Bolthole Index

Wise County, Texas

Building permits, zoning and land rules in Aurora, Texas

Aurora, Texas requires a city building permit before a permanent structure is built or placed inside city limits, and the city enforces zoning and adopted building codes.123 Aurora also permits on-site sewage systems within the city rather than sending that job to Wise County.4

At a glance

Building permit
Required before a permanent structure is built or placed1
Zoning
City zoning applies to land and structures2
Septic
On-site sewage systems must be permitted by Aurora4
RV living
Generally prohibited on ordinary lots, with narrow exceptions5
Owner-builder RV
Temporary occupancy allowed during permitted construction, subject to conditions6
Accessory structure
Permit required when larger than 120 square feet7
Manufactured home
Allowed only where zoning permits and city standards are met8

Who to call

Building permits

City of Aurora Permits

City building and construction permit information, including OSSF septic permits

(817) 636-2783

320 Derting Rd. Aurora, TX 76078

Contact details are copied from each office’s official page and were checked against it on October 9, 2026.

Off-grid gear

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

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Do you need a building permit in Aurora, Texas?

Yes. Aurora requires a building permit before a permanent structure is constructed or placed inside city limits.1 The city also requires permits for accessory structures larger than 120 square feet; a detached accessory building at or below that size does not need a building permit, but it still must meet setback rules.7

Aurora has adopted the 2018 International Residential Code and the 2018 International Building Code with local amendments.3 Before occupancy, permitted permanent structures receive foundation, plumbing, electrical and framing inspections, followed by a certificate of occupancy when the work complies.910

Who issues building permits in Aurora, and how do you apply?

The City of Aurora issues local building permits and lists building, construction and OSSF septic permit information through its permit office at 320 Derting Rd. Aurora, TX 76078 and (817) 636-2783.11 Aurora currently uses a manual permit process: download the relevant form, complete it, email it with the supporting documents, wait for the city to create a permit number and obtain building-official approval, then pay after receiving the payment permit number.12

City fees are published by category for building work, new construction, alterations, on-site sewage systems and development applications.13 Confirm the fee for the exact project with City of Aurora Permits before filing.11

Does Aurora have zoning, and what does it mean for land use?

Aurora has zoning, and land, buildings and structures inside city limits must comply with the rules for the parcel's zoning district.2 The city publishes established zoning districts and an official zoning district map, so verify the parcel's district before relying on a proposed house type, placement or use.14

Manufactured homes may be placed only where Aurora zoning allows them and must meet the city's installation and review conditions.8 In the manufactured-home park district, a lot served by public sewer must contain at least 5,000 square feet, while a manufactured home using septic requires at least one acre; the park itself must contain at least five acres.15 We could not confirm a citywide minimum dwelling size, general residential lot size or district setback table, so ask City of Aurora Permits about the parcel's district.11

How do septic permits work inside Aurora?

Aurora requires every on-site sewage facility installed inside the city to be permitted by the city.4 This is an important city-versus-county distinction: Wise County Public Works handles required septic permits in the county program, but Aurora's own rule assigns permitting for systems inside incorporated Aurora to the city.164

Start with City of Aurora Permits, which lists OSSF septic permits among its building and construction services.11 The available city rule does not provide the full application sequence, inspection stages or private-well requirements, so ask the office what site evaluation, design, fee and inspections apply before choosing a house location or wastewater system.4 Wise County soils suitable without severe limits for a conventional drain field account for about 24% of the county, making early site evaluation especially useful.17

Can you live in an RV or tiny home in Aurora?

Aurora generally prohibits using a travel trailer or RV as a residence on an ordinary lot inside city limits.5 Temporary habitation is allowed in designated manufactured-home parks when the stated park, registration, inspection and licensing conditions are met, and the city administrator may issue a one-week hardship permit on specified grounds; a longer hardship period requires city-council approval.18

A residential owner-builder may live temporarily in an RV on the building lot for no longer than 180 days during the permit, subject to zoning; the Planning and Zoning Commission may consider a written exception request.6 We could not confirm a general tiny-home occupancy rule, so ask City of Aurora Permits to classify the proposed unit and confirm the zoning district, foundation, utility and building-code path before purchase.11

Building a home in Aurora: what are the steps?

