings)

    “Single-family dwellings on building lots of two (2) acres or more in areas where said dwellings can be adequately served by city utilities or septic tanks located on the building lot.”
  • Subdividing landRegulated (with conditions)

    Subdivision and development platting inside Grandview city limits.

    • A development plat is not required if filing a subdivision plat. A development plat requiring a zone change, variance, or waiver is processed under City Code procedures.
    “The purpose of the development plat is to assure the adequacy of public facilities needed to serve the intended development and the overall compliance of such development with applicable requirements of these subdivision regulations”
  • Driveway accessRequired

    New structures on a TxDOT road inside Grandview city limits.

    • The TxDOT drive-access permit is required before the city issues a building permit.
    “A Drive Access Permit from TxDOT is required before the issuance of a building permit by the City of Grandview.”
  • Building in a floodplainRequired

    Uses and development in FP Flood Plain sub-districts inside Grandview city limits.

    • City Council approval follows engineering studies finding the area suitable, no drainage obstruction or hazard to life or property, and consistency with the public interest.
    “Approval shall only be given after engineering studies determine that the area, or any portion thereof, is suitable for uses in the district”
  • Permit processPublished (with conditions)

    Residential permit applications inside Grandview city limits.

    • The applicant submits the online application; staff review it, confirm details and collect fees by phone, then email approval.
    “Once your application is reviewed, we will make sure to place a call to confirm details and collect fees, and we'll quickly email you an approval.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Grandview or Johnson County directly.

  • Minimum dwelling size — Residential dwellings inside Grandview city limits.
  • Tiny homes — Tiny-home occupancy inside Grandview city limits.
  • Accessory dwellings — Accessory dwelling units inside Grandview city limits.
  • Who permits septic — On-site sewage facilities inside Grandview city limits.
  • Septic permit — On-site sewage facilities inside Grandview city limits.
6 more unanswered
  • Septic inspection
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Short-term rentals
  • Permit fees

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 Grandview publishes no rule on the point, not that none exists. Johnson County’s page lists the county offices to call.

← All of Johnson County: county rules, score and offices