Bolthole Index

Wood County, Texas

Building permits, zoning and septic rules in Winnsboro, Texas

Inside Winnsboro city limits in Wood County, Texas, the city has its own zoning ordinance1 and has adopted the 2018 International Building Code and International Residential Code, with building permits issued by the city's building official23. Septic is only a temporary option where city sewer is unavailable, and the plans need county health unit or state health department approval first4. Land outside the city follows Wood County's rules.

At a glance

Building permits
Required inside city limits; issued by the building official under the adopted 2018 codes23
Zoning
Yes, the city has a comprehensive zoning ordinance (Ordinance 773-2003)1
Septic
Only a temporary city-council permit where sewer is unavailable, after county or state health approval of plans54
City water and sewer
Required for all residences inside city limits; connection mandatory within 200 feet of a city line6
Driveways
City building permit required for driveways and sidewalks7
Floodplain
Floodplain development permit required in special flood hazard areas8

Who to call

Building permits

City of Winnsboro Code Enforcement Office

Questions about building permits and the city code of ordinances inside Winnsboro city limits

903-342-3654

501 S Main St Winnsboro , TX 75494

Septic permits

Wood County OSSF Authorized Agent

Septic (OSSF) permits for unincorporated Wood County; the agent for land outside Winnsboro city limits

(903) 763-5308

[email protected]

213 W BERMUDA ST, QUITMAN, TX, 75783

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

Off-grid gear

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

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Does Winnsboro, TX have zoning, and what does it mean for RVs, tiny homes and lot size?

Winnsboro has its own zoning. The city's code states that its comprehensive zoning ordinance, Ordinance 773-2003, was adopted on May 13, 20031. Zoning applies inside city limits only; Wood County itself has no countywide zoning over unincorporated land9.

The district details (minimum lot size, minimum home size, setbacks, and whether RVs, tiny homes or accessory dwellings are allowed) sit in the zoning exhibit of the city code, and we could not read that exhibit. Before you buy a lot in Winnsboro for an RV, tiny home or second dwelling, ask the Code Enforcement Office which zoning district the parcel is in and what that district allows10.

Do you need a building permit in Winnsboro, and who issues it?

Yes, building permits are part of the city's code. Winnsboro adopted the International Building Code, 2018 edition, for the construction, alteration, use and maintenance of buildings and structures inside city limits2. The International Residential Code, 2018 edition, is separately adopted2.

Building permits are issued by the building official or a designee after reviewing the application, which is made on forms the building official furnishes3. Fees come from the city fee schedule11. A certificate of occupancy is required when a commercial use changes and for a residence vacant more than 90 days; the building inspector issues it after building, electrical, plumbing and fire-protection inspections12.

The City of Winnsboro Code Enforcement Office processes and approves many of the city's permits13. We could not confirm an owner-builder exemption inside city limits, so ask that office before you start.

How do septic permits work inside Winnsboro?

City sewer comes first. All residences, commercial businesses and other entities inside Winnsboro city limits are required to use the city water and sewer facilities6. Where a property is within 200 feet of a city water or sewer line, connection is mandatory6.

A septic tank is allowed only temporarily where city sewer is not available. The owner first gets detailed plans approved by the local county health unit or the Department of State Health Services, then the city council considers a temporary septic-tank-use permit4. That permit ends automatically, without notice, 30 days after city sewer becomes available to the property5. We could not confirm an inspection requirement or a private-well permit inside city limits.

Outside city limits, septic permits in unincorporated Wood County go through the county's authorized agent14, and a septic permit is required statewide to build, alter or repair a system15.

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

We could not confirm a city rule on RV living, temporary camping, tiny homes or accessory dwellings in Winnsboro, because those rules would sit in the zoning ordinance's district schedule. Call the Code Enforcement Office at 903-342-365413 and ask for the parcel's zoning district and what it allows. Inside city limits, a septic tank to serve an RV or tiny home is not a workaround, since city water and sewer are required where available6.

Building a home in Winnsboro: the steps, in order

  1. Ask the Code Enforcement Office (903-342-3654) which zoning district the lot is in and what it allows131.
  2. Check whether the lot is in a special flood hazard area; development there needs a floodplain development permit from the city's floodplain administrator8.
  3. Confirm where the city water and sewer lines run, since connection is mandatory within 200 feet6.
  4. Apply for a building permit on the building official's forms; the driveway and sidewalks are covered by the building permit too37.
  5. Build to the adopted 2018 codes and expect inspections2.
  6. If sewer truly is not available, get septic plans approved by the county health unit or state health department before asking the city council for a temporary permit4.