  1. Confirm the parcel is inside Aurora and identify its zoning district and allowed residential use before finalizing a design.214
  2. Ask City of Aurora Permits which building, driveway, septic and development applications the site needs.11
  3. If the lot will use on-site wastewater, obtain Aurora's septic approval before installation.4
  4. Submit complete foundation and structural information for Building Inspector review, then wait for the building permit before constructing or placing a permanent structure.1
  5. Obtain city approval for a new or replacement driveway or driveway approach, and obtain the City Traffic Engineer's approval for its location.1920
  6. Schedule the required foundation, plumbing, electrical and framing inspections, then obtain the certificate of occupancy before occupying the permanent structure.910

What should you check before buying land in Aurora?

Check the zoning map and district rules first because Aurora zoning controls allowed uses and placement inside city limits.214 Confirm septic feasibility early because Aurora permits on-site systems and only about 24% of Wise County soils avoid a severe conventional drain-field limitation.417

Confirm driveway approval with the city; adding or replacing a driveway or approach requires a city permit.19 For a manufactured home, verify that the zoning district allows it, that the home meets the city's conditions and that city utilities are used unless unavailable.821 Ask City of Aurora Permits whether the lot lies in a floodplain because the City Administrator acts as floodplain administrator for the floodplain approvals identified by the permit page.22

Watch-outs

  • Wise County's no-general-building-permit rule applies outside incorporated cities and does not replace Aurora's city building permit inside Aurora.231
  • An accessory building that is small enough to avoid a building permit still must meet Aurora setback requirements.7
  • Do not assume an RV can serve as an ordinary residence in Aurora; only the city's stated park, hardship and owner-builder exceptions provide limited paths.5186

Sources

  1. Section 3: Zoning Administration - City of Aurora, TX (Aurora), quoted and re-checked
  2. Section 3: Zoning Administration (Aurora), quoted and re-checked
  3. 2018 International Residential Code adoption (Aurora), quoted and re-checked
  4. Article 12.03: On-Site Sewage Facilities - City of Aurora, TX (Aurora), quoted and re-checked
  5. Article 4.07: Manufactured, Modular and Mobile Homes - City of Aurora, TX (Aurora), quoted and re-checked
  6. SECTION 6: RESIDENTIAL DISTRICTS - City of Aurora, TX (Aurora), quoted and re-checked
  7. What is a Permit Required for? (Aurora), quoted and re-checked
  8. Article 4.07: Manufactured, Modular and Mobile Homes - City of Aurora, TX (Aurora), quoted and re-checked
  9. Section 3: Zoning Administration - City of Aurora, TX (Aurora), quoted and re-checked
  10. Section 3: Zoning Administration - City of Aurora, TX (Aurora), quoted and re-checked
  11. City of Aurora Permits (auroratexas.gov)
  12. Permitting Process (Aurora), quoted and re-checked
  13. Appendix A Fee Schedule - City of Aurora, TX (Aurora), quoted and re-checked
  14. Exhibit 9B: Zoning Ordinance - City of Aurora, TX (Aurora), quoted and re-checked
  15. SECTION 6: RESIDENTIAL DISTRICTS - City of Aurora, TX (Aurora), quoted and re-checked
  16. Frequently Asked Questions - Who issues Building Permits in Wise County?, quoted and re-checked
  17. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  18. Article 4.07: Manufactured, Modular and Mobile Homes - City of Aurora, TX (Aurora), quoted and re-checked
  19. What is a Permit Required for? (Aurora), quoted and re-checked
  20. Section 10: General Provisions - City of Aurora, TX (Aurora), quoted and re-checked
  21. Article 4.07: Manufactured, Modular and Mobile Homes - City of Aurora, TX (Aurora), quoted and re-checked
  22. auroratexas.gov (Aurora), quoted and re-checked
  23. FAQs - Who issues Building Permits in Wise County?, quoted and re-checked

Written October 9, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Aurora

Aurora’s own rules

  • Building permitRequired

    Permanent structures constructed or located within Aurora city limits.

