Thinking about replacing a roof, adding a shed, or tackling a remodel in Arlington? A small permit detail can snowball into delays, fines, and deal-killing surprises. You want your project safe, code-compliant, and ready for smooth resale. This guide shows you exactly what triggers a permit in Arlington, what is exempt, how the process works, and what buyers and sellers should check before closing. Let’s dive in.
Why permits matter in Arlington
Permits help ensure work meets Arlington’s adopted International Codes and local amendments for safety and performance. The city administers permits and inspections through Planning & Development Services (PDS). You can review how permits and inspections work on the city’s Permitting & Inspections overview.
Arlington adopted the 2021 International Codes and the 2020 National Electrical Code in late 2022, which set current technical standards for structural, energy, electrical, mechanical, and plumbing work. You can see the city’s code adoption notice and local amendments for details.
Texas cities adopt and amend codes locally, so rely on Arlington’s PDS guidance rather than general state rules when planning a project.
The big permit triggers
Structural changes
Major remodels and structural changes require permits. This includes additions, room or garage conversions, and removal of load-bearing walls. The city’s homeowner guidance highlights permits for these kinds of framework changes.
Roofing and foundation
Reroofing and structural foundation repairs commonly require permits and inspections. Small roof patches may be exempt under a specific threshold, but full reroofs are not. See exemptions below for the 10 percent roof repair threshold.
Mechanical and water heaters
Replacement or installation of HVAC systems, furnaces, air conditioners, and water heaters requires permits. Trade work must be done by licensed, city-registered contractors.
Electrical upgrades and EV chargers
Panel upgrades, new circuits, service changes, and 240-volt EV charger installations generally require electrical permits and inspections. Minor like-for-like swaps in the same location may be exempt, but new wiring or circuit changes are not.
Plumbing work
Work that involves cutting into or replacing concealed pipes, rerouting systems, sewer line work, or adding new fixtures requires plumbing permits. Simple surface leak repairs can be exempt.
Pools and spas
Private in-ground pools and spas require permits, plan review, and inspections. Public and semi-public pools also need annual operating permits and inspections.
Fences, sheds, and accessory structures
New fences or large repairs typically need permits and must meet zoning rules. Small fence repairs under a set threshold can be exempt. Detached accessory sheds over 100 square feet require permits, while smaller sheds may be exempt. Setbacks and easements still apply.
Driveways and carports
Drive approaches and some carports require permits and zoning checks for placement and setbacks. The city’s DIY guide is a helpful starting point.
What is exempt in Arlington
Arlington’s Work Exempt From Permitting bulletin is the go-to for small projects. Common exemptions include:
- Roof repairs that cover 10 percent or less of the total roof area. Larger repairs and full reroofs need a permit.
- Uncovered decks or patios 30 inches or less above grade at 1- or 2-family homes, subject to setbacks and easements.
- One-story detached accessory sheds used for storage up to 100 square feet.
- Fence repairs that affect less than 50 percent of one side, with zoning rules still in effect.
- Cosmetic work like painting, wallpapering, and flooring.
- Minor trade repairs that do not open walls or alter concealed systems. Any new wiring, circuits, or piping changes require permits.
When a project sits near a threshold or a setback, verify details with PDS before you start.
How the permit process works
You apply, upload plans, pay fees, and schedule inspections through the city’s permitting portal. If you have questions, call PDS at 817-459-6502.
Inspections are staged based on scope. Typical sequences include footing or foundation, rough-in trades, framing, insulation, and final inspections. You must pass final inspections before occupancy or closing out a permit. The city’s Permitting & Inspections overview explains these steps.
Fees were adjusted in 2025 and may change again. Always check the current fee schedule before you budget your project.
Trade work must be performed by licensed contractors registered with the city. The city warns homeowners not to allow unregistered contractors to ask you to pull an owner permit for their work.
Transaction risks and how to avoid them
Unpermitted work is a common code issue and can lead to stop-work orders, fines, rework, and closing delays. Arlington has increased enforcement in recent years, including authority to address unfinished buildings after permits expire, which underscores the risk of letting projects stall.
As a seller, gather your permit numbers and final inspection documents for major projects and share them early with your agent. As a buyer, request permit history for visible upgrades like roof replacements, panel changes, HVAC swaps, structural wall removals, pools, and large remodels. You can verify permit status via the city’s portal or by calling PDS.
Quick checklists for sellers and buyers
For sellers
- Collect permit records and final inspection documents for major work like roofing, HVAC, electrical panels, additions, pools, and kitchen or bath remodels.
- If you discover unpermitted work, contact PDS early about options such as retroactive permits, inspections, or corrective measures.
- Confirm that contractors used were licensed and registered with the city at the time of work.
For buyers
- Ask for permit numbers and final approvals for recent work. Verify status through the city’s permitting portal or by calling PDS at 817-459-6502.
- If your inspector flags major alterations or trade upgrades, confirm permits and finals. If missing, consider contract solutions like seller remediation, credits, or escrow.
- Order focused electrical or plumbing inspections if you suspect unpermitted trade work.
Planning a DIY project?
Before you lift a hammer, review the city’s Work Exempt From Permitting bulletin and the DIY permit guide. When in doubt, call PDS at 817-459-6502 or apply online. Hiring licensed, registered contractors is strongly recommended for electrical, plumbing, and mechanical work.
Getting permits right protects your investment, keeps you safe, and helps your sale go smoothly later. If you want a second set of eyes on permit history or you need a game plan before listing or making an offer in Arlington, reach out to the friendly, local team at Make Your Move Group. Hablamos español.
FAQs
Do I need a permit to replace a roof in Arlington, Texas?
- Full reroofs require a permit, but small repairs that cover 10 percent or less of the total roof area are listed as exempt in the city’s Work Exempt From Permitting bulletin.
Are small storage sheds exempt from permits in Arlington, Texas?
- One-story detached accessory sheds used for storage up to 100 square feet are exempt, but larger sheds require permits and all sheds must observe setbacks and easements.
How do I check permit records for a home in Arlington, Texas?
- Request permit numbers from the seller, then verify through the city’s permitting portal or by calling PDS at 817-459-6502 to confirm finals and closure.
Who can pull electrical or plumbing permits in Arlington, Texas?
- Licensed, city-registered trade contractors must perform and permit electrical, plumbing, and mechanical work; the city warns against unregistered contractors using owner permits.
What if I discover unpermitted work during a home purchase in Arlington, Texas?
- Discuss options with your agent, such as seller remediation, credits, or escrow, and confirm requirements with PDS; unpermitted work can trigger enforcement and delay closing.
