Bolthole Index

Wise County, Texas

Building permits, zoning and septic rules in Decatur, Texas

Decatur, Texas requires city building permits for covered work and administers zoning inside city limits.12 Applications go through Decatur Development Services, while Wise County Public Works is the county septic contact; the office that administers septic systems inside Decatur could not be confirmed, so ask both offices before planning an onsite system.34

At a glance

Building permit
Required for covered work inside Decatur city limits1
Zoning
Administered by the City of Decatur2
Building codes
City-adopted construction codes apply to work inside city limits5
Applications
Building permit applications are submitted electronically through GovWell3
Inspections
Required during permitted construction6
Septic
Ask Decatur Development Services and Wise County Public Works which office controls the address4
Owner-builder
No Decatur-specific owner-builder exemption could be confirmed1

Who to call

Building permits

City of Decatur Development Services

Building permit applications, construction permits, building inspections and development questions inside Decatur city limits

(940) 393-0250

[email protected]

1601 S State St., Decatur, TX 76234

Online permits →

Septic permits

Wise County Environmental Services (Public Works)

Wise County environmental-services questions and the county contact identified for OSSF (septic) permits

940-627-9332

[email protected]

2901 S FM 51, Building 100, Decatur, TX 76234

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 Decatur means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Decatur, Texas?

Yes. Decatur requires building permits for covered work inside city limits and regulates that work under its adopted building codes.1 The city applies the 2021 editions of its listed international codes, the 2023 National Electrical Code and NCTCOG amendments to applications submitted after January 1, 2025.7

A permit does not end the process: Decatur requires inspections at stages of permitted construction.6 City inspectors check building, energy, mechanical, drainage, plumbing, electrical and housing or zoning compliance leading up to the final certificate of occupancy.8 The available city material does not establish that every residential project needs a certificate of occupancy, so confirm the closeout document for the specific project with Development Services.8

Who issues building permits in Decatur?

City of Decatur Development Services reviews residential and commercial building plans, issues construction-related building permits and performs inspections inside city limits.9 The office is at 1601 S State St., Decatur, TX 76234; call (940) 393-0250 or email [email protected].9

To apply, create a GovWell account, complete contractor registration, choose the needed building permit application and submit it electronically.3 After registration is processed, GovWell can be used to pull building permits, pay fees and schedule inspections.3 Inspections can also be requested on the inspection line, and requests made before 3:30 p.m. are scheduled for the following business day.6

Does Decatur have zoning?

Decatur administers its own zoning ordinance inside city limits, so a property's zoning district controls what can be built and how the land can be used.10 The city publishes applications for zoning changes, planned developments, specific-use permits and zoning verification.11

Dimensional rules vary by district. In the SF-2 single-family residential district, the minimum side yard is 10% of lot width, with a minimum of 5 feet and a maximum of 15 feet.12 An SF-2 detached one-family dwelling lot has a minimum depth of 70 feet.13 Those figures should not be applied to a parcel in another district; ask Planning staff for the zoning verification and current district standards before laying out a house.14

How do septic permits work inside Decatur?

Wise County identifies Public Works as its septic-permit contact, but the available official material does not establish whether that county authority extends to every address inside Decatur city limits.4 Before ordering a site evaluation or designing an onsite sewage facility, ask Decatur Development Services and Wise County Environmental Services which office has jurisdiction over the parcel.

Texas generally requires a permit and approved plan to construct, alter, repair, extend or operate an onsite sewage facility, and local programs may impose stricter requirements.15 Do not assume the statewide 10-acre provision waives local review: it applies only when every state condition is met, including the site evaluation, single-home use and 100-foot property-line separation for every part of the system.16

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

We could not confirm a current Decatur rule allowing residential or long-term RV occupancy on private land, so ask Development Services for a written, parcel-specific zoning answer before living in an RV. Decatur has municipal zoning, and specific uses may require the city's zoning or specific-use-permit process.10

We also could not confirm a separate tiny-home occupancy rule, a citywide minimum dwelling size or the current standards for manufactured homes and accessory dwellings. A tiny home proposed as a dwelling would still face Decatur's zoning review, building permit requirement and adopted construction codes.215 The city septic authority and off-grid sanitation rules also need confirmation before treating a parcel as suitable for a home without public sewer.

Building a home in Decatur: what are the steps?

  1. Ask Decatur Development Services to confirm the parcel's zoning district, allowed residential use, setbacks and whether a zoning or specific-use approval is needed.10
  2. Confirm water and sewer availability for the address; if onsite sewage is proposed, ask Decatur and Wise County Environmental Services which office administers septic review.4
  3. Create a GovWell account, complete contractor registration and submit the building permit application electronically.3
  4. Pay the applicable city building permit and plan-review fees.17
  5. Schedule and pass required construction inspections through GovWell or the inspection line.18
  6. Ask Development Services which final approval or certificate of occupancy applies to the completed home.8

What should you check before buying land in Decatur?