What stays with Wood County, and what to check before you buy

The city's rules stop at its limits. For land outside Winnsboro, see the Wood County page: unincorporated Wood County does not appear to require a residential building permit16, and septic permits there go through the county's authorized agent14.

These are county-level figures. Wood County's effective property tax rate is 0.9%17, with a median property tax bill of $1,818 a year18. Texas law also bars counties from requiring a plat for some agricultural land divisions outside municipal limits19. A driveway onto a state highway needs a TxDOT driveway permit20.

Watch-outs

  • The zoning ordinance's district schedule (lot sizes, setbacks, RV and tiny-home rules) could not be read, so call the Winnsboro Code Enforcement Office at 903-342-3654 before relying on any assumption13.
  • Inside city limits, a septic system is only a temporary permit that ends 30 days after city sewer becomes available5.

Sources

  1. Article 14.06 Zoning Ordinance (Winnsboro), quoted and re-checked
  2. Article 3.02 Building Code (Winnsboro), quoted and re-checked
  3. Article 3.02 Building Code (Winnsboro), quoted and re-checked
  4. Article 13.04 Water and Sewer Services (Winnsboro), quoted and re-checked
  5. Article 13.04 Water and Sewer Services (Winnsboro), quoted and re-checked
  6. Article 13.04 Water and Sewer Services (Winnsboro), quoted and re-checked
  7. Article 3.02 Building Code (Winnsboro), quoted and re-checked
  8. Article 3.10 Flood Damage Prevention (Winnsboro), quoted and re-checked
  9. Texas Local Government Code Ch. 211 - Municipal Zoning Authority (2026 county census)
  10. City of Winnsboro, TX Code of Ordinances (Winnsboro), quoted and re-checked
  11. Article 3.02 Building Code (Winnsboro), quoted and re-checked
  12. Article 3.02 Building Code (Winnsboro), quoted and re-checked
  13. City of Winnsboro Code Enforcement Office (winnsborotexas.com)
  14. Wood County OSSF Authorized Agent (www6.tceq.texas.gov)
  15. Getting a Permit for an OSSF - Such as a Septic System (Texas statewide rule), quoted and re-checked
  16. Texas Local Government Code Ch. 233 - County Regulation of Housing and Other Structures (2026 county census)
  17. Effective property tax rate: Bolthole Index county data
  18. Median property tax bill: Bolthole Index county data
  19. Texas Local Government Code Chapter 232, quoted and re-checked
  20. Section 4: Driveway Permits, Design, and Materials (Texas statewide rule), quoted and re-checked

Written October 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.

Answers from the rulebook for Winnsboro

Winnsboro’s own rules

  • Building code adoptedAdopted (with conditions)

    Construction, alteration, removal, demolition, equipment, use, occupancy, location, and maintenance of buildings and structures inside Winnsboro city limits.

    • International Building Code, 2018 edition, is adopted; listed local amendments apply.
    • International Residential Code, 2018 edition, is separately adopted.

    International Building Code edition: 2018 · International Residential Code edition: 2018

    “Adopted. There is hereby adopted 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 International Building Code, 2018 edition.”
  • InspectionsLimited

    Commercial use changes and residences vacant for more than 90 days inside Winnsboro city limits.

    • The required certificate of occupancy includes building, electrical, plumbing, and fire-protection inspections.

    residence vacancy period: > 90 days (Certificate of occupancy required.)

    “A certificate of occupancy shall be required when commercial use changes and for a residence vacant for more than 90 days. The certificate of occupancy shall be issued by the building inspector and shall include the building inspection, electrical inspection, plumbing inspection, and fire protection.”
  • Local zoningPresent (with conditions)

    Land inside Winnsboro city limits.

    • The code identifies the comprehensive zoning ordinance as Ordinance 773-2003, adopted May 13, 2003.
    “The comprehensive zoning ordinance, Ordinance 773-2003, adopted by the city on May 13, 2003, is included at the end of this chapter as exhibit B.”
  • Zoning districtsPublished (with conditions)

    Zoning districts inside Winnsboro city limits.

    • The comprehensive zoning ordinance is published as Exhibit 14B; district details could not be extracted because the official host returned an access error for the exhibit.
    “Exhibit 14B Zoning Ordinance (§ 0 – § 39)”
  • Who permits septicMixed (with conditions)

    Individual septic systems on property inside Winnsboro city limits where city sewer service is unavailable under § 13.04.002.

    • Detailed construction plans and specifications must first be approved by the local county health unit or Department of State Health Services.
    • City council then considers the temporary septic-tank-use permit.
    • The permit terminates automatically 30 days after city sewer collection service becomes available.

    permit termination after city sewer becomes available: 30 days (Automatic termination without notice.)

    “The user shall have the detailed construction plans and specifications of his septic tank system approved by the local county health unit or the department of state health services prior to submitting them to the city council for their consideration of a temporary septic tank use permit.”
  • Septic permitRequired

    Temporary individual septic-tank use inside Winnsboro city limits where sewer service is not available as described in § 13.04.002.

    • Plans and specifications require prior approval by the local county health unit or Department of State Health Services.
    • City council must issue the temporary septic-tank-use permit.
    • The permit automatically terminates without notice 30 days after city sewer collection service becomes available.

    permit termination after city sewer becomes available: 30 days (Automatic termination without notice.)

    “Where sewer service is not available to a user’s property as described in section 13.04.002, the use of individual septic tanks may be temporarily permitted by the city council until such time as sewer service is available.”
  • Off-grid sanitationLimited

    Private septic sanitation inside Winnsboro city limits.

    • Allowed only temporarily where sewer service is unavailable as described in § 13.04.002.
    • Requires county-health-unit or Department of State Health Services approval of plans and specifications before city-council consideration.
    • Temporary permit automatically terminates 30 days after city sewer collection service is available.

    permit termination after city sewer becomes available: 30 days (Automatic termination without notice.)

    “Such permit, if issued by the city council, shall automatically terminate, without notice, thirty (30) days after city sewer collection service is available to said property.”
  • Mandatory utility hookupWater and sewer (with conditions)

    Property inside Winnsboro city limits served by, or within 200 feet of, city water or sanitary sewer lines.

    • All residences, commercial businesses, and other entities within city limits must use city water and sewer facilities.
    • For property within 200 feet, city connection is mandatory; the city may make a required connection and charge the owner if the owner fails or refuses.
    • Individual septic tanks may be temporarily permitted only where sewer service is unavailable.

    connection-distance threshold: <= 200 feet (City water or sanitary sewer line belonging to the city.)

    “All residences, commercial businesses and all other entities located within the city limits are required to use the city water and sewer facilities.”
  • Driveway accessRequired

    Driveways inside Winnsboro city limits.

    • Driveways are an additional local item subject to a building permit under the adopted IBC amendment.
    “Section 105.1 - In addition to permits per section 105.1 the City of Winnsboro requires permits on the following: [...] Sidewalks and driveways;”
  • Building in a floodplainRequired

    Development in areas of special flood hazard within Winnsboro city jurisdiction.

    • The floodplain article applies to all areas of special flood hazard within city jurisdiction.
    • Application is submitted to the floodplain administrator on that official's forms.
    • The mayor or designee is floodplain administrator.
    • Existing covenants, easements, and deed restrictions are not repealed; the more stringent restriction prevails where provisions conflict or overlap.
    “A floodplain development permit shall be required to ensure conformance with the provisions of this article.”
  • Permit feesVariable (with conditions)

    Building permits inside Winnsboro city limits.

    • Building-permit fees are supplied by the city fee schedule.
    • Amounts are doubled if the required permit is not received before work commences.
    “Building permit fees are as provided for in the fee schedule.”
  • Permit processPartial

    Building permits inside Winnsboro city limits.

    • Application is made on forms furnished by the building official.
    • The building official or designee issues permits after review of permit applications.
    “Building permits shall be issued by the building official and/or his designee after review of permit applications.”

Still unanswered

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

  • Owner-builder exemption — Owner-built residential construction inside Winnsboro city limits.
  • Minimum dwelling size — Residential zoning districts inside Winnsboro city limits.
  • Minimum lot size — Residential zoning districts inside Winnsboro city limits.
  • Setbacks — Residential zoning districts inside Winnsboro city limits.
  • Lot coverage — Residential zoning districts inside Winnsboro city limits.
10 more unanswered
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Septic inspection
  • 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 Winnsboro publishes no rule on the point, not that none exists. Wood County’s page lists the county offices to call.

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