McLennan County, TX: No Zoning, Limited Building Permits

Unincorporated McLennan County, Texas has no prior-approval residential building permit, but covered homes must meet the IRC used in Waco, with builder-arranged inspections and county notification¹. McLennan County has no county zoning on unincorporated land; municipal rules differ^1,2. Septic permits come from the Waco-McLennan County Public Health District and are required on unincorporated land regardless of acreage³. Subdivision and floodplain approvals remain separate^4,5.

At a glance

Building permit: No prior-approval permit; new homes must meet the IRC used in Waco¹
Zoning: No county zoning on unincorporated land; city and some ETJ rules vary^1,2
Septic permits: Handled by the Waco-McLennan County Public Health District³
RV and tiny-home living: Not restricted by county zoning on unincorporated land; OSSF permits still apply^1,3
Minimum home or lot size: None set by county zoning rules on unincorporated land¹
Floodplain building: A permit is required before placing or constructing a structure in the floodplain⁵
Groundwater wells: District permit required, with a conditional domestic or livestock exemption⁶
Septic soils: Only 4.4% lack severe limits for a conventional drain field⁷

Who to call

Building permits

McLennan County Engineer's Office

Receives residential construction notices and inspection-compliance reports for unincorporated McLennan County

215 N 5th St, Ste 130 Waco, TX 767001

Septic permits

Waco-McLennan County Public Health District, Environmental Health

On-site sewage facility permit applications, inspections and fees

(254) 299-2473

401 Franklin Avenue - Mae Jackson Development Center - 1st Floor, Waco, TX

One more officeWell permits

Well permits

Southern Trinity Groundwater Conservation District

Well drilling and operating permits and exempt-well applications

P.O. Box 2205 | 824 Washington Street Waco, Texas 76701

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

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

Unincorporated McLennan County does not approve residential plans before construction.

Unincorporated McLennan County does not approve residential plans before construction¹. New homes and improvements that increase floor area or value by more than 50 percent must meet the IRC edition applicable in Waco¹. The builder must notify the county of the project location, approximate completion date and IRC version, arrange 3 inspections during different phases, and submit the inspection notices¹. The county has no inspection responsibility and cannot charge a fee for this residential process¹. Manufactured or modular housing built off-site and transported to the property is outside this particular order¹. Inside city limits, municipal building permits apply in Robinson⁸, Bellmead⁹, Woodway¹⁰, Lacy-Lakeview¹¹, Lorena¹². The Waco-McLennan County Public Health District still administers septic permits for McLennan County cities under its agreement with the county¹³.

Who handles McLennan County building requirements, and how do you reach them?

The McLennan County Engineer's Office receives the construction notice and inspection-compliance paperwork for homes on unincorporated land.

The McLennan County Engineer's Office receives the construction notice and inspection-compliance paperwork for homes on unincorporated land¹. The official instructions list the submission address as 215 N 5th St, Ste 130 Waco, TX 767001¹. McLennan County does not review house plans in advance or send county residential inspectors under this process¹. An individual acting as their own contractor for a home intended as their primary residence is exempt only from penalties under the residential order, not from septic, subdivision, floodplain or other requirements¹. Ask the County Engineer's Office which notice forms apply before work starts and which records it expects afterward¹.

Does McLennan County have zoning?

Unincorporated McLennan County has no county zoning ordinance.

Unincorporated McLennan County has no county zoning ordinance¹. McLennan County sets no zoning-based minimum dwelling or lot size, setbacks, lot coverage or building height, and no county zoning restriction on RV, tiny-home or manufactured-home occupancy or temporary camping on unincorporated land¹⁴. Municipal zoning applies inside Robinson¹⁵, Bellmead¹⁶, Woodway¹⁷, Lacy-Lakeview¹¹, McGregor¹⁸, Lorena¹⁹. The Waco-McLennan County Public Health District still administers septic permits for McLennan County cities under its agreement with the county¹³. Outside city limits, McLennan County subdivision regulations still apply unless an exemption or a written municipal ETJ agreement changes platting jurisdiction⁴.

