San Augustine County, TX Building Permits & Septic Rules

Unincorporated San Augustine County, Texas does not require a building permit or perform building inspections, and the Commissioners Court has passed no zoning ordinance¹². Because no permit is required, there is no permit to be exempt from, so you can act as your own contractor and build your own home, though state licensing for electrical, plumbing, and HVAC work can still apply³. Septic systems go through the Angelina & Neches River Authority (ANRA), the state-authorized agent for San Augustine County, not the county itself⁴⁵. A new driveway culvert on a county-maintained road still needs a Road & Bridge Department permit, with a $500 fee for a new installation, before any work starts⁶⁷.

At a glance

Building permit / inspection: Not required in unincorporated areas¹⁸
County zoning: None; the Commissioners Court has passed no zoning ordinance²
RV, tiny home or manufactured home on your land: Unrestricted by county zoning⁹
Owner-builder: Yes; with no permit required, there is no permit to be exempt from³¹⁰
Septic permit: Required through ANRA, not the county⁵⁴
Septic soils: Only 4.6% of soils rated free of severe limits for a conventional drain field¹¹
Driveway culvert on a county road: Requires a Road & Bridge Dept. permit; $500 for a new culvert installation⁶¹²
Driveway onto a state highway: Requires a separate TxDOT Form 1058 permit¹³

Who to call

Also useful

San Augustine County Judge

General county administration; confirms in writing that the county requires no building permit and has passed no zoning ordinance, and directs septic questions to ANRA

936.275.2762

[email protected]

100 W. Columbia St, Suite 105, San Augustine, Texas 75972

Septic permits

Angelina & Neches River Authority (ANRA) OSSF Program

On-site sewage facility (septic) permitting, inspection, and licensing for San Augustine County as TCEQ's authorized agent

936-633-7553

[email protected]

P O Box 387, Lufkin, TX 75902

Roads & driveways

San Augustine County Road & Bridge Department (Commissioner's Office)

Driveway culvert placement and access permits on county-maintained roads

(936)288-0128

100 W. Columbia St, Room 107, San Augustine, TX 75972

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

Do you need a building permit in San Augustine County, Texas?

Unincorporated San Augustine County does not require a building permit and does not perform building inspections, according to a signed letter from the County Judge confirming county policy¹⁸. Because there is no county permit, there is nothing to be exempt from, so an owner can build their own home or act as their own contractor; state licensing rules for electrical, plumbing, and HVAC trades can still apply to that work³¹⁰. This applies only outside incorporated municipalities such as the City of San Augustine, which may set their own requirements, and it does not remove other permits like floodplain-development or driveway-culvert permits where they apply¹.

Who handles septic and driveway permits in San Augustine County?

The County Judge's office is the general point of contact for county administration and confirms in writing that the county requires no building permit and has passed no zoning ordinance¹⁴. Septic systems are not regulated by the county itself; the Angelina & Neches River Authority (ANRA) is the state-authorized agent that permits, inspects, and licenses on-site sewage facilities in San Augustine County¹⁵. Driveway culverts on county-maintained roads go through the Road & Bridge Department, run out of the Commissioner's Office in the courthouse¹⁶.

Does San Augustine County have zoning?

San Augustine County has no zoning ordinance; the same signed county letter states the Commissioners Court has not passed any ordinances regulating zoning². Because the county has no zoning authority, it sets no rule on minimum dwelling size, minimum lot size, setbacks, lot coverage, building height, accessory dwellings, RV occupancy, tiny-home occupancy, manufactured-home occupancy, or temporary camping⁹. That does not mean every parcel is unrestricted: private subdivisions within the county may carry their own deed restrictions, so verify any subdivision requirements with the County Clerk before you buy².

How do septic permits work in San Augustine County?

ANRA's OSSF jurisdiction covers all of San Augustine County, plus a Control Zone Rayburn around Sam Rayburn Reservoir that starts at the Corps of Engineers' 179-foot elevation line and extends 2,000 feet outward; if any part of a subdivision falls in that zone, the whole subdivision is in ANRA's jurisdiction⁵. After installation, the installer must request a closing inspection at least five working days before the system is ready and must contact ANRA within five days of finishing installation, or a License to Operate cannot be issued¹⁷. Aerobic systems qualifying for the Single Family Residential exemption need an installer inspection every four months; otherwise state rules require an active service contract and annual testing¹⁷. Only 4.6% of San Augustine County's soils are rated free of severe limitations for a conventional septic drain field, so a site evaluation matters more here than almost anywhere else, and a 10-acre exemption from OSSF permitting is available only if every TCEQ condition is met, including all parts of the system staying at least 100 feet from the property line¹¹¹⁸.

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

San Augustine County has no zoning authority, so county zoning places no restriction on living in an RV, a tiny home, or a manufactured home on your own land⁹. You still need a legal way to handle sewage, which means an ANRA-permitted OSSF or a confirmed exemption, and a private subdivision you buy into may carry its own deed restrictions that the county does not enforce or waive⁵².

Building a home in San Augustine County: the steps, in order

Get a soil site evaluation early; only 4.6% of the county's soils are rated free of severe limitations for a conventional septic drain field¹¹.
Apply for your OSSF permit through ANRA before you install a septic system; a Permit to Construct must be issued before work starts¹⁵¹⁹.
Start construction: San Augustine County requires no building permit or inspection in unincorporated areas, so you or your contractor manage the build directly¹.
Request your closing inspection from ANRA at least five working days before the septic system is ready, and contact ANRA within five days after installation finishes¹⁷.
If you need a new driveway culvert on a county-maintained road, call the Commissioner's Office to start the permit process and budget the $500 installation fee for a new culvert¹⁶⁶.
If your driveway instead connects to a state highway, submit TxDOT Form 1058 separately before construction¹³.
Verify any subdivision-specific deed restrictions with the County Clerk, since the county's own rules do not cover them².

What to check before you buy land in San Augustine County

Water and septic: only 4.6% of the county's soils are rated free of severe limitations for a conventional septic drain field, so plan on a site evaluation and possibly an engineered system¹¹. Terrain and cover: 98.6% of the county's land sits at 15% slope or less and 76.1% is wooded, with federal land covering 27.3% of the county, largely national forest, which affects which tracts border public land²⁰²¹²². Climate: San Augustine County averages 54.8 inches of precipitation a year, sees severe drought in about 13.9% of years, and averages 66.3°F annually, with about 25 projected days a year at or above 100°F by mid-century²³²⁴²⁵²⁶. Access: the county sits about 78 miles from the nearest metro area with a population density of 14.8 people per square mile²⁷²⁸. Taxes and insurance: the effective property tax rate is about 0.8%, the median property tax bill is about $681 a year, and a typical home insurance premium runs about $1,858 a year²⁹³⁰³¹.

Watch-outs

The county's 'no zoning' policy does not cancel private subdivision deed restrictions; verify those with the County Clerk before you buy².
ANRA's septic jurisdiction extends beyond ordinary county lines around Sam Rayburn Reservoir; if any part of a subdivision touches the Control Zone Rayburn, the whole subdivision falls under that jurisdiction⁵.
A driveway culvert on a county-maintained road needs a Road & Bridge Department permit before work starts; unpermitted culverts that hinder drainage can be removed¹².
Only 4.6% of San Augustine County's soils are rated free of severe limitations for a conventional septic drain field, among the most limited soils of any county reviewed so far¹¹.

Sources

Written September 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

How San Augustine County scores

Seclusion69100% ev.

Self-Sufficiency69100% ev.

Admin Boringness92100% ev.

Durability55100% ev.

Property Autonomy71100% ev.

Carry Cost79100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$179kTypical home

0.8%Property tax

$4,336Land / acre

54.8"Annual rain

13.9% of yrsSevere drought

24.5 / yr (+19.3)Mid-century 100°F days

18.9 daysMid-century dry spell

2.67" (+5.9%)Mid-century 1-day rain

1.42×Wildfire change factor

100%Forward climate coverage

$1,858Home insurance / yr

-1.2% / yrInsurance growth

0%Nonrenewal rate

county median (2+ published ZIPs)Insurance basis

11,374People within 30 min

1,188,483People within 2 hr

11,189Radius comparison (15 mi)

14.8People / sq mi

27.3%Federal land

98.6%Land at 15% slope or less

4.6%Septic soil without severe limits

13,202 acWorkable land screen

76.1%Wooded land

49.7 tonsBiomass / forest ac

66.3°FAvg temp

Answers from the rulebook for San Augustine County

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

San Augustine County rules

Building permitNot required
Building permits for construction in unincorporated areas of San Augustine County, Texas.
- This claim does not address incorporated municipalities, which may impose their own requirements.
- Other separate permits, including floodplain-development permits where applicable, may still apply.
“The County of San Augustine does not require building permits or perform building inspections in any unincorporated areas of the county.”
Zoning and County Permits plus Septic Systems Information ↗Re-checked Sep 21, 2026
Owner-builder exemption · follows from the permit answerNot needed
Unincorporated San Augustine County: no county building permit is required, so there is no permit to be exempt from and you may build your own home. State licensing for electrical, plumbing and HVAC work may still apply.
- This claim does not address incorporated municipalities, which may impose their own requirements.
- Other separate permits, including floodplain-development permits where applicable, may still apply.
“The County of San Augustine does not require building permits or perform building inspections in any unincorporated areas of the county.”
Zoning and County Permits plus Septic Systems Information ↗Re-checked Sep 21, 2026
InspectionsNot required
County building inspections in unincorporated areas of San Augustine County, Texas.
- This claim does not address inspections required by other authorities or for separate regulatory programs.
“The County of San Augustine does not require building permits or perform building inspections in any unincorporated areas of the county.”
Zoning and County Permits plus Septic Systems Information ↗Re-checked Sep 21, 2026
Zoning districts · by state lawNo county rule
Unincorporated San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us.
- 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 San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us.
- 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 San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us.
- 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 San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us.
- 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 San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us.
- 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 San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us.
- 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 San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us.
- 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 San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us.
- 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 San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us.
- 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 San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us.
- 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 San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us.
- 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
On-site sewage facilities in San Augustine County within the Angelina & Neches River Authority's OSSF jurisdiction.
- The Authority's stated jurisdiction includes San Augustine County, Angelina County, and the Control Zone Rayburn around Sam Rayburn Reservoir.
- The Control Zone Rayburn begins at the U.S. Army Corps of Engineers 179-foot elevation line and extends 2,000 feet outward.
- If any part of a subdivision lies within the regulated zone, the entire subdivision is within the Authority's jurisdiction.
- The Authority implements and enforces Texas OSSF rules within its jurisdiction.
“regulate OSSF in Angelina County, San Augustine County”
OSSF Overview ↗Re-checked Sep 21, 2026
Septic inspectionRequired
Final construction inspection for an OSSF installed in the Authority's San Augustine County jurisdiction.
- After construction, the installer must contact the Authority for a closing inspection within five days of installation.
- The installer must request inspection from an Authority Authorized Agent at least five working days before the system will be ready for inspection, excluding holidays.
- A License to Operate is issued only after the system is installed and the Authority Authorized Agent has performed the inspection.
- If the installer does not request construction inspection within one year after Permit to Construct issuance, construction authorization expires and a new application and fee are required.
- For aerobic systems, the installer must inspect the system every four months if the owner qualifies for the Single Family Residential exemption; otherwise the state requires an active service contract and annual testing.
closing inspection request deadline: <= 5 days after installation · advance inspection request: >= 5 working days before inspection readiness (Monday-Friday, excluding holidays) · aerobic-system inspection frequency under Single Family Residential exemption: per 4 months (installer inspection; aerobic-system rules also require a first-two-years service contract)
“closing inspection within five days of installation”
Permits & Licensing ↗Re-checked Sep 21, 2026
Off-grid sanitationLimited
On-site sanitation using an OSSF where public sewer service is unavailable in the Authority's San Augustine County jurisdiction.
- Off-grid sanitation is addressed through an OSSF, commonly a septic system, when public sewer is unavailable.
- A permit to construct, alter, repair, extend, or operate the OSSF is required, subject to the stated exception for systems installed before the effective date of an applicable order, ordinance, or resolution in an area with an approved order, ordinance, or resolution dated before September 1, 1989.
- A Permit to Construct must be obtained before installation, and a License to Operate follows completion and inspection.
“typically used in rural locations where public sewer systems are not available”
OSSF Overview ↗Re-checked Sep 21, 2026
Driveway accessRequired
Driveway extensions and new driveways requiring culvert access across a county ditch on roads and rights-of-way in the county maintenance system.
- Driveway culverts must be set by the Road and Bridge Department on roads and rights-of-way in the county maintenance system.
- A driveway access permit request may be made only by the property owner of the addressed property adjacent to the county ditch.
- A right-of-way with minimal drainage depth is exempt from the driveway culvert requirement only if the driveway follows the contour of the ditch and its finished surface is no higher than the ditch flow line as determined by the precinct Commissioner.
- Driveways installed without an approved driveway access permit that hinder drainage or violate the regulations may be removed and placed on the adjacent offending property.
- The department cannot set culverts in TXDOT rights-of-way or on private roads.
“Driveway culverts must be set by the Road and Bridge Department on roads and right-of-ways in the county maintenance system.”
San Augustine County Culvert Placement Permit Application and Road & Bridge Culvert Policy ↗Re-checked Sep 21, 2026
Permit feesVariable (with conditions)
San Augustine County driveway and culvert placement permits on county-maintained roads and rights-of-way.
- The published application states an installation fee of $500.00 for the covered culvert permit.
- Existing culvert replacement due to wear or natural damage is stated to be installed at no charge to the resident.
- The property owner must provide the culvert, and the county accepts only reinforced concrete pipe or double-walled high-density polyethylene for new culverts.
- The department cannot set culverts in TXDOT rights-of-way or on private roads.
new culvert installation fee: 500 USD (The policy separately states that existing culvert replacement due to wear or natural damage is installed at no charge to the resident.)
“*Instlation fee $500.00 payable to San Augustine County”
San Augustine County Culvert Placement Permit Application and Road & Bridge Culvert Policy ↗Re-checked Sep 21, 2026
Permit processPublished (with conditions)
County driveway extension and new driveway culvert installation permits.
- Residents must call the Commissioner’s Office to initiate the permit process.
- A work order is sent to the appropriate Commissioner for an on-site inspection to determine pipe diameter, number of inlets, and whether the culvert is the initial driveway.
- After purchase and delivery of the culverts, the resident must complete permit information at the Commissioner’s Office and pay the installation fee.
- Only money orders or cashier’s checks payable to the County of San Augustine are accepted; cash and personal or business checks are not accepted.
- Installations are scheduled at the Commissioner’s convenience, weather permitting.
- No work of any kind may start until a permit is issued.
- The permit expires if no work commences within six months of issuance.
permit commencement deadline: 6 months after issuance
“No work of any kind may start until a permit is issued.”
San Augustine County Culvert Placement Permit Application and Road & Bridge Culvert Policy ↗Re-checked Sep 21, 2026
County-wide zoningAbsent
The same signed county letter states that the Commissioners Court has not passed any ordinances regulating zoning; private subdivision restrictions may still apply.
San Augustine County Judge - Zoning, County Permits, and Septic Systems Letter ↗Scouted from the county site, not yet independently re-checked

Texas rules that apply here

Building code adoptedPartial
Industrialized housing and buildings, modules, and modular components governed by the Texas Industrialized Housing and Buildings program.
- The mandatory state code adoption applies to industrialized housing and buildings, modules, and modular components, not all construction statewide.
- The effective date is July 1, 2024.
- The International Existing Building Code applies to alterations of portable industrialized buildings.
- Manufacturers already certified for Texas must have design-package documents reviewed and approved to the new editions with an approval date on or after July 1, 2024, unless the manufacturer elected to transition before the effective date under Department rule 70.70(a)(5)(B).
- Construction begun on or after July 1, 2024 must comply with the new code editions and approved design packages.
- Construction begun before July 1, 2024, or before a manufacturer's effective transition date, must meet the stated completion, inspection, and labeling deadline to remain eligible for a Texas decal.
effective date: 2024-07-01 · International Building Code: 2021 Edition (including appendices C, F, and K) · International Residential Code: 2021 Edition (including appendices AG, AH, AK, AP, AQ, and AT) · International Fuel Gas Code: 2021 Edition · International Mechanical Code: 2021 Edition · International Plumbing Code: 2021 Edition · International Energy Conservation Code: 2015 Edition · National Electrical Code: 2020 Edition · International Existing Building Code: 2021 Edition (for alterations of portable industrialized buildings)
“July 1, 2024, all industrialized housing and buildings, modules, and modular components shall comply with the following codes, as amended in §70.101 of the IHB Rules:”
Industrialized Housing and Buildings – Adoption of New Code Editions ↗Re-checked Sep 12, 2026
Septic permitRequired
Construction, installation, alteration, extension, or repair of an OSSF in Texas
- A permit and approved plan are required to construct, alter, repair, extend, and operate an OSSF.
- A 10-acre exemption may apply only if all listed conditions are met: site evaluation by a TCEQ-licensed site evaluator or professional engineer; single-family dwelling on at least 10 acres; no nuisance or groundwater pollution; all OSSF parts at least 100 feet from the property line; effluent disposed of on the property; and the single-family dwelling is the only dwelling on the tract.
- Emergency repairs listed by TCEQ do not require a permit but must be reported in writing to the permitting authority within 72 hours after repairs begin.
- Grandfathered systems may also be exempt if the stated conditions are met.
minimum tract size for 10-acre exemption: >= 10 acres (single-family dwelling and all other TCEQ conditions must be met) · minimum OSSF distance from property line for 10-acre exemption: >= 100 feet (all parts of the OSSF) · emergency repair reporting deadline: <= 72 hours (after repairs have begun; written report to permitting authority)
“A permit is required to construct, install, alter, extend, or repair an 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 Sep 12, 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
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

Still unanswered

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

Certificate of occupancy — Certificates of occupancy for buildings in unincorporated San Augustine County, Texas.
Well permit — Private water-well permitting or registration in San Augustine County.
Agricultural exemption — Agricultural exemption from county land-use, construction, or development requirements in San Augustine County.
Short-term rentals — Short-term rental use in San Augustine 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.

Living off-grid in San Augustine County, Texas

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

San Augustine County scores 86/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost.

Do you need a building permit in San Augustine County, Texas?

San Augustine County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Angelina & Neches River Authority (ANRA), TCEQ Authorized Agent for OSSF. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

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

Living in an RV on your own land in San Augustine County is allowed: Unincorporated San Augustine County: no county rule sets this, because Texas law gives zoning power only to certain counties, and San Augustine County has no zoning ordinance. The county legal census found no county zoning ordinance, citing co.san-augustine.tx.us. 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. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in San Augustine County, Texas?

Land in San Augustine County runs about $4,336 per acre, based on the latest county data.

What is the water situation in San Augustine County?

San Augustine County gets about 54.8" of rain a year, with severe drought in roughly 13.9% of years.

How remote is San Augustine County?

A representative private-land location has about 11,374 people within a 30-minute drive and 1,188,483 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 septic rules in San Augustine County, Texas

At a glance

Who to call

Do you need a building permit in San Augustine County, Texas?

Who handles septic and driveway permits in San Augustine County?

Does San Augustine County have zoning?

How do septic permits work in San Augustine County?

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

Building a home in San Augustine County: the steps, in order

What to check before you buy land in San Augustine County

Watch-outs

Sources

San Augustine County in Texas

How San Augustine County scores

Find land. Bring the promising ones back.

Parcel due diligence

Answers from the rulebook for San Augustine County

San Augustine County rules

Texas rules that apply here

Still unanswered

Living off-grid in San Augustine County, Texas

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

Do you need a building permit in San Augustine County, Texas?

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

How much does land cost in San Augustine County, Texas?

What is the water situation in San Augustine County?

How remote is San Augustine County?

How San Augustine compares in Texas