Building Permits in Garland

Garland requires a building permit for most construction, alteration, and repair work that affects structural, electrical, plumbing, or mechanical systems. Permits are issued by the City of Garland Building Inspection Department, which administers plan review, permitting, and field inspections for the city. The Planning & Community Development Department handles zoning and land use reviews that accompany permit applications for larger or more complex projects.

Garland locally adopts construction codes based on the International Building Code (IBC) and International Residential Code (IRC) with local Garland amendments. Texas has no statewide mandatory building code for municipalities — House Bill 1736 (2021) established model minimum standards, but each city adopts and enforces its own requirements. The specific adopted code editions and Garland-specific amendments govern all construction within the city limits.

Garland is an inner-ring suburb located in Dallas County, northeast of Dallas, in the Dallas-Fort Worth metroplex. With a population of approximately 246,000, it is one of the larger cities in the DFW area and handles a substantial volume of residential renovation and commercial development activity.

When You Need a Permit

You generally need a Garland building permit for:

• New construction, additions, and accessory structures (including ADUs — Accessory Dwelling Units)
• Structural alterations, load-bearing wall changes, and foundation work
• Electrical, plumbing, and mechanical (HVAC) changes
• Reroofing and window or door openings in exterior walls
• Swimming pools, spas, and retaining walls above a height threshold
• Demolition of any habitable structure
• Changes of occupancy or use
• Garage conversions and covered patio additions
• Fence installation where height or zoning requirements apply

Minor cosmetic work — such as interior painting, floor coverings, and cabinetry replacement without plumbing or electrical changes — is typically exempt. When in doubt, contact the Building Inspection Department before starting work. Performing work without a required permit can result in stop-work orders, fines, required removal of unpermitted construction, and complications when selling the property.

eTRAKiT — The Online Permit Portal

eTRAKiT is the City of Garland's online permit and inspections platform, accessible at etrakit.garlandtx.gov. It is the primary channel for permit applications, electronic plan submittals, fee payments, and inspection scheduling.

Through eTRAKiT you can:

• Submit new residential and commercial permit applications
• Upload construction documents for electronic plan review
• Track application and review status in real time
• Respond to plan check correction comments
• Pay permit fees online
• Schedule and track required inspections
• View inspection results and correction notices
• Download approved permits and documents

The portal is available 24/7 for document submission and status checks. For projects not suitable for online submission, in-person service is available at the City of Garland Building Inspection Department, 800 Main Street, Garland, TX 75040. The department can be reached by phone at (972) 205-2170.

Permit Costs

Garland permit fees are established in the official fee schedule published by the Building Inspection Department. Fees are generally calculated based on:

• Building permit fee — scales with project valuation or project type
• Plan review fee — a percentage of or addition to the building permit fee
• Inspection fees — for each required inspection phase
• Impact and utility fees — may apply for new construction or additions that increase demand on city infrastructure

Do not rely on third-party fee estimates. Always consult the current Garland Building Inspection fee schedule — available on garlandtx.gov or by contacting the department at (972) 205-2170 — for exact, up-to-date amounts before budgeting a project.

Typical Timeline

Second and subsequent correction cycles are typically shorter than the initial review if the applicant fully addresses all plan check comments. Responding promptly to correction notices in eTRAKiT is the most reliable way to minimize total review time.

The Process

1. Pre-submittal: Confirm the zoning district for your parcel and verify that your proposed use is permitted; review applicable adopted codes and Garland amendments; contact the Planning & Community Development Department at (972) 205-2445 for pre-application guidance on complex projects
2. Plans: Prepare construction documents — stamped by a licensed Texas architect or engineer where required — in the format specified by the eTRAKiT portal (generally PDF)
3. Submit via eTRAKiT: Create an account at etrakit.garlandtx.gov, start a new permit application, upload all required documents, and pay the initial plan review fee
4. Plan review: City reviewers across applicable disciplines (building, structural, electrical, mechanical, plumbing, fire, zoning) examine submitted plans for code compliance
5. Corrections: Respond to all plan check correction comments in eTRAKiT; revise and resubmit plans addressing each comment until all disciplines approve
6. Permit issuance: Pay remaining fees and receive the approved permit through the portal
7. Inspections: Schedule required inspections at each phase of construction through eTRAKiT or by phone at (972) 205-2170
8. Final: Pass all final inspections; obtain a Certificate of Occupancy where required before occupying the structure

Inspections

Typical inspection stages for a residential project include:

• Footing / foundation
• Underground plumbing and electrical
• Framing
• Rough plumbing, electrical, and mechanical
• Insulation
• Drywall / sheathing
• Final building and trade inspections

For commercial projects, additional inspections — including fire suppression, accessibility compliance, and site utilities — are typically required.

Schedule inspections through the eTRAKiT portal at etrakit.garlandtx.gov or by calling the Building Inspection Department at (972) 205-2170. Submit requests at least one business day in advance. Inspection results and any correction notices are recorded in the portal.

Common Reasons for Denial or Corrections

• Plans do not meet Garland's locally adopted IBC, IRC, or other adopted code editions and amendments
• Missing structural calculations, energy compliance documentation (IECC), or required design-professional stamps
• Zoning conflicts — setbacks, height limits, lot coverage, or a use not permitted in the applicable district under Garland's zoning code
• Missing utility clearances (water, sewer, electrical service from the appropriate provider)
• Fire marshal review not completed for commercial or multi-family projects
• Incomplete submittal — missing sheets, details, or required forms in eTRAKiT
• Property in a FEMA Special Flood Hazard Area without required floodplain development permit or elevation certificate
• HOA architectural review not completed (note: HOA approval is separate from city permits and does not substitute for them)

Official Sources

Always verify current requirements with the City of Garