Residential Permits

Residential Contractors Checklist

Documentation Requirements for Building Permits


(number of plans)
(number of plans)
Dimensioned site plan or survey (showing property lines, setbacks, dimensions, etc.)
Architectural plans (showing floor plan, elevations, door and window schedule, etc.)
Engineered foundation plan (including soil report information)
(see footnote 1)
Engineer’s letter (if required by the foundation plan)
Energy IC3 (2009 IECC energy code )
(see footnote 2)
Site grading plan (see footnote 3)
 Electronic file in a pdf format
 Braced wall line diagram
 Engineered brick-on-wood detail (if engineered)
 Window flashing details


1.  For remodels and additions, if the foundation plan for an addition deviates from the City of Irving minimum foundation specifications, then an engineered foundation will be required. 

2.  A free download is available at For additions, show the insulation values, u-values of glass/doors, and the SHGC for the glass. We do not accept a ResCheck that was checked with the 2009 IECC since it does not meet the State of Texas energy requirements.

3.  This may be a (partial) copy of the approved subdivision grading plan, if one was submitted with the plat application, in which case it will be available for review in the Engineering Plans Room. If a subdivision grading plan was not approved, then a separate grading plan must be submitted.

Turnaround Time

Remodels and additions are usually done at the counter. New houses take approximately three days to review; townhouses take approximately five days to review.


  1. A brick arch over a walking surface requires an engineered design or a steel lintel unless it is a semi-circular arch.
  2. A separate permit is required for fences, lawn sprinklers, pools, retaining walls over 30 inches in height, etc.


New Single-family house, duplex, triplex and townhouse
$0.40 per square foot under roof (including any covered porches/patios and covered balconies)

House additions
$0.40 per square foot under roof, $215 minimum

Alterations, garages, fire damage and storage buildings over 400 square feet
$0.25 per square foot under roof, $100 minimum fee.

Storage buildings over 6 feet in any dimension (400 square feet or less)
$50 plus an additional $50 for electrical, if needed.

General contractors
$125 annual registration. Homeowners: no general contractor registration required. Homeowners must be homesteaded (based on and live in the house in order to do their own electrical, mechanical, or plumbing work. Homeowners constructing their own house must be registered as a contractor.

Grading Plans for Residential Lots (new houses)

Each permit application for a new residential structure shall be accompanied by a Site Grading Plan. This may be a (partial) copy of the approved subdivision grading plan, if one was submitted with the plat application, in which case it will be available for review in the Engineering Plans Room.
If a subdivision grading plan was not approved, then a separate Grading Plan must be submitted. The following are guidelines for lot grading plans:

  1. Plan to scale, such as 1” = 10’, 1” = 20’, 1” = 30’, etc. (Do not use an architect’s scale, such as 1/16” = 1’-0”.)
  2. Site boundaries with dimensions along lot lines.
  3. Footprint of house to scale. Dimension setbacks to property lines.
  4. Driveway to scale with width dimensioned.
  5. Centerline of street and curb (or pavement edge) shown.
  6. If there is a “bar ditch” indicate this with spot grades and arrows along the flow line.
  7. Show existing spot elevations at edge of pavement or curb at two places, corners of the lot, any low points or high points, and points on adjacent properties if there are grade changes.
  8. Show proposed spot elevations at finish floor (FFE) of house, ground at corners of house, at property line nearest to the house corners, flow lines (center) of swales including driveways, and points where there are proposed grade changes.
  9. All impervious surfaces should drain to the street or to another acceptable public facility which can accept stormwater.
  10. It is assumed that the house will be constructed without gutters/downspouts and that a typical “hip” roof system will shed water (in sheets) in all directions. If one or more gutters will be installed, indicate this with a bold line along the perimeter of the house and show the downspout with a circle.
  11. Additional emphasis should be given to insuring the concentrated stormwater from the roof and downspout(s) is conveyed to the street.
  12. The Owner/Contractor may want to consider collecting stormwater with small yard inlets and then conveying the water to the street by pipes that discharge to the gutter using a casting placed in the curb in accordance with the standard detail for this configuration.

One question often asked is “Does the grading plan have to be sealed by a Professional Engineer?” The plan must be sealed if engineering services were performed according to the Texas Engineering Practices Act, reference However, it is strongly recommended that an engineer prepare the plan because this will help to ensure an adequate plan is submitted.
Engineering Contact: Robert Mardis, Sr Civil Engineer, 972-721-4670

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