Confirm the zoning district and development standards before relying on an asking-price description of a parcel; Decatur regulates subdivision, development, redevelopment and land-disturbing activity inside city limits.19 Every lot created or developed under the city's subdivision ordinance must have frontage on and access to a public street, with additional limits on direct residential access to arterial and collector streets.20

Confirm water, sewer and septic jurisdiction for the exact address because a mandatory utility-connection rule and the onsite-sewage authority inside Decatur could not be confirmed. Check drainage and flood conditions early: land subject to a 100-year flood or inadequate drainage cannot proceed under the cited city subdivision provision until the required improvements produce a usable building site.21 Wise County soil data rates only 24% of county soils as free of severe limitations for a conventional septic drain field, so a parcel-specific evaluation matters.22

Watch-outs

  • Decatur's residential new-construction building permit fee is $0.94 per square foot of floor area under roof per story, and plan review adds 30% of the building permit fee under the published schedule.23
  • The Wise County rule eliminating general building permits outside incorporated cities does not apply inside Decatur city limits.241
  • A bona fide agricultural activity exclusion in Decatur's definition of development is not a blanket exemption from the city's building, zoning or other rules.25

Sources

  1. Development Services | Decatur, TX - Official Website (Decatur), quoted and re-checked
  2. Planning | Decatur, TX - Official Website (Decatur), quoted and re-checked
  3. decaturtx.org (Decatur), quoted and re-checked
  4. Frequently Asked Questions - Who issues Building Permits in Wise County?, quoted and re-checked
  5. Development Services | Decatur, TX - Official Website (Decatur), quoted and re-checked
  6. Development Services | Decatur, TX - Official Website (Decatur), quoted and re-checked
  7. Development Services — Building Code Adoption (Decatur), quoted and re-checked
  8. Development Services | Decatur, TX - Official Website (Decatur), quoted and re-checked
  9. City of Decatur Development Services (decaturtx.org)
  10. Planning (Decatur), quoted and re-checked
  11. Development Services | Decatur, TX - Official Website (Decatur), quoted and re-checked
  12. Zoning Regulations and Legality for Board of Adjustment (Decatur), quoted and re-checked
  13. decaturtx.org (Decatur), quoted and re-checked
  14. Planning | Decatur, TX - Official Website (Decatur), quoted and re-checked
  15. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  16. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  17. Schedule of Fees Ordinance (Decatur), quoted and re-checked
  18. decaturtx.org (Decatur), quoted and re-checked
  19. Decatur Subdivision Ordinance (Decatur), quoted and re-checked
  20. Subdivision Ordinance Update 2024-03-06 (Decatur), quoted and re-checked
  21. Subdivision Ordinance Update 2024 (Decatur), quoted and re-checked
  22. 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
  23. Schedule of Fees / Ordinance 2025-11-43 (Decatur), quoted and re-checked
  24. FAQs - Who issues Building Permits in Wise County?, quoted and re-checked
  25. Subdivision Ordinance Update (Decatur), 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 Decatur

Decatur’s own rules

  • Building permitRequired

    Work requiring a building permit within Decatur city limits.

    • The city page states generally that permits are required for work; the exact permit exemptions were not located in the opened official material.
    “Permits are required for work and are regulated by the adopted Building Codes within the city limits of Decatur.”
    One more reviewed finding on this topic
    • Required — Work requiring a building permit within Decatur city limits.
      “Permits are required for work and are regulated by the adopted Building Codes within the city limits of Decatur.”
  • Building code adoptedAdopted

    Building work within Decatur city limits.

    • The listed codes became effective January 1, 2025.
    • NCTCOG amendments also apply.

    effective date: 2025-01-01 · International Building Code edition: 2021 · International Residential Code edition: 2021 · National Electrical Code edition: 2023

    “The following codes will go into EFFECT January 1, 2025:”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Permit applications within Decatur city limits submitted after January 1, 2025.
      “The City of Decatur adopted new building codes. The following codes will go into EFFECT January 1, 2025: 2021 International Building Code (IBC) 2021 International Residential Code (IRC) 2021 International Mechanical Code (IMC) 2021 International Fire Code (IFC) 2021 International Energy Conservation Code (IECC) 2021 International Fuel Gas Code (IFGC) 2021 International Existing Building Code (IEBC) 2021 International Swimming Pool and Spa Code (ISPSC) 2021 International Plumbing Code (IPC) 2023 NFPA National Electric Code (NEC) NCTCOG Amendments Any permit application submitted after January 1,2025 will need to meet the requirements of these codes.”
  • InspectionsRequired

    Permitted construction within Decatur city limits.

