City of Garland

A building permit is required for any new construction, addition, repair, alteration, demolition, electrical, plumbing, mechanical, roofing, fencing, swimming pools, carports, patio covers, retaining walls, foundation repair, signs, driveways/sidewalks, and alarm systems within Garland (per Chapter 30 of Garland City Code).

• Exempt Routine maintenance and minor repairs not altering structure, systems, or use
• Exempt Fence installation/replacement on non-corner lots without rear-yard pool, without height/location/material changes
• Exempt Cosmetic interior work (painting, flooring, cabinet replacement) without structural or electrical/plumbing/mechanical changes
• Exempt Garage sales (appear not to require standard building permit)

Note: Garland does not publish formal no-permit-required list. Department instructs to call 972-205-2300 or email buildinginspections@garlandtx.gov before starting any project if doubtful. The Garland Development Code (effective May 19, 2015) changed zoning allowances; check with Building Inspections before purchasing materials.

Building code

2015 International Building Code (IBC), 2015 International Residential Code (IRC), 2015 International Fire Code (IFC), 2015 International Energy Conservation Code (IECC), 2015 International Plumbing Code (IPC), 2015 International Mechanical Code (IMC), 2015 International Fuel Gas Code (IFGC), 2015 International Property Maintenance Code (IPMC), and 2014 National Electrical Code (NEC)

Permit validity

730 calendar days (2 years) after issuance if no inspection performed, or 730 days after last inspection showing progress

Owner-builder

Homeowners may pull permits for their primary residence if they own the home, live in it, and it is homesteaded through the Dallas Central Appraisal District. Must obtain Homeowner's Affidavit in lieu of contractor registration.

Contractor requirements

All MEP (mechanical, electrical, plumbing) contractors and irrigators must hold valid Texas state licenses. All contractors and subcontractors must be registered with the City of Building Inspection Department before permit issuance.

1. 01
   Determine permit type (residential or commercial).
2. 02
   For commercial: contact Plans Examiner to discuss requirements.
3. 03
   For commercial: obtain civil plan approval from Engineering Department.
4. 04
   Register all contractors with Building Inspection Department.
5. 05
   Prepare complete application package with required documents.
6. 06
   Submit application online via portal or USB with paper copy to Development and Permitting Center.
7. 07
   Pay 25% processing fee at submittal.
8. 08
   Await plan review and permit issuance.
9. 09
   Pay remaining permit fees upon approval.
10. 10
    Post permit on-site and commence work.
11. 11
    Schedule and pass required inspections.

Typical processing time: Not published; contact Plans Examiner at 972-205-2300 for current estimates

Source: Building Inspection Department / Development and Permitting Center ↗

25% processing fee due at submittal; remaining permit fees due upon approval and before permit issuance

Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.

• 24-hour inspection request line (phone)

Scheduling deadline

Requests submitted before midnight scheduled for next business day

Inspection hours

Monday-Friday; city makes every effort for same-business-day inspections

Time windows

Foundation inspections scheduled a.m./p.m. format

Typical sequence: Typical residential/commercial sequence: Foundation (before pour), Framing (before insulation/drywall), MEP rough-in (mechanical, electrical, plumbing before closing walls), Insulation, Final inspection (green-tag), Certificate of Occupancy inspection (commercial/non-residential)