How do septic permits work in McLennan County?

The Waco-McLennan County Public Health District administers McLennan County's OSSF rules.

The Waco-McLennan County Public Health District administers McLennan County's OSSF rules³. An OSSF permit is required in unincorporated McLennan County regardless of lot size or acreage, and a system cannot be used until it passes final inspection and receives a Notice of Approval³. The published fee is $510 for one single-family residence with a non-aerobic unit and $610 for a non-single-family system, plus a mandatory $10 research fee²⁰. Only 4.4% of county soils lack severe limits for a conventional drain field, so obtain the site evaluation early⁷.

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

Unincorporated McLennan County has no county zoning ordinance, but that alone does not resolve sewage disposal or construction requirements for an RV or tiny home.

Unincorporated McLennan County has no county zoning ordinance, but that alone does not resolve sewage disposal or construction requirements for an RV or tiny home^1,3. A site-built residence must meet the applicable residential construction order; manufactured or modular housing built off-site is excluded from that particular order¹. Any OSSF on unincorporated land requires a permit regardless of acreage³. We could not confirm a county residential certificate-of-occupancy rule or a complete alternative-sanitation rule; ask the County Engineer's Office about occupancy and the Health District about sanitation^1,13.

What are the steps to build a home in McLennan County?

Confirm whether the parcel is outside a city and whether a municipality or the county handles subdivision review in its ETJ.

Confirm whether the parcel is outside a city and whether a municipality or the county handles subdivision review in its ETJ⁴.

If the tract is being divided, resolve plat compliance and identify the water or sewer provider and water source for each lot⁴.

Check flood status; a permit is required before constructing or placing a structure in the floodplain⁵.

Arrange the septic evaluation and apply through the Health District; the county OSSF permit requirement applies regardless of tract size³.

Send the construction notice to the County Engineer's Office, identify the applicable IRC edition, arrange 3 phased inspections and submit the inspection notices¹.

Obtain TxDOT approval if the driveway meets a state highway; shared driveways in a regulated subdivision have separate county limits and approval requirements^4,21.

What should you check before buying land in McLennan County?

Start with floodplain status: placing a structure in an unincorporated floodplain requires a county permit, and affected lots or rental spaces must put the finished floor at least 1 foot above base flood elevation⁵. For land in a regulated subdivision, confirm the approved plat, utility provider and intended water source; these documentation rules do not require every property to connect to public water or sewer⁴. A subdivision-plat exemption does not waive floodplain or septic requirements, and county-authorized permits cannot issue for noncompliant property⁴. Check recorded access because shared driveways in regulated subdivisions have specific easement, length and approval rules⁴. Within Southern Trinity Groundwater Conservation District boundaries, drilling or operating a well requires a district permit, with a conditional domestic or livestock exemption⁶. Only 4.4% of soils lack severe conventional drain-field limits⁷. Typical property tax is about 1.5%, with a median annual bill of about $3,347⁷.

Watch-outs

Preliminary-plat approval does not authorize grading, construction or development in McLennan County¹.
A structure in the unincorporated floodplain needs a development permit before construction or placement⁵.
An owner-builder planning a primary residence receives a penalty exemption under the residential order, not a blanket exemption from septic, subdivision or floodplain rules¹.
An OSSF permit is required in unincorporated McLennan County regardless of acreage³.
We could not confirm a county certificate-of-occupancy requirement or a complete alternative-sanitation rule; ask the County Engineer's Office and Health District^1,13.

Sources

21 official pages, each quoted and re-checked · written October 11, 2026

Written October 11, 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.

Off-grid gear

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

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Compared with neighboring counties

Unlike 4 of its 6 neighbors, McLennan County requires a building permit only in limited cases.

