Route
Verify city, county and overlay authority.
BEFORE WORK · BEFORE DEPOSIT · BEFORE COVER
Find the authority.Control the record.
A private, plain-English permit workspace for owners screening a residential project, organizing the application file and preventing inspection surprises.
No address requestedNothing stored or submittedOfficial sources reviewed Aug. 2026
This is a screening and organization tool—not a permit determination, code opinion, plan review, inspection result, contractor authorization or permission to start/occupy.
Start with authorityTHE FIVE-STATE PERMIT METHOD
Route → screen → submit → inspect → close.
Screen
Describe all building, trade and site work.
Submit
Control the correct forms, plans and versions.
Inspect
Schedule before concealment and close corrections.
Close
Preserve finals, certificates and approved plans.
DESK 01 · AUTHORITY ROUTER
The permit question begins with a map—not the scope.
Select only what you can verify. Annexation, ETJ, floodplain, plat, historic, HOA, utility and right-of-way controls can overlap.
DESK 02 · PROJECT SCREEN
Describe the whole project—not the first trade.
Select every component. One deck with a sink and ceiling fan can create building, plumbing and electrical paths.
DESK 03 · PERMIT FILE
“Submitted” and “approved” are different states.
Preserve the exact version, receipt, reviewer comment and approval for every record.
Authority and property
Verified jurisdiction, address/parcel, ownership and applicant authority
Scope narrative
Existing condition, exact work, dimensions, systems, demolition and intended use
Site plan
Property lines, setbacks, easements, structures, utilities, drainage and proposed work
Plans and details
Floor/roof/framing details, elevations, energy/code details and product information as required
Licensed professionals
Designer/engineer/architect and licensed trade information where required
Contractors
City registration, state license, insurance and permit responsibility verified
Overlay approvals
Historic, floodplain, septic, right-of-way, HOA, utility or other approvals identified
Application and fees
Correct record type, contacts, forms, signatures, attachments and current fee path
Corrections control
Every review comment has an owner, response, revised sheet and resubmission receipt
Closeout file
Issued permit, approved plans, inspection results, correction proof and final/CO documents
DESK 04 · INSPECTION SEQUENCE
Never cover work that still needs to be seen.
The issued permit and inspector determine the actual sequence. Schedule using the correct record and preserve results.
Pre-work / utilities
Permit posted, approved plans on site, utility releases and required preconstruction checks
Foundation / underground
Excavation, reinforcement, plumbing/electrical underground before concealment
Rough framing
Framing, shear, connectors, fire blocking and structural corrections before cover
Rough trades
Electrical, plumbing, gas and mechanical rough inspections before concealment
Insulation / energy
Insulation, air sealing and required energy/code documentation
Drywall / lath
Required fastening, fire-resistance or moisture assemblies before finish
Final building
Life safety, egress, guards, stairs, finishes, address and approved-scope completion
Final trades / closeout
Trade finals, correction closure, certificate/final record and owner file
STOP-BEFORE-WORK BOARD
Permission is a document state—not a promise.
OFFICIAL PERMIT DESK
Open the authority before trusting an answer.
Rules, forms, portals, fees and procedures change. Use the current official record for the verified jurisdiction and scope.
San Antonio residential permits
Official City routing, homeowner/contractor paths, project types and commonly required documents.
San Antonio no-permit-required list
Official starting list for limited work that may not require a building permit; scope and overlays still matter.
BuildSA online services
Official application, permit, document, contact and inspection portal starting point.
BuildSA customer guides
Official application, contact, licensed-professional, site-plan, trade-permit and inspection guides.
San Antonio contractor search
Official contractor registration search and City complaint/sanction information.
Bexar County building permits
Official County explanation of permit verification and when the Fire Marshal path applies outside municipalities.
Bexar County permits
Official Public Works portal for building, floodplain, right-of-way and post-construction permit categories.
Bexar County code and inspections
Official unincorporated-area authority, residential distinctions, construction inspections and certificate FAQ.
TDLR license search
Official state verification for regulated trades and occupations.
PERMIT QUESTIONS
Plain answers before the project hardens.
Does a San Antonio mailing address mean the house is inside the City?+
No. Mailing address, ZIP code, school district and utility provider do not establish municipal limits. Confirm jurisdiction using official maps/records or the authority before choosing a form.
Does every repair need a permit?+
No, but the exemption depends on exact scope and authority. Structural changes, additions, roofing, foundation and licensed trade work commonly trigger different paths. Historic, floodplain, HOA or utility approvals can still apply.
Can a homeowner pull the permit?+
Sometimes, for specified work and facts. San Antonio describes homeowner paths and limits, including licensed-trade requirements and a narrow plumbing-homestead route. Do not assume owner application permits unlicensed work.
Who is responsible if the contractor says no permit is needed?+
The owner remains exposed to property, contract, code, sale and insurance consequences. Require the scope and authority/source in writing and independently verify it before work.
Can one project need several permits?+
Yes. Building, electrical, plumbing, mechanical, demolition, right-of-way, floodplain, septic, historic and utility paths can overlap. Screen the entire scope and site.
What is the difference between submitted, issued and final?+
Submitted means the authority received something; issued means a specific permit authorizes defined work subject to conditions; inspections document stages; final/closeout confirms the applicable record reached its completed state.
Can work start while corrections are pending?+
Do not assume. The issued record, approved plans, reviewer/inspector directions and authority control. Work that deviates or conceals an inspection stage can create rework or enforcement.
How do I check a contractor or trade license?+
Use the City contractor search for local registration and the applicable Texas licensing agency for regulated trades. Match person/company, license number, status, scope and permit record—not only a business name.
What if the house is in unincorporated Bexar County?+
County building authority differs by use and project. Private single-family residential work can be treated differently, but floodplain, septic, right-of-way, plat, drainage, fire or voluntary permit paths may still apply. Contact the relevant County offices before construction.
Will a permit solve an HOA or deed-restriction problem?+
No. Government approval generally does not grant private HOA/deed permission, property rights, lender approval or insurance coverage. Those are separate controls.
WHEN PERMIT UNCERTAINTY CHANGES THE PROPERTY DECISION
Request an as-is comparison Compare one written as-is option without starting work.
Bexar County Home Buyers can provide a no-obligation as-is property option for comparison. We do not issue permits, determine compliance, cure records, manage contractors or claim selling is the best answer.