The Key Distinction
Travis County has two entirely separate permit systems: one for unincorporated county land (governed by Travis County TNR), and one for properties inside the City of Austin (governed by Austin Development Services). The rules — including size thresholds — are different. You must know which jurisdiction your property falls under before applying for anything.
Step 1: Determine Your Jurisdiction
This is the single most important step. In Travis County, your building permit authority depends on whether your property is inside or outside the city limits of an incorporated municipality.
- Inside the City of Austin: Permits are handled by Austin Development Services (512-978-4000).
- Unincorporated Travis County (outside any city): Permits are handled by Travis County TNR (512-854-7060).
- Inside another city (Cedar Park, Pflugerville, Round Rock, Lakeway, etc.): Each of those cities has its own permit office.
Use the Travis County Jurisdiction Web Map to confirm which jurisdiction your address falls under. Type in your address and the map will tell you exactly which permit authority applies.
💡 Pro Tip
Many Austin-area homeowners in communities like Steiner Ranch, Lakeway, or Bee Cave assume they're in unincorporated Travis County — but their properties may fall under a city's ETJ (Extraterritorial Jurisdiction), which adds another layer. The jurisdiction map is your fastest way to get a definitive answer.
Permit Rules: City of Austin
If your property is inside Austin city limits, you're under Austin's Development Services Department rules. Austin adopts the International Building Code with local amendments.
| Shed Size | Building Permit Required? | Notes |
|---|---|---|
| Under 120 sq ft | NO | Exempt per Austin Code § 25-12. Must still meet setbacks and not be in a flood hazard area. |
| 120–200 sq ft | YES | Building permit required. Zoning review included in permit process. |
| Over 200 sq ft | YES | Full permit and inspections required. Structural engineer review may be needed for larger structures. |
| Any size with electricity | YES | Separate electrical permit always required. Triggers building permit even on exempt-size sheds. |
| Attached to house | YES | Treated as a home addition — full permit required regardless of size. |
Austin's 120 sq ft threshold is lower than the statewide default many Texas cities use (200 sq ft). A 10×12 shed (120 sq ft) is the largest footprint that falls under Austin's exemption — and it must be exactly 120 sq ft or less, not 121. A 10×13 shed (130 sq ft) requires a permit in Austin.
Permit Rules: Unincorporated Travis County
If you're outside any incorporated city — in unincorporated Travis County — your permits go through Travis County's Transportation and Natural Resources (TNR) department. The county's rules are governed by Texas state law and the county's development standards.
| Structure Type | Permit Required? | Notes |
|---|---|---|
| Small shed / storage building (non-habitable) | VERIFY | Travis County exempts "erecting temporary structures like playground equipment or small sheds" from permit requirements. Contact TNR to confirm your specific shed qualifies as exempt. |
| Shed with electricity | YES | Electrical work always requires a trade permit from TNR. |
| Habitable structure / guest house | YES | Full residential permit process required through Travis County TNR. |
| Structure in flood hazard area | YES | FEMA floodplain rules always apply. Check FEMA Flood Map before building. |
⚠️ Important: County Rules Are Less Codified Than City Rules
Unlike Austin's clearly published 120 sq ft threshold, Travis County's exemptions for small accessory structures are less clearly posted online. Travis County TNR explicitly recommends using their "Camino" pre-application tool or calling (512) 854-7060 to confirm whether your specific shed project requires a permit. Do not assume you're exempt without confirming.
Setback Requirements in Travis County
Even if your shed doesn't require a building permit, setback rules still apply. Setbacks are minimum distances your shed must maintain from property lines, easements, and other structures.
City of Austin Setbacks (Residential Zones)
- Rear yard: Minimum 5 feet from rear property line for accessory structures
- Side yard: Minimum 5 feet from side property line
- Front yard: Accessory structures generally not permitted in front yard
- From main house: No specific minimum, but must not block required light/ventilation
- Flood hazard areas: Additional restrictions apply — no permanent structures in 100-year floodplain without a floodplain development permit
Unincorporated Travis County Setbacks
Setbacks in unincorporated Travis County vary by zoning district and subdivision plat restrictions. Contact Travis County TNR or review your property's plat documents (available through Travis Central Appraisal District) for the specific setbacks that apply to your parcel.