Rule	McLennan County	Falls County	Hill County	Bosque County	Coryell County	Bell County	Limestone County
Building permit	Limited	Not required	Limited	Limited	Not required	Not required	Not required
County zoning	No	No	No	No	No	No	No
Septic permits	Waco-McLennan County Public Health District	Falls County	County Development Services	County Env. Office	County OSSF Office	County Public Health District	County OSSF

Cities and towns in McLennan County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Not yet covered: Beverly Hills · Town of Crawford · Hallsburg · Leroy · Mart · Moody · Ross · West

Answers from the rulebook for McLennan County

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

McLennan County rules

Building permitLimited
New residential structures and improvements to existing residential structures in unincorporated McLennan County that increase square footage or value by more than 50 percent.
- McLennan County adopted the applicable provisions on October 13, 2009 and revised its Order on September 15, 2020.
- Construction must comply with the International Residential Code applicable in the county seat.
- The builder must notify the county of the location, approximate completion date, and IRC version used.
- The builder must obtain three inspections during different construction phases and submit inspection notices demonstrating compliance.
- The county has no prior-approval authority for new residential construction and does not have inspection authority or responsibility.
- The rule does not apply to manufactured or modular housing constructed off-site and transported to the site.
- Penalties do not apply to new residential construction by an individual acting as the individual's own contractor who intends to use the residence as the individual's primary residence.
existing-residential-improvement threshold: > 50 percent (square footage or value increase)
“in unincorporated areas of McLennan County, all new residential structures [...] shall be constructed to the International Residential Code (IRC)”
Residential Building Requirements ↗Re-checked Oct 4, 2026
Owner-builder exemptionConditional
An individual acting as their own contractor for new residential construction in unincorporated McLennan County.
- The individual must intend to use the residence as the individual's primary residence.
- The exemption stated is from penalties under the county residential construction order, not from unrelated septic, subdivision, floodplain, or other requirements.
“Penalties do not apply to new residential construction by an individual acting as the individual's own contractor who intends to use the residence as the individual's primary residence.”
Residential Building Requirements ↗Re-checked Sep 26, 2026
Building code adoptedPartial
New residential structures and qualifying improvements in unincorporated McLennan County.
- Applies after October 13, 2009.
- Qualifying improvements increase square footage or value by more than 50 percent.
- Construction must use the IRC applicable in the county seat.
- Does not apply to manufactured or modular housing constructed off-site and transported to a site.
improvement threshold: > 50 percent (square footage or value)
“Therefore, after October 13, 2009, in unincorporated areas of McLennan County, all new residential structures and improvements to existing residential structures that increase the square footage or value by more than 50 percent shall be constructed to the International Residential Code (IRC) that is applicable in the county seat of that county.”
Residential Building Requirements ↗Re-checked Sep 26, 2026
Local zoningVaries (with conditions)
Aggregate conclusion for McLennan County: local land-use controls differ between unincorporated county areas, municipal corporate limits, and certain municipal ETJs; incorporated municipalities administer their own zoning where adopted. This is an aggregate claim and does not assert that McLennan County administers each municipal ordinance.
- The county states that each municipality has an ETJ and that the County has interlocal agreements with certain cities to regulate land subdivision and development.
- The City of Waco's Development Services Department administers zoning, land use, and subdivision regulations within Waco.
- The cited sources do not establish the zoning status of every municipality in McLennan County; parcel-specific confirmation may be required.
“The department administers zoning, land use, and subdivision regulations to ensure the orderly, safe, and responsible development of Waco”
McLennan County Maps ↗Re-checked Sep 29, 2026
Zoning districts · by state lawNo county rule
Unincorporated McLennan County: no county rule sets this, because McLennan County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing mclennan.gov.