    • A complete application must contain foundation and structural details sufficient to determine compliance with the Building Code.
    • The Building Inspector approves the plans and issues the permit.
    “No permanent structure may be constructed or otherwise located within the City limits prior to issuance of a Building Permit by the Building Inspector.”
    One more reviewed finding on this topic
    • Required — Accessory structures greater than 120 square feet inside Aurora city limits.
      “All accessory structures greater than 120 square feet. Detached accessory buildings 120 square feet or less must follow setback requirements but do not require a permit.”
  • Owner-builder exemptionConditional

    Residential owner-builders temporarily living in an RV on their lot during permitted construction.

    • The RV may be occupied no longer than 180 days, for the duration of the permit.
    • All underlying zoning rules must be met.
    • The Planning and Zoning Commission may grant an exception after written request and public-meeting review.

    maximum temporary occupancy: 180 days (Planning and Zoning Commission exception may apply.)

    “Residential owner-builders may live temporarily in an RV, on his/her lot, no longer than 180 days, the duration of the permit. Exceptions may be granted by the Planning and Zoning Commission (P&Z). Those requesting an exception must submit a written request for consideration according to existing rules for such.”
  • Building code adoptedAdopted

    Residential and building construction within Aurora city limits.

    • The 2018 International Residential Code is amended by exhibit F attached to Ordinance O-19.0902.
    • The 2018 International Building Code is amended by exhibit G, option B attached to Ordinance O-19.0902.
    • The adopted code materials and local amendments are maintained as public records in the city administrator's office.

    residential code edition: 2018 International Residential Code (local amendments apply) · building code edition: 2018 International Building Code (local amendments apply)

    “The 2018 edition of the International Residential Code is hereby adopted as the official residential code of the city.”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Construction inside Aurora city limits.
      “2018 International Building Code [...] 2018 International Residential Code 2017 National Electric Code”
  • InspectionsRequired

    Permanent structures requiring a building permit inside Aurora city limits.

    • After permit issuance and before a Certificate of Occupancy, the Building Inspector conducts foundation, plumbing, electrical and framing inspections.
    • The Certificate of Occupancy issues if the plans and inspection results comply with applicable ordinances and regulations.
    “After issuance of a Building Permit and prior to issuance of a Certificate of Occupancy, the Building Inspector shall conduct a foundation, plumbing, electrical and framing inspection.”
  • Certificate of occupancyRequired

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

    • A temporary Certificate of Occupancy may be issued for no more than six months during alterations or partial occupancy.
    • A Certificate of Occupancy is required for lawful nonconforming uses created by adoption of the zoning ordinance.
    “No permanent structure constructed or otherwise located within the City limits may be occupied prior to issuance of a Certificate of Occupancy by the Building Inspector.”
  • Local zoningPresent

    Land, buildings, structures, and parcels within Aurora city limits.

    • The City Administrator is designated to supervise administration and enforcement of the zoning regulations.
    “All land, buildings, structures, or appurtenances thereon located within the City of Aurora [...] shall be [...] in conformance with the zoning regulations prescribed for the zoning district”
    One more reviewed finding on this topic
  • Zoning districtsPublished

    Zoning districts and district boundaries inside Aurora city limits.

    • The ordinance identifies established zoning districts and a zoning district map; operative district dimensional tables were not extracted in this pass.
    “SECTION 5 USE DISTRICTS § 5.1 Zoning Districts Established. § 5.2 Zoning District Boundaries. § 5.3 Zoning District Map.”
  • Minimum lot sizeSpecified

    R-MH Manufactured Home Park District inside Aurora city limits.