How to Apply for a Shed Permit in Travis County
For City of Austin Properties
- Confirm you need a permit — use Austin's permit exemption page at austintexas.gov/page/work-exempt-building-permits
- Prepare your documents: Site plan showing property lines, existing structures, proposed shed location with dimensions and distances to property lines; shed dimensions (footprint, height); foundation type
- Apply online through Austin's Development Services portal (Austin Build + Connect)
- Pay the fee — residential accessory structure permits typically range from $150–$350 in Austin depending on valuation
- Schedule inspection — a building inspector will verify the foundation and rough framing (if applicable); a final inspection closes the permit
For Unincorporated Travis County Properties
- Use the Jurisdiction Map to confirm you're in unincorporated county
- Call Travis County TNR at (512) 854-7060 or submit a pre-application inquiry to confirm whether your shed requires a permit
- If required: Download the Accessory Building Permit application from traviscountytx.gov/tnr/development-services/apply-for-a-permit/accessory-building-permit
- Mail or deliver to: Travis County TNR, P.O. Box 1748, Attn: Permits, Austin, TX 78701
- Typical fee: $100–$250 for a small accessory building
What Documents Will You Need?
- Site plan: A simple sketch (hand-drawn is fine for small sheds) showing your lot boundaries, the house footprint, the proposed shed location, and the distance from the shed to each property line
- Shed dimensions: Width × depth × height; whether it's on a concrete slab, gravel, piers, or wood skids
- Foundation type description
- If electrical: Electrical plans or description of work (number of circuits, outlets, panel connection)
- Property address and legal description (on your deed or appraisal district records)
Permit Costs in Travis County / Austin
| Permit Type | Typical Fee Range | Notes |
|---|---|---|
| City of Austin — Accessory Structure | $150–$400 | Based on construction valuation. Add $75–$150 for plan review if structure is over 200 sq ft. |
| Travis County TNR — Accessory Building | $100–$250 | Flat fee schedule for small non-habitable structures |
| Electrical Permit (either jurisdiction) | $75–$200 | Required for any electrical work; separate from building permit |
Timeline: How Long Does a Shed Permit Take?
For a standard residential shed permit in Austin or Travis County, expect:
- Online/over-the-counter review: 1–3 business days for simple accessory structure permits under 200 sq ft
- Standard plan review: 10–15 business days for larger structures requiring full plan review
- Inspections: Typically scheduled within 2–5 business days of request
- Total timeline: 2–4 weeks from application to approved permit for a straightforward shed
Common Mistakes to Avoid
- Assuming you're in unincorporated county when you're in Austin ETJ — the ETJ doesn't automatically mean county rules apply
- Starting construction before the permit is issued — Austin inspectors actively cite unpermitted construction; fines start at $500
- Forgetting the electrical permit — a building inspector cannot sign off on a shed with wiring if an electrical permit wasn't pulled
- Ignoring HOA requirements — many Travis County communities (Steiner Ranch, Avery Ranch, Teravista) have strict shed rules that must be satisfied before you apply for a city/county permit
- Placing the shed over a utility easement — utility companies can require removal of any structure placed over an easement, permit or not
📞 Contact Information
City of Austin Development Services: (512) 978-4000 | austintexas.gov/department/development-servicesTravis County TNR (unincorporated areas): (512) 854-7060 | traviscountytx.gov/tnr/development-services
Disclaimer: This page is for informational purposes only and does not constitute legal or professional advice. Permit rules change frequently. Always verify current requirements directly with your local building department before beginning any construction project. The information on this page was researched and accurate as of May 2025.
Frequently Asked Questions — Travis County Shed Permits
Use the Travis County Jurisdiction Web Map at traviscountytx.gov/tnr/development-services/jurisdiction. Enter your address and it will tell you definitively whether you're inside Austin city limits, inside another city, or in unincorporated Travis County. Having an "Austin" mailing address does not mean you're inside the city limits for permit purposes.
A 10×12 shed is exactly 120 sq ft, which is Austin's exempt threshold. A 10×12 shed with no electrical, not in a flood hazard area, and not attached to your house is typically exempt from a building permit in Austin. However, you must still comply with setback rules (5 ft from rear and side property lines in most residential zones) and any HOA requirements.
The permit requirement is based on the final size of the structure on your property — not whether it was custom-built or pre-manufactured. A Tuff Shed that is 10×12 or smaller in Austin likely doesn't require a permit (subject to the same size/flood/electrical rules). A larger pre-built shed that exceeds your jurisdiction's threshold does require a permit, even if the manufacturer delivers and installs it.
If the shed required a permit and you didn't get one, you can apply for a retroactive (after-the-fact) permit. Austin Development Services will require an inspection of the as-built structure. If it doesn't meet code, you may be required to modify or remove it. Unpermitted structures can also cause issues when selling your home. It's better to self-disclose and get it permitted than to have it discovered during a title search or home sale inspection.
Pouring a concrete slab is typically considered part of the shed project, not a separate permit trigger on its own. If the shed itself is permit-exempt (under 120 sq ft in Austin), the concrete pad doesn't generally require a separate permit. However, if the slab is unusually large or involves excavation near setback lines, it's worth confirming with Austin Development Services. Some HOAs also have rules about concrete work in rear yards.