- 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 McLennan County: no county rule sets this, because McLennan County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing mclennan.gov.
- 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 McLennan County: no county rule sets this, because McLennan County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing mclennan.gov.
- 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 McLennan County: no county rule sets this, because McLennan County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing mclennan.gov.
- 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 McLennan County: no county rule sets this, because McLennan County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing mclennan.gov.
- 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 McLennan County: no county rule sets this, because McLennan County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing mclennan.gov.
- 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 McLennan County: no county rule sets this, because McLennan County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing mclennan.gov.
- 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 McLennan County: no county rule sets this, because McLennan County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing mclennan.gov.
- 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 McLennan County: no county rule sets this, because McLennan County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing mclennan.gov.
- 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 McLennan County: no county rule sets this, because McLennan County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing mclennan.gov.
- 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 McLennan County: no county rule sets this, because McLennan County has adopted no county zoning ordinance (Texas law lets some counties zone, but this one has not). The county legal census found no county zoning ordinance, citing mclennan.gov.
- 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
Who permits septicLocal (with conditions)
Administration of McLennan County OSSF rules within the health district's jurisdictional area.
- The Waco-McLennan County Public Health District is the designated representative for administration of the county's OSSF rules.
- Individuals appointed as OSSF designated representatives must be certified by TCEQ before assuming the duties and responsibilities.
- The county order applies to unincorporated areas and to incorporated cities or towns that elected to be members of the Waco-McLennan County Public Health District.
- Fees collected for permits and inspections are payable to the City of Waco.
“The Waco-McLennan County Public Health District of McLennan County, Texas is herewith declared the Designated Representative (DR) for the administration of these Rules”
Order Adopting Rules of McLennan County, Texas for On-Site Sewage Facilities ↗Re-checked Oct 4, 2026
Septic permitRequired
All on-site sewage facilities in unincorporated McLennan County.
- Permits are required regardless of lot size or acreage tract.
- The county order applies to all unincorporated areas of McLennan County.
- The rules also govern incorporated cities or towns that have elected to be members of the Waco-McLennan County Public Health District.
- The order does not apply in areas regulated under an existing rule or within incorporated cities except as noted above.
- OSSF systems cannot be placed into service until a final inspection is passed and a Notice of Approval is issued.
“Permits shall be required for all On-Site Facilities regardless of lot size of acreage tract.”
Order Adopting Rules of McLennan County, Texas for On-Site Sewage Facilities ↗Re-checked Oct 4, 2026
Well permitRequired
Drilling or operating a groundwater well in McLennan County under Southern Trinity Groundwater Conservation District jurisdiction.
- Certain wells may qualify for exemption.
- The cited county plan states the exemption criteria as no more than 25,000 gallons per day, solely domestic or livestock use, and a tract of at least 10 acres.
exempt production limit: <= 25000 gallons per day (domestic or livestock use on a tract of at least 10 acres)
“A permit issued by the district is required to drill or operate a well [...] Exemption – A well may be considered exempt”
Drought Contingency and Water Supply Resiliency Plan ↗Re-checked Sep 26, 2026
Mandatory utility hookupConditional
Water, sewer, utility-easement, and onsite-sewage documentation for subdivisions subject to McLennan County subdivision regulations.
- The rule governs subdivision-plat documentation and does not establish a general countywide requirement that every property connect to public water or sewer.
- The final plat must identify the water and/or sewer provider and water source for each lot.
- Groundwater as the subdivision water source requires professional-engineer certification of adequate groundwater to meet TCEQ residential-development requirements and inclusion of the provider's CCN number.
- Lots must be designed in compliance with McLennan County OSSF rules and required planning and evaluation materials.
- The regulations apply outside municipal corporate limits and may exclude municipal ETJs where a written Section 242.001 agreement authorizes the municipality to regulate subdivision plats.
public well sanitary easement radius: 150 feet · private well sanitary easement radius: 100 feet
“Designation of the water and/or sewer utility provider(s) for the subdivision”
Subdivision Regulations ↗Re-checked Oct 4, 2026
One more reviewed finding on this topic
- Conditional — Water, sewer, and on-site sewage information required for subdivision plat review under McLennan County subdivision regulations.
  “Designation of the water and/or sewer utility provider(s) for the subdivision”
  Subdivision Regulations, McLennan County, Texas ↗Re-checked Sep 29, 2026
Subdividing landLimited
Subdivision and re-subdivision of land in areas subject to McLennan County subdivision regulations.
- The regulations apply outside municipal corporate limits.
- ETJ areas may be excluded when a municipality has an established ETJ and a written agreement with the County authorizes the municipality to regulate subdivision plats there.
- A tract divided into two or more parts must comply unless exempt under Section 1.7.
- Exemptions include specified agricultural, family-transfer, greater-than-10-acre, veterans-land, governmental, floodplain-adjoining-owner, financing, and other statutory categories.
- An exemption from subdivision platting does not exempt the owner from McLennan County floodplain-development or on-site-sewage-facility orders.
- No County-authorized permit will be issued for property that is not in compliance with the regulations.
division threshold: >= 2 parts (subject to Section 1.7 exemptions) · large-lot exemption threshold: > 10 acres (all lots must be more than 10 acres)
“outside of the corporate limits of a municipality.”
Subdivision Regulations, McLennan County, Texas ↗Re-checked Sep 29, 2026
One more reviewed finding on this topic
- Limited — Subdivision and re-subdivision of land outside municipal corporate limits in McLennan County, subject to listed exemptions and possible municipal ETJ exclusions.
  “outside of the corporate limits of a municipality”
  Subdivision Regulations ↗Re-checked Oct 4, 2026
Driveway accessLimited
Shared access driveways proposed in subdivisions subject to McLennan County subdivision regulations.
- The subdivision regulations apply outside municipal corporate limits and may exclude qualifying municipal ETJs with written agreements.
- Up to one lot without independent access to a public road may use a shared access driveway if approved by the Commissioners Court.
- Two additional lots with independent access may share the driveway.
- Shared access driveways are not a substitute for interior roads, excessive use is not permitted, and no more than 10 percent of subdivision lots may have shared access driveways.
- The plat must contain the required shared-access note, and each benefiting lot must have equal, indivisible, irrevocable, and unrestricted rights established by a recorded easement with pro rata maintenance responsibilities.
- The driveway must be no longer than 750 feet or as directed by the County Engineer, be at least 200 feet from another driveway or shared access driveway entering the public road, and have a minimum easement width of 30 feet for lots under one acre or 50 feet for lots one acre or greater.
- Postal addresses must be based on the public road and mailboxes must be clustered along the right-of-way.
maximum shared-access lots: <= 10 percent of subdivision lots · shared-access driveway length: <= 750 feet (or as directed by the County Engineer) · minimum separation from another driveway: >= 200 feet (measured from any other driveway or shared access driveway entering the public road) · minimum easement width for lots under one acre: >= 30 feet · minimum easement width for lots one acre or greater: >= 50 feet
“Up to one (1) lot without independent access to a public road may obtain access to that road by means of a shared access driveway if approved by the Commissioners Court. An additional two (2) lots having independent access to a public road may also share the use of the shared access driveway. Shared access driveways are intended as a means to provide flexibility in the development process, and to preserve the rural character of the land. Shared access driveways are not intended to serve as a substitute for interior roads. Excessive use of shared access driveways will not be permitted. No more than ten percent (10%) of the total number of lots within a subdivision shall have shared access driveways.”
