Zoning, building permits and septic rules in Town of Big Sandy, Texas

Town of Big Sandy’s own rules

• Building permitRequired

  Any building constructed or erected on land within Big Sandy city limits.

  • A city permit must be obtained first.
  • The permit is for a designated lot or tract.
  • The city may deny or issue the permit on the terms and conditions expressly provided in it.

  building permit issuance fee: 3.5 USD

  “It shall be unlawful for any person to build, construct or erect any building upon any land within the city limits, without first having obtained a permit from the city for the purpose of building, constructing and erecting the building upon a designated lot or tract of land, and paying to the city the sum of $3.50 for the issuance of the permit”

• Owner-builder exemptionConditional

  Plumbing installed or altered by an owner in a single-family residence inside Big Sandy town limits.

  • A permit may be issued only if the homeowner personally does the work.
  • The building must be owned and occupied by that homeowner as the homeowner's home.
  • All work must meet code requirements.

  “A permit may be issued to a home owner to install or alter plumbing in a single-family residence; provided the home owner does the work himself or herself, and that the building is owned and occupied by the owner as his or her home.”

• Building code adoptedAdopted (with conditions)

  Buildings and structures within Big Sandy corporate limits.

  • The adopted code is the 2000 Edition of the International Building Code, except portions deleted, modified, or amended.
  • The ordinance states that three copies are on file with the City Secretary.

  “There is hereby adopted by the city for the purpose of establishing rules and regulations for the construction, alteration, removal, demolition, equipment, use and occupancy, location and maintenance of buildings and structures, including permits and penalties, that certain building code known as the 2000 Edition of the International Building Code, save and except portions as are hereinafter deleted, modified or amended”

• Local zoningPresent (with conditions)

  Land inside Big Sandy town limits.

  • The codified zoning chapter does not reproduce district schedules; § 152.02 identifies a copy as available from the City Secretary.

  “CHAPTER 152: ZONING REGULATIONS CHAPTER 152: ZONING REGULATIONS Section”

• Septic permitRequired

  Installation or alteration of a septic-tank system as plumbing work inside Big Sandy town limits.

  • Before beginning work, the installer must apply to the plumbing inspector or other designated official and obtain a permit.
  • Only legally authorized plumbers may be issued permits, except a homeowner may receive one under § 151.27(C).
  • All work must meet code requirements.

  each septic tank system fee: 2 USD

  “Before beginning any work in the city, the person installing or altering same, shall apply to the plumbing inspector or other designated official and obtain a permit to do the work. [...] All applications for permits shall be made on suitable forms provided. The application shall be accompanied by fees in accordance with the following schedule: [...] Each septic tank system $2”

• Permit feesPublished (with conditions)

  Building and plumbing permits inside Big Sandy town limits.

  • The building-permit fee is stated for issuance of a building permit.
  • Plumbing applications must be accompanied by the listed schedule fees.
  • An additional $5 fee applies to each additional inspector trip caused by plumber negligence or return inspection of a corrected installation.

  building permit issuance fee: 3.5 USD · each septic tank system fee: 2 USD · additional plumbing inspector trip fee: 5 USD (caused by plumber negligence or return inspection of a corrected installation)

  “Each septic tank system $2 [...] An additional fee of $5 shall be charged for each additional trip on the part of the plumbing inspector, caused by the negligence of the plumber of not being ready for inspection or a return for inspection of a corrected installation”

• Permit processPublished (with conditions)

  Plumbing work inside Big Sandy town limits.

  • The installer or person altering plumbing must apply before beginning work.
  • Only persons legally authorized to do plumbing may be issued permits, subject to the homeowner exception.
  • Applications are made on forms provided and must be accompanied by fees.
  • All work must meet code requirements.

  “Before beginning any work in the city, the person installing or altering same, shall apply to the plumbing inspector or other designated official and obtain a permit to do the work. [...] All applications for permits shall be made on suitable forms provided. The application shall be accompanied by fees in accordance with the following schedule:”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Big Sandy or Upshur County directly.

• Inspections — Building work inside Big Sandy town limits.
• Certificate of occupancy — Occupancy of buildings inside Big Sandy town limits.
• Minimum dwelling size — Dwellings inside Big Sandy town limits.
• Minimum lot size — Lots inside Big Sandy town limits.
• Setbacks — Structures inside Big Sandy town limits.

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.

Off-grid gear

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

• Water Crystal Quest Filter any source — well, rain, or creek — to drinking-clean.
• Power Bluetti Solar generators and home battery backup for living off the grid.
• Septic Soil percolation test kit Run your own perc test before paying an engineer — the first thing a septic office asks about.
• Water Well water test kit Bacteria, nitrates, hardness — know what the well on a parcel is really pumping.

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