    • Various inspections are required after a building permit is issued.
    • Inspections may be scheduled through GovWell or the inspection line.
    • Inspections called in before 3:30 p.m. are scheduled for the following business day.
    “Once a building permit has been issued, various inspections are required during the construction process. Inspections can be scheduled by using GovWell, our permitting system, or by calling the inspection line at (940) 393-0259. Inspections called in prior to 3:30 pm will be scheduled for the following business day.”
    One more reviewed finding on this topic
    • Required — Permitted construction within Decatur city limits.
      “Once a building permit has been issued, various inspections are required during the construction process. Inspections can be scheduled by using GovWell, our permitting system, or by calling the inspection line at (940) 393-0259. Inspections called in prior to 3:30 pm will be scheduled for the following business day.”
  • Certificate of occupancyLimited

    City-issued certificates of occupancy for premises inside Decatur city limits, including the final certificate of occupancy following required building inspections; the located official materials do not establish a universal certificate-of-occupancy requirement for every residential construction project.

    • The City Building Department reviews residential and commercial building plan and permit applications within the city limits.
    • Building permits and inspections are governed by adopted Building Codes within the city limits.
    • The official city page states that inspections lead up to the final certificate of occupancy but does not specify that every new residential building must obtain one.
    • The Subdivision Ordinance defines a certificate of occupancy as authorizing legal use of the premises and requiring conformance with City standards, regulations, and applicable zoning-variance conditions.
    “Our inspectors perform on-site inspections within the City to ensure compliance with building, energy, mechanical, environmental, drainage, plumbing, electrical, refrigeration, and housing/zoning standards leading up to the final certificate of occupancy.”
  • Local zoningPresent

    Land inside Decatur city limits; the City administers its own zoning ordinance.

    • Specific uses may require approval through the City’s zoning and special-use-permit processes.
    “The City’s Zoning Ordinance, adopted in 2015, is a regulatory framework”
    One more reviewed finding on this topic
    • Present — Land inside Decatur city limits; Decatur administers its own zoning ordinance.
      “The City’s Zoning Ordinance, adopted in 2015, is a regulatory framework”
  • Zoning districtsPartial

    Decatur city zoning districts; the opened official materials identify several residential, manufactured-home, business, and planned-development districts but do not reproduce the complete current district schedule.

    • Identified districts include SF-2, TH, 2F, MF, MHD, C-1, C-1A, C-2, and PD.
    • The city states that its zoning ordinance was adopted in 2015.
    “SF-2 = SINGLE-FAMILY RESIDENTIAL DISTRICT”
    One more reviewed finding on this topic
  • SetbacksSpecified

    SF-2 Single-Family Residential District inside Decatur city limits.

    • Minimum side yard is 10 percent of lot width, subject to a five-foot minimum and fifteen-foot maximum.
    • Board of Adjustment variations may be available only under the cited statutory and ordinance conditions.

    minimum side yard: 10 percent of lot width (not less than 5 feet and not more than 15 feet) · minimum lot depth for one-family detached dwelling: 70 feet

    “Minimum Side Yard: Ten percent (10%) of the lot width”
    2 more reviewed findings on this topic
    • Specified — SF-2 single-family residential district inside Decatur city limits; minimum side yard.
      “Minimum Side Yard: Ten percent (10%) of the lot width, but not less than five feet (5’)”
    • Specified — SF-2 detached one-family dwelling lots inside Decatur city limits; minimum lot depth is a dimensional control related to site layout.
      “Minimum Lot Depth: One-Family Dwelling Detached: Seventy feet (70′).”
  • Agricultural exemptionConditional

    Bona fide agricultural activities under the City subdivision ordinance’s definition of development.

    • The quoted exclusion is from the definition of development and does not establish a blanket exemption from building, drainage, floodplain, health, or other applicable regulations.
    “but not including bona fide agricultural activities”
  • Subdividing landRegulated (with conditions)

    All land inside Decatur city limits that is improved for public or private use, subdivided, developed, redeveloped, subjected to land-disturbing activity, or added to land within the corporate limits, as provided by the Decatur Subdivision Ordinance.