    • When served by public sewer, each manufactured-home lot must have at least 5,000 square feet.
    • When public sewer is unavailable and septic tanks are used, each manufactured home requires at least one acre.
    • The manufactured-home park itself must be at least five acres.

    minimum lot area with public sewer: >= 5000 square feet per manufactured-home lot (Where public sewer serves the park.) · minimum lot area without public sewer: >= 1 acre per manufactured home (Septic tanks used for on-site sewage disposal.) · minimum park size: >= 5 acres

    “For Manufactured Home Parks, the minimum lot area shall be not less than five thousand (5,000) square feet per manufactured home lot when a public sewer system serves the park. Where a public sewer system is not available, and septic tanks are used for on-site sewage disposal, the minimum lot area shall be one (1) acre per manufactured home. The minimum size of any manufactured home park shall be five (5) acres.”
  • Living in an RVLimited

    Residential use or occupancy of travel trailers and recreational vehicles inside Aurora city limits.

    • Residential RV occupancy is prohibited on ordinary lots except as provided in the article.
    • Authorized manufactured-home parks may allow occupancy if article requirements are met.
    • A permit may not exceed six months.
    • Temporary human habitation is permitted in designated manufactured-home parks.
    • A one-week hardship permit may be issued by the city administrator for specified emergencies, illnesses, death, or temporary economic hardship; periods longer than one week require city-council approval.

    maximum permit period: 6 months · hardship permit period: 1 week (Longer periods require city-council approval)

    “It shall be unlawful for any person, firm or corporation to park or permit the parking of a travel trailer and/or recreational vehicle on any lot or tract of land within the city limits, whenever such travel trailer or recreational vehicle is being used or occupied as a residence under any circumstance, except as provided in subsection (b)(5).”
  • Camping on your landLimited

    Temporary camping or temporary human habitation in travel trailers and recreational vehicles inside Aurora city limits.

    • Temporary human habitation is only permitted in designated manufactured-home parks for occupancy use as living quarters, subject to park permission, park-site requirements, current registration, inspection, and a valid state license plate.
    • The city administrator may issue a temporary one-week hardship permit on specified grounds; longer periods require city-council approval.

    hardship permit period: 1 week (Longer periods require city-council approval)

    “Travel trailers or recreational vehicles designed for temporary human habitation are only permitted in areas designated as manufactured home parks for occupancy use as living quarters.”
  • Manufactured homesLimited

    Manufactured-home residential occupancy inside Aurora city limits.

    • Manufactured homes may be placed only in areas allowed by the zoning ordinance, subject to HUD-code requirements and city review.
    • Homes must meet the five-year maximum age requirement, applicable setbacks and lot-size rules, utility connection requirements unless unavailable, and other listed installation requirements.
    • Applications are reviewed by the city administrator, who has 45 days to determine approval or denial.

    maximum manufactured-home age: 5 years · city-administrator review period: 45 days

    “The erection, replacement or installation of a manufactured home in the city limits shall only be placed in areas as provided by the city's zoning ordinance; but shall not affect the validity of any deed restriction that is otherwise valid.”
  • Who permits septicLocal (with conditions)

    On-site sewage facilities within Aurora's incorporated limits.

    • The city enforces Texas Health and Safety Code chapter 366, Texas Water Code chapters 7 and 37, and incorporated TCEQ rules.
    • The city's OSSF inspector must be certified by the state environmental commission.
    “All on-site sewage facilities installed in the city must be permitted by the city; and”
  • Mandatory utility hookupConditional

    Manufactured homes placed inside Aurora city limits.

    • Manufactured homes must connect to city utilities unless unavailable.
    • Manufactured-home park spaces must have separate water, sewer, telephone, electricity and gas connections unless otherwise unavailable to the site.
    “All manufactured homes shall connect to city utilities, unless otherwise unavailable.”
  • Subdividing landRegulated (with conditions)

    Subdivision and platting inside Aurora city limits.

