Frequently Asked Questions for Residents - Page 5
Below are the answers to the most frequently asked questions about remodeling, accessory buildings, and building permits. Additional Resident FAQs are available by following the links at the bottom of the page. If your question is not listed, please call the Building Inspections Division at 817-748-8236.
Remodeling, Accessory Buildings, and Building Permits
When is a building permit required?
Permits are required when building, remodeling or enlarging a building. Permits are also required for other improvements to your property. Projects that are cosmetic, such as painting, wallpapering, carpeting, cabinets and trim work, etc., do not require permits. Additionally, permits are not required when replacing fixtures on existing wiring or plumbing.
The following is a list of projects for which a permit is required:
- Construction of a building:
- Main building
- Accessory building (including permanent and portable storage sheds, gazebos, carports, patio covers).
- Main building
- Foundation repairs.
- Additions to a building.
- Remodeling of a building requiring the addition or replacement of walls or windows.
- Building or replacing a deck more than 30” above grade.
- Electrical work. (Repair work such as replacing switches, plugs and ballasts is exempt).
- Plumbing work.
- Water heaters (replacing or adding).
- Water softeners.
- Replacing water or sewer lines. (Repair work such as exchange of washers and faucets is exempt.)
- Irrigation systems (lawn sprinklers).
- Installing or replacing a furnace.
- Installing or replacing an air conditioning system.
- Building or replacing a fence. A permit is not required for fences not more than 6 feet (six) in height unless it is masonry (see below) and/or a swimming pool barrier.
- Building or replacing a retaining wall or a masonry fence over four feet in height measured from the bottom of the footing to the top of the wall.(Also requires engineered building detail).
- Replacing a roof.
- Installing or replacing a driveway approach (the portion of the drive connecting to the street).
- Installing a circular drive.
- Building a swimming pool, repairing or filling in a swimming pool.
- Building a spa (self contained portable plug-in type spas require electrical permit and shall comply with safety glazing requirements, Chapter 24 of 2003 IBC).
- Demolition of a building.
This is not an all-inclusive list. Questions concerning your specific project should be forwarded to the Building Inspections Division. NOTE: Always contact your Homeowner's Association for possible requirements under the Covenants and Deed Restrictions.
How can I find a good contractor?
The Building Inspections Division from time to time receives complaints from citizens who have had a bad experience with their contractor. Here are some suggestions to help prevent this from happening during your construction project.
- ALWAYS get at least three bids on any project. The only exception to this should be for extremely minor, low-cost projects or emergency repairs made by trusted contractors.
- NEVER pay for a project in advance. If a contractor asks for total payment up front, you should immediately look for another contractor. Small retainer fees or payments for materials already on the job site may be appropriate.
- NEVER use a contractor who suggests that you not obtain required permits or inspections. More than likely, this contractor intends to do work contrary to established safety or structural standards.
- Additions or alterations to your home that are contrary to city ordinances can drastically affect any title transfers should you decide to sell your home. Be especially wary of contractors who suggest that you obtain permits for work that he is contracted to perform. If you obtain the permit for a contractor, and problems arise because of the work, the official permit record will show that you are the one that performed the work.
- ALWAYS use only licensed contractors. Insist on seeing evidence of a current license. The following trades require a license:
- Electricians
- Plumbers
- Air Conditioning Contractors
- Irrigation Contractors
- Within the City of
- ALWAYS ask for a list of previous jobs similar to your proposed project. Ask for references AND CHECK THEM.
- It is a good idea to ask for the address of the contractor’s place of business. Take time to drive by his place of business. This will give you a good idea of his business practices.
- It is a good idea to check with the Better Business Bureau or any business organizations that relate to the contractor’s trade and check on any complaint records against the contractor.
- Before your project begins, insist on seeing evidence that the contractor has obtained a permit. During the course of your project monitor your contractor’s inspection records. This procedure will protect you from being responsible for code violations that your contractor might commit on your property.
- When the project is complete, ensure that the City’s Building Inspections Division has given final approval for the project.
NOTE: This list is not an exhaustive list. This list is merely suggestive and not legally binding on either party.
How can I find the setbacks and other standards that apply on my property?
Once you find zoning on a specific property, you can review all the regulations that apply on that specific zoning district by reviewing the text of the zoning ordinance. Click on the specific district to read the regulations that apply. The district regulations typically include information on setbacks, height, lot coverage, and lot size standards. For information on how to find the zoning on a property, visit the Zoning and Land Use FAQs page.
What should I do to add a garage or an accessory building on my lot?
First, you will need to find out the zoning designation of your property because the specific residential zoning district standards regulate the size of the accessory building(s) permitted on a lot. Section 34 - Accessory Uses and the specific zoning district sections of the zoning ordinance regulate the location of all accessory buildings as follows:
- Accessory buildings having a permanent foundation shall be erected no closer than ten feet (10') to a property line located in the rear yard. Those structures not on a permanent foundation may be placed as close as five feet (5') to a property line located in the rear yard.
- No accessory building shall be erected within ten feet (10') of any other building, except that detached residential garages may be located not closer than five feet (5') to the main dwelling.
- No accessory building shall be constructed upon a lot until the construction of the principal building or use has actually been commenced, and no accessory building shall be used unless the main building in a lot is completed and used.
- No accessory building shall be used for dwelling purposes other than by domestic servants employed entirely on the premises or by family members and only in compliance with individual district regulations.
- Accessory buildings shall not exceed one story or fourteen feet (14') in height.
- No accessory building shall be located forward of the principal building on the lot.
After drawing up a plan that adequately depicts the addition of the structure on your lot, you will just need to apply for a building permit with the Building Inspections Division.
Can I have an accessory dwelling unit (granny flat) on my property?
An Earth Disturbance Permit is a an issued permit given to persons wishing to do any type of excavation, grading or dumping loose fill soils on private property or public property within Southlake. The issuance of an Earth Disturbance Permit helps insure that proper tree protection, erosion control and environmental regulations are followed. It also helps deter unnecessary damage to public and private property and helps the city maintain and avoid damage to public infrastructure when excavation is being performed within public right-of-ways drainage and utility easements.
More Answers to Frequently Asked Questions for Residents are available in the following categories:
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