    • Platting is required for all land to be improved for public or private use or subdivided within the corporate limits.
    • The ordinance is expressly extended to all areas inside the City limits.
    • The ordinance applies to subdivisions, development, redevelopment, and land-disturbing activities within the corporate limits, except as expressly stated in the ordinance.
    • Applications must comply with applicable City plans and ordinances, including the Comprehensive Plan, Zoning Ordinance, Design Standards, Construction Standards, building codes, master plans, related standards, and other applicable portions of the City Code.
    • Land may not be subdivided or developed until proper provision has been made for drainage, water, wastewater, transportation, and other facilities required by the ordinance.
    • The Planning and Zoning Commission conducts hearings on subdivision or platting proposals within the corporate limits as part of the review process.
    “This Ordinance applies to all subdivisions of land, development, redevelopment, and land disturbing activities located within the corporate limits of the City, as provided by law, and to all additions of land within the corporate limits of the City, except as expressly stated in this Ordinance.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — All subdivision, development, and new construction inside Decatur city limits.
      “All subdivision, development and new construction shall comply”
  • Driveway accessRequired

    Lots created or developed under the Decatur subdivision ordinance inside the corporate limits.

    • Every lot must have frontage on and access to a public street.
    • Residential lots may not have direct access onto arterial streets.
    • Direct access from residential lots onto collector streets is permitted only where design conditions do not permit another possibility.
    “Every lot shall have frontage on, and access to, a public street. Residential lots shall not have direct access onto arterial streets, and direct access from residential lots shall be permitted on collector streets only where design conditions do not permit any other possibility.”
  • Building in a floodplainLimited

    Land inside Decatur city limits that is naturally subject to a one-hundred-year flood or cannot be properly drained.

    • The land may not be subdivided, resubdivided, or developed until evidence shows proposed improvements can yield a usable building site.
    • Construction is prohibited until the specific improvements have been planned and completed.
    • Flood areas may or may not be designated as FEMA flood areas.

    flood frequency: 100 year

    “construction upon such land shall be prohibited until the specific improvements have been planned and completed.”
  • Permit feesPublished (with conditions)

    City building permits and related residential inspection fees inside Decatur city limits.

    • The schedule is identified as Exhibit A to Ordinance 2025-11-43.
    • Effective date is November 25, 2025.
    • New residential construction fee is $0.94 per square foot of floor area under roof per story and includes MEP permits.
    • Residential repair, alteration, remodel, or addition fee is $0.73 per square foot, with a $100 minimum.
    • Inspections plan review is 30% of the building permit fee; the first resubmittal is no charge and each later resubmittal adds 30% of the building permit fee.
    • Certificate of Occupancy fee is $100.

    new residential construction fee: 0.94 USD per square foot per story (Fee includes building and MEP permits) · residential repair, alteration, remodel, or addition fee: 0.73 USD per square foot ($100 minimum; MEP permits not included) · inspection plan review: 30 percent of building permit fee (First resubmittal no charge; each later resubmittal adds 30%) · certificate of occupancy fee: 100 USD

    “Building Permit (New Construction includes building and mechanical, electrical and plumbing (MEP) Permits) (sq. ft. based on floor area under roof per story) .94 per sq. ft. of floor area under roof per story. Fee includes MEP [...] .73 per sq.ft.of addition or remodel $100.00 minimum [...] 30% of Building Permit Fee First resubmittal no charge Each subsequent re-submittal will be charged an additional 30% of Building Permit Fee”
    One more reviewed finding on this topic
    • Published (with conditions) — Residential and other construction permits inside Decatur city limits.
      “Building Permit (New Construction includes building and mechanical, electrical and plumbing (MEP) Permits) [...] .94 per sq. ft. of floor area under roof per story.”
  • Permit processPublished (with conditions)

    Residential and commercial building permit applications inside Decatur city limits.

    • Applicants must visit GovWell, create an account, complete contractor registration, select the needed permit type, and submit electronically.
    • After contractor registration is processed, GovWell can be used to pull permits, pay fees, and schedule inspections.
    “Create an account Complete the contractor registration process Select the type of building permit application needed and submit electronically”
    One more reviewed finding on this topic
    • Published (with conditions) — Building permit applications and planning applications inside Decatur city limits.
      “Final Plat, Amending Plat and Replat Checklist and Universal Application [...] Preliminary Plat Checklist and Universal Application [...] Zoning Change, Planned Development and Specific Use Permit Checklist and Universal Application [...] Zoning Verification Checklist and Universal Application”

Still unanswered

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

  • Owner-builder exemption — Owner-builder exemptions for construction inside Decatur city limits.
  • Minimum dwelling size — Minimum dwelling size in Decatur zoning districts.
  • Minimum lot size — Minimum lot size in Decatur zoning districts.
  • Lot coverage — Lot coverage in Decatur zoning districts.
  • Building height — Building height in Decatur zoning districts.
12 more unanswered
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • 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 Decatur publishes no rule on the point, not that none exists. Wise County’s page lists the county offices to call.

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