    • The City describes concept-plan, preliminary-plat, construction-plan, amended-plat, and final-plat stages.
    • Concept-plan approval expires two years after filing unless preliminary plats are filed or an extension is granted.
    • Preliminary-plat approval expires two years after filing unless construction plans and final plats are filed or an extension is granted.
    • Final plat approval requires construction-plan approval and either completed infrastructure or accepted fiscal surety.

    concept-plan approval period: 2 years (unless preliminary plats are filed or an extension is granted) · preliminary-plat approval period: 2 years (unless construction plans and final plats are filed or an extension is granted)

    “The Concept Plan is the first step in the subdivision process.”
    One more reviewed finding on this topic
  • Driveway accessLimited

    Manufactured-home lots within Aurora city limits.

    • Approaches and driveways must connect to the city's street and be maintained by the property owner.
    • Culverts must be installed to allow adequate stormwater flow and drainage.
    • The manufactured-home lot must provide at least two off-street parking spaces.

    minimum off-street parking spaces: >= 2 spaces per manufactured-home lot

    “all approaches and driveways shall connect to the city's street and be maintained by the property owner”
    2 more reviewed findings on this topic
    • Required — Ingress and egress driveways inside Aurora city limits.
      “The location of ingress and egress driveways shall be subject to approval of the City Traffic Engineer under curb cut or laid down curb permit procedures.”
    • Required — Replacing or adding a new driveway or driveway approach inside Aurora city limits.
      “Repairing a broken sidewalk; replacing or adding a new driveway or drive approach.”
  • Building in a floodplainLimited

    Storm shelters and safe rooms inside Aurora city limits where floodplain approval is implicated.

    • Flood Plain Approvals can be granted through the City Administrator, who acts as City Flood Plain Administrator.
    “Storm Shelters / Safe Rooms – Flood Plain Approvals can be granted through the City Administrator who acts as the City Flood Plain Administrator”
  • Permit feesPublished (with conditions)

    Building, permitting, development, and on-site sewage fees inside Aurora city limits.

    • Appendix A was repealed and replaced in its entirety by Ordinance 2024-54 adopted November 18, 2024.
    • The appendix identifies fee categories for building and permitting, new construction, alterations, on-site sewage/septic systems, reinspection, development applications, and public-infrastructure inspection.
    “Editor's note–Former Appendix A pertaining to the fee schedule was repealed and replaced in its entirety by Ordinance 2024-54 adopted 11/18/2024. [...] ARTICLE A2.000 BUILDING AND PERMITTING FEES [...] § A2.006 On-site sewage/septic system fees. [...] ARTICLE A3.000 DEVELOPMENT FEES”
  • Permit processPublished (with conditions)

    Building permits and certificates of occupancy inside Aurora city limits.

    • Plans must be approved by the Building Inspector.
    • A complete building-permit application must contain sufficient foundation and structural details.
    • Foundation, plumbing, electrical, and framing inspections occur before issuance of a Certificate of Occupancy.
    • A permit or approval generally expires after 180 days if work is not undertaken or the use is not established, unless another period or an extension applies.

    permit inactivity expiration: 180 days (Unless a different period is allowed or an extension is granted)

    “Most permit applications can be completed with the consolidated building application form which can be found here:”
    One more reviewed finding on this topic
    • Published (with conditions) — Permit applications inside Aurora city limits.
      “Currently the Aurora is working under a manual process for getting a permit approved. Below are the steps to obtain permits.”

Still unanswered

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

  • Minimum dwelling size — Dwellings inside Aurora city limits.
  • Setbacks — Development inside Aurora city limits.
  • Lot coverage — Development inside Aurora city limits.
  • Building height — Buildings inside Aurora city limits.
  • Tiny homes — Tiny-home occupancy inside Aurora city limits.
7 more unanswered
  • Accessory dwellings
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Agricultural exemption
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Aurora publishes no rule on the point, not that none exists. Wise County’s page lists the county offices to call.

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