Subdivision Regulations, McLennan County, Texas ↗Re-checked Sep 29, 2026
Building in a floodplainRequired
Development and structure placement in unincorporated McLennan County floodplain areas.
- All development in unincorporated areas must comply with the county flood damage prevention order.
- A floodplain development permit is required before construction or placement of any structure in the floodplain.
- Lots or rental spaces wholly or partially in the floodplain must show finished-floor elevation at least one foot above base flood elevation.
minimum finished-floor elevation above base flood elevation: >= 1 foot (lots or rental spaces wholly or partially within the floodplain)
“A floodplain development permit shall be obtained from the County Engineer’s Office prior to the construction/placement of any structure(s) within the floodplain.”
Floodplain Information ↗Re-checked Sep 26, 2026
Permit feesNot published (with conditions)
McLennan County's limited residential building-code notification and inspection-compliance process in unincorporated areas.
- The county does not have inspection authority or responsibility for this residential building-code process.
- The builder must instead provide notice and obtain three inspections during different phases of construction.
- This is distinct from OSSF, subdivision, floodplain, and other permits or fees administered by other authorities.
“McLennan County does not have inspection authority or responsibility and can not charge fees; instead the builder is required to:”
Residential Building Requirements ↗Re-checked Oct 4, 2026
One more reviewed finding on this topic
- Published (with conditions) — OSSF permits, inspections, repairs, and related services administered for McLennan County.
  “One Single-Family Residence (single structure) $510.00* Non-Aerobic Treatment Unit One Non-Single-Family Residence (multi-unit, multiple structures, commercial) $610.00* Non-Aerobic Treatment Unit”
  On-Site Sewage Facility Application and Fee Schedule ↗Re-checked Oct 4, 2026
Permit processPartial
Published county processes for residential construction notices and inspections, subdivision platting, and related County-authorized development permits.
- For residential construction, after October 13, 2009, new residential structures and improvements to existing residential structures that increase square footage or value by more than 50 percent in unincorporated areas must be constructed to the IRC applicable in the county seat.
- The builder must notify the County of the location, approximate completion date, and IRC version; obtain three inspections during different construction phases; and submit inspection notices demonstrating compliance.
- McLennan County does not have inspection authority or responsibility and cannot charge fees for this residential-construction process.
- The residential law does not give the County prior-approval authority and does not authorize zoning regulations.
- The residential process does not apply to manufactured or modular housing constructed off-site and transported to a site.
- Penalties do not apply to new residential construction by an individual acting as the individual's own contractor who intends to use the residence as the individual's primary residence.
- Subdivision regulations separately require compliance before County-authorized permits issue, and preliminary-plat approval does not authorize site grading, construction, or development.
residential improvement threshold: > 50 percent (increase in square footage or value) · construction inspections: 3 inspections (during different phases of construction)
“after October 13, 2009, in unincorporated areas of McLennan County, all new residential structures [...] shall be constructed to the International Residential Code”
Residential Building Requirements ↗Re-checked Sep 29, 2026
One more reviewed finding on this topic
- Partial — Published McLennan County residential-construction notice/inspection and subdivision plat processes applicable primarily outside municipal limits.
  “Obtain 3 inspections during different phases of the construction”
  Residential Building Requirements ↗Re-checked Oct 4, 2026
County-wide zoningAbsent
Texas law does not authorize county zoning; McLennan County's residential order explicitly does not authorize adoption or enforcement of zoning regulations. County maintains subdivision/development regulations only.
McLennan County - Residential Building Requirements ↗From the county’s own site, awaiting a second reviewer

Texas rules that apply here

InspectionsLimited
Construction and first installation of industrialized housing and permanent industrialized buildings in Texas; on-site inspections outside a municipality or in a jurisdiction without a building-inspection department are addressed by the Texas Industrialized Housing and Buildings program.
- Texas Occupations Code Chapter 1202 requires the department to inspect industrialized housing and buildings for compliance with mandatory building codes or approved designs, plans, and specifications; approved third-party inspectors may be designated under commission rules.
- For first installation, site inspections are required for all industrialized housing and permanent industrialized buildings, except unoccupied industrialized buildings not open to the public, such as communication-equipment shelters, when they are not also classified as a hazardous occupancy by the mandatory building code.
- For industrialized construction located in a municipality, the statute assigns on-site inspection to the municipal building official; outside a municipality, an approved third-party inspector performs on-site inspections of industrialized housing.
“Site inspections are required for the first installation of all industrialized housing and permanent industrialized buildings.”
Texas Occupations Code, Chapter 1202: Industrialized Housing and Buildings ↗Re-checked Nov 4, 2026
Certificate of occupancyLimited
Industrialized housing and buildings subject to the Texas Industrialized Housing and Buildings rules, where a local building official administers certificate-of-occupancy rules.
- The certificate of occupancy is issued by the local building official in accordance with locally adopted rules and regulations.
- A building or structure may not be used or occupied, and its occupancy classification may not be changed, until the local building official issues a certificate of occupancy under those locally adopted rules.
- The state rule provision does not itself create a uniform certificate-of-occupancy process for all Texas construction; local adoption and administration control for this industrialized-housing/buildings provision.
“The local building official shall issue a certificate of occupancy in accordance with the locally adopted rules and regulations.”
Texas Department of Licensing and Regulation: Industrialized Housing and Buildings Justification for Administrative Rule Adoption ↗Re-checked Nov 4, 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.
  “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 Oct 5, 2026
Off-grid sanitationLimited
Off-grid wastewater sanitation through an OSSF in Texas.
- An OSSF generally requires a permit and approved plan before construction, installation, alteration, extension, repair, or operation.
- A qualifying single-family dwelling on a tract of at least 10 acres may use the 10-acre permitting exemption only if every stated site-evaluation, setback, nuisance, groundwater, on-site disposal, and single-dwelling condition is met.
- Local permitting authorities may impose requirements more stringent than state minimums.
- Emergency repairs are exempt from permitting only for the listed repair types and must be reported in writing within 72 hours after repairs begin.
10-acre exemption tract size: >= 10 acres (all TCEQ conditions must be satisfied) · 10-acre exemption OSSF setback: >= 100 feet from property line (all parts of the 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 Oct 5, 2026
One more reviewed finding on this topic
- Limited — Composting toilets used as on-site sewage facility treatment systems in Texas.
  “Composting toilets will be approved by the executive director provided the system has been tested and certified under NSF International Standard 41 (1999) or under any other standards approved by the executive director.”
  Chapter 285 — On-Site Sewage Facilities ↗Re-checked Oct 5, 2026
Agricultural exemptionAvailable (with conditions)
Texas professional-engineering licensing for a person or entity constructing or preparing plans for a private building used exclusively for farm, ranch, or agricultural purposes, or storage of raw agricultural commodities.
- The person or entity must not make or imply a representation that engineering services have been or will be offered to the public.
- The building must be private and used exclusively for farm, ranch, or agricultural purposes, or for storage of raw agricultural commodities.
- This is an exemption from Chapter 1001 engineering-licensing requirements, not an affirmative exemption from locally administered building permits, zoning, septic, floodplain, well, or other requirements.
- The Section 1001.056 exemption does not apply to engineering design or inspection necessary for residential-dwelling windstorm certification under Insurance Code Chapter 2210, Subchapter F.
- The Section 1001.056 exemption does not apply to engineering design for a residential-dwelling slab on qualifying expansive soil unless the work meets IRC requirements as applied in the jurisdiction where the dwelling is located.
“exempt from the licensing requirements of this chapter if: [...] (E) a private building to be used exclusively for: (i) farm, ranch, or agricultural purposes”
Texas Occupations Code, Chapter 1001, Section 1001.056 ↗Re-checked Nov 4, 2026
Shed and accessory-building permit exemptionAvailable (with conditions)
Texas professional-engineering licensing for a garage or other structure pertinent to a qualifying private dwelling or limited-size apartment building.
- The person or entity must not make or imply a representation that engineering services have been or will be offered to the public.
- The accessory structure must be a garage or other structure pertinent to a private dwelling, a one-story apartment building with no more than eight units, or an apartment building no more than two stories high with no more than four units.
- This is an exemption from Chapter 1001 engineering-licensing requirements, not an affirmative exemption from locally administered building permits, zoning, septic, floodplain, well, or other requirements.
- The Section 1001.056 exemption does not apply to engineering design or inspection necessary for residential-dwelling windstorm certification under Insurance Code Chapter 2210, Subchapter F.
- The Section 1001.056 exemption does not apply to engineering design for a residential-dwelling slab on qualifying expansive soil unless the work meets IRC requirements as applied in the jurisdiction where the dwelling is located.
“exempt from the licensing requirements of this chapter [...] (D) a garage or other structure pertinent to a building described by Paragraph (A), (B), or (C);”
Texas Occupations Code, Chapter 1001, Section 1001.056 ↗Re-checked Nov 4, 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
One more reviewed finding on this topic
- Limited — County zoning authority over unincorporated land in Texas, where a specific statutory grant applies.
  “As you suggest, a county has very limited and specific zoning authority, and none that may be used to regulate construction or operation of the proposed facility.”
  Morales Letter Opinion No. 97-085 ↗Re-checked Oct 5, 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
One more reviewed finding on this topic
- Limited — County fire-code adoption and building-permit authority for specified buildings in unincorporated areas of qualifying Texas counties, including multifamily residential dwellings of four or more units.
  “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.”
  Texas Local Government Code, Chapter 233 ↗Re-checked Oct 5, 2026

Inside cities and towns in McLennan County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

Local zoningPresent (with conditions)
Property within the City of Waco, Texas, in McLennan County
- Each lot is assigned a specific zoning classification.
- A proposed use not permitted in the current classification requires an application for a change in classification.
- Zoning-change applications require review, public hearings, a Plan Commission recommendation, and a final City Council decision.
- Special permits are for uses allowed in specific zoning districts subject to ordinance conditions and approval by the Plan Commission and City Council.
“The City of Waco has adopted a Comprehensive Plan to guide development of all property within the city. This plan includes a Land Use Plan which takes into account existing land use, development trends, and policies, which guide zoning decisions in the form of a map of proposed land use patterns. Each lot is assigned a specific zoning classification to further regulate development.”
Zoning & Land Use ↗Re-checked Oct 4, 2026
2 more reviewed findings on this topic
- Present (with conditions) — Zoning within the incorporated City of Waco, a municipality located in McLennan County, Texas.
  “Visit our Codes and Ordinances for complete information. District Classifications Community Commercial District (No Alcohol) (C-1) Community Commercial District (C-2) General Commercial District (C-3)”
  Zoning Definitions ↗Re-checked Oct 7, 2026
- Present (with conditions) — Zoning-plan changes, zoning-ordinance amendments, zoning variances, and special permits within the City of Hewitt, McLennan County, Texas.
  “Application for Amendment of the Zoning Ordinance Application for Zoning Variance Application for Special Permit”
  Planning & Zoning Commission ↗Re-checked Oct 10, 2026

Still unanswered

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

Short-term rentals — Short-term rental use in McLennan County.

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.

Water rights & wells in McLennan County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Texas’s water agency.

Actively managed

This basin is under active state management — new water use is scrutinized, though a domestic well is usually still allowed.

Household wellExempt up to a limit

Texas groundwater is governed by the rule of capture; a Groundwater Conservation District must exempt qualifying domestic/livestock wells and may not restrict their production, but well registration and spacing rules can still apply and the exemption does not cover wells serving a platted subdivision.

Limit: Domestic/livestock well exempt from GCD production permitting if on a tract >10 acres AND incapable of producing >25,000 gal/day (Tex. Water Code §36.117)

Texas Water Code §36.117 / TWDB ↗

Central Texas Trinity Aquifer Priority Groundwater Management Areapartial of county
TCEQ-designated Trinity Aquifer critical-groundwater area; drives GCD coverage. Domestic/livestock wells remain exempt but spacing/registration may apply.
TCEQ — Priority Groundwater Management Areas ↗

Hybrid state (appropriation + riparian). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Texas state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in McLennan County, Texas

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

McLennan County scores 50/100 on the Bolthole Index, a solid county profile. Its strengths: low administrative friction for a quiet rural property and a stronger property-autonomy legal backdrop. Watch-outs: about 168,644 people within a 30-minute drive.

How much does land cost in McLennan County, Texas?

Land in McLennan County runs about $5,592 per acre, based on the latest county data.

What is the water situation in McLennan County?

McLennan County gets about 37.8" of rain a year, with severe drought in roughly 26.1% of years. On water rights, McLennan County lies in the Central Texas Trinity Aquifer Priority Groundwater Management Area — TCEQ-designated Trinity Aquifer critical-groundwater area; drives GCD coverage. Domestic/livestock wells remain exempt but spacing/registration may apply..

How remote is McLennan County?

A representative private-land location has about 168,644 people within a 30-minute drive and 10,417,032 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 McLennan County, Texas