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Codes, exemptions & field inspections

Build to the adopted code. Verify every exception.

This guide translates the available agency record into a preconstruction checklist for structural scope, minor work, and inspection release. The adopted code and the issuing official control when a field condition is disputed.

Regulatory framework

The code baseline for Grayson County.

Grayson County does not require building permits or certificates of occupancy for single-family residential structures. Its unincorporated-area Fire Marshal building permit applies to new commercial, public, and multifamily buildings of four or more units, moved buildings, and substantial improvements; the county fire code does not apply to single-family, duplex, triplex, or qualifying agricultural buildings. New/replacement septic systems require OSSF permits. OSSF rules incorporate 30 TAC Chapter 285 and county rules; the Commissioners Court adopted an April 2026 Development Services fee amendment.

Inspection lane

Create an MGO account and apply online for planning/zoning or fire permits. For OSSF, submit a current 911 address and property ID, complete paperwork, a licensed site evaluation, and the appropriate fee. Non-standard/proprietary systems need professional design; proprietary systems require a two-year maintenance contract and an Affidavit to the Public. Do not begin construction until Authorization to Construct is issued. Contact the OSSF office at least one working day before the final inspection; the certificate of approval is mailed after approval. Floodplain development requires a Development Certificate/floodplain permit and Elevation Certificate where an SFHA is encroached.

Minor-work playbook

Understand what may be exempt—and what is not.

Single-family residential structures generally do not require a county building permit or certificate of occupancy. The county fire code does not apply to single-family dwellings, duplexes, triplexes, or purely agricultural buildings where no workers are present and the public does not enter. The county’s OSSF order requires application, permit, Authorization to Construct, and inspection for OSSF construction, alteration, extension, or repair regardless of tract size, so the ordinary state 10-acre exemption is not available under the county order.

Field rule

A permit exemption generally addresses one narrow construction trigger. It does not automatically waive zoning, land-use, floodplain, shoreline, fire, energy, electrical, utility, septic, or right-of-way requirements. Obtain written confirmation when the project involves a new structure, structural alteration, change in occupancy, or concealed work.

Inspection pipeline

Keep the work visible at every release point.

  1. 1

    Request with lead time

    Create an MGO account and apply online for planning/zoning or fire permits. For OSSF, submit a current 911 address and property ID, complete paperwork, a licensed site evaluation, and the appropriate fee. Non-standard/proprietary systems need professional design; proprietary systems require a two-year maintenance contract and an Affidavit to the Public. Do not begin construction until Authorization to Construct is issued. Contact the OSSF office at least one working day before the final inspection; the certificate of approval is mailed after approval. Floodplain development requires a Development Certificate/floodplain permit and Elevation Certificate where an SFHA is encroached.

  2. 2

    Preserve access

    Do not cover framing, reinforcement, wiring, piping, damp-proofing, or life-safety work until the required inspection has been completed and documented.

  3. 3

    Close the record

    Retain the approved plans, inspection approvals, correction responses, and final certificate or occupancy release with the property file.

Contractor verification

Verify the builder before the contract is signed.

Use the state licensing system to verify active registration, trade credentials, bond status, and liability coverage where available. Match the legal business name to the proposal and permit application.

Verify contractor ↗

Planning reference

Keep the parcel rules beside the building plans.

A building permit is only one part of statutory compliance. Check the local zoning, ordinance, map, or land-use reference before finalizing setbacks, height, lot coverage, access, drainage, or accessory structure placement.

Open planning reference ↗

Source trail

Official sources for this profile

Use these direct agency or licensing links to confirm current instructions before you file, pay, or schedule work. External pages control if their information differs from this directory.

Agency websiteOpen official source ↗Permit portalOpen official source ↗Application instructionsOpen official source ↗Fee scheduleOpen official source ↗Planning or zoning referenceOpen official source ↗Contractor license lookupOpen official source ↗

Project questions

Frequently asked questions for Grayson County

Who handles permitting for this jurisdiction?

Grayson County Development Services / OSSF Division / Fire Marshal’s Office is the identified county-level authority for this profile. Confirm that the property is in its service area before filing.

How should I begin an application?

Begin with the online permit gateway listed in the application guide. If the portal does not recognize the address or project type, contact Development Services: 903-813-5275; OSSF Division: 903-813-4253 or 903-813-4247; county main: 903-813-4200.

How long might review take?

Grayson County’s OSSF requirements state that processing may take five to seven days. The county’s 2026 fee order is effective after April 14, 2026; the published baseline fee schedule lists conventional OSSF fees from $310 per 0-1,000 gallons/day upward by flow, aerobic systems add $20, reinspection is $100, and online Development Certificate fees are $50.

How are inspections scheduled?

Create an MGO account and apply online for planning/zoning or fire permits. For OSSF, submit a current 911 address and property ID, complete paperwork, a licensed site evaluation, and the appropriate fee. Non-standard/proprietary systems need professional design; proprietary systems require a two-year maintenance contract and an Affidavit to the Public. Do not begin construction until Authorization to Construct is issued. Contact the OSSF office at least one working day before the final inspection; the certificate of approval is mailed after approval. Floodplain development requires a Development Certificate/floodplain permit and Elevation Certificate where an SFHA is encroached.

Which codes and exemptions should I review?

Grayson County does not require building permits or certificates of occupancy for single-family residential structures. Its unincorporated-area Fire Marshal building permit applies to new commercial, public, and multifamily buildings of four or more units, moved buildings, and substantial improvements; the county fire code does not apply to single-family, duplex, triplex, or qualifying agricultural buildings. New/replacement septic systems require OSSF permits. OSSF rules incorporate 30 TAC Chapter 285 and county rules; the Commissioners Court adopted an April 2026 Development Services fee amendment. Single-family residential structures generally do not require a county building permit or certificate of occupancy. The county fire code does not apply to single-family dwellings, duplexes, triplexes, or purely agricultural buildings where no workers are present and the public does not enter. The county’s OSSF order requires application, permit, Authorization to Construct, and inspection for OSSF construction, alteration, extension, or repair regardless of tract size, so the ordinary state 10-acre exemption is not available under the county order.

Field sequencing matters

The inspector needs to see the work at the right moment.

Code compliance is not only a plan-review exercise. Footings, reinforcement, framing, fireblocking, wiring, piping, insulation, weather protection, and life-safety systems each have points where the work must remain accessible. Build the inspection calendar into the trade schedule instead of treating it as a final administrative step.

When a project qualifies for a narrow minor-work exemption, keep a written explanation of why it qualifies and confirm that related zoning, utility, fire, energy, or environmental rules do not create a separate approval requirement.

Closeout file

Keep the approved plan set, inspection approvals, correction responses, contractor license verification, final certificate, and any occupancy release together. A clean record protects the owner, builder, lender, insurer, and future buyer.