Do I need a permit?

The City of Bandera adopted the 2018 International Building Codes and the 2017 National Electric Code which, in part, governs the types of work that do and do not require permits. In 2023 amendments to the code were adopted by the City.

All mechanical, electrical, plumbing & irrigation work as described below requires a permit, an inspection by the City's Building Inspector and the work to be performed by a registered contractor. Properties owners may perform the work themselves without needing to register.

All permits shall be posted in a conspicuous place at the front of the premises until the work is complete and the final inspection has been passed.

• New construction
• Additions
  • Carport or garage conversions
  • Concrete driveways – if more than 30" above adjacent grade or are part of an accessible route
  • Fire Sprinkler Systems
  • Gazebos
  • Patios – only if attached to the house foundation or are covered / enclosed
  • Screened-in porches
  • Sunrooms
  • Swimming pools - 
    • In-ground
    • Prefabricated if more than 24" deep and greater than 5,000 gallons
• Alarm / Security installation (Commercial)
• Asbestos abatement
• Burning brush 
• Deck – if 30” off the ground (drawing required to show proximity to house, list of materials to be used and how anchored to the ground)
• Driveway or sidewalk replacement - more than 30" above adjacent grade, and over a story below & are part of an accessible route
• Exterior renovation
• Electrical work
  • Circuit replacements
  • Installation of electrical wiring & equipment
  • Installation of new service
  • Meter Loop work
  • Mini-split: Electrical connection requires a permit
  • Service upgrades or relocation
  • Solar panel installation
• Fences - located on Commercial property
• Flatwork
  • Sidewalks & driveways more than 30" above adjacent grade, and over a story below & are part of an accessible route
• Mechanical
  • HVAC work – Installation, replacement or relocation
  • Water heater - Installation or replacement
• Mold remediation
• Outdoor burning 
• Porches
  • Repair / Replace
  • Add roof or cover - when it is attached to the existing structure
• Portable Buildings exceeding 200sf AND which are located on Residential property
• Portable Buildings located on Commercial property
• Portable Buildings that are plumbed or wired regardless of square footage
• Plumbing work
  • French drains
  • Gas lines
  • Gas or electric water heater replacement
  • Gas logs inside fireplace (Installation)
  • Gas pressure test
  • Sprinkler system (Installation)
  • Water lines 
  • Water softener (Replacement)
  • Sewer line
• Retaining walls over 4’ or those that support a surcharge or impound Class I, II or IIIA liquids.
• Roof (New or replacement)
• Shade cloth structures located on Commercial property
• Siding - New and replacement
• Water tanks
  • Supported on grade when the capacity is greater than 5,000 gallons
  • With a ratio of height to diameter or width is greater than 2:1
• Windows - New or Full Replacement only (aka Retrofit)

Chapter 1, Section 105 of the 2018 IBC exempts the following from permits:

• Alarm / Security System installation (Residential)
• Antenna installation
• Cabinetry
• Counter-tops
• Door replacement (without framing changes)
• Electrical repairs & Maintenance:
  • Minor repair work including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles
  • Equipment used for radio and television transmissions (equipment and wiring for a power supply and the installations of towers and antennae DO require a permit.)
  • Temporary systems for the testing or servicing of electrical equipment or apparatus
• Emergency repairs - Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day.
• Exterior trim board replacement
• Fences - located on Residential property AND no higher than 7'
• Fixture replacement
• Flooring (tile, carpet, wood, vinyl)
• Garage sales and garage sale signs 
• Gas
  • Portable heating appliance
  • Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe
• Mechanical
  • HVAC repairs
  • Portable heating appliance, ventilation equipment, evaporative cooler or cooling unit
  • Replacement of any part that does not alter its approval or make it unsafe
  • Self-contained refrigeration system containing 10 pounds or less of refrigerant actuated by motors of 1 horsepower or less
  • Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code
• Mini-split installation - Electrical connection DOES require a permit
• Minor landscaping projects
• Painting
• Papering
• Patios – only if not attached to the house, are uncovered or unenclosed
• Plumbing
  • The stoppage of leaks in drains, water, soil, waste or vent pipe, provided, however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective & it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made.
  • The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures and the removal and re-installation of water closets, provided that such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.
• Portable Buildings - located on Residential property AND smaller than 200sf (Unless the building is plumbed or wired)
• Retaining Walls under 4' that do not support a surcharge or impound Class I, II or IIIA liquids
• Shade Cloth structures for nursery or agricultural purposes, not including service systems - located on residential property
• Water tanks supported directly on grade if:
  • The capacity is not greater than 5,000 gallons
  • And the ratio of height to diameter or width is not greater than 2:1
• Window awnings in Group R-3 & U occupancies, supported by an exterior wall that do not project more than 54" from the exterior wall and do not require additional support
• Window Re-glazing, minor repairs, replacing panes and/or deteriorated seals

If you have questions regarding a type of project not on either list, please call 830-522-3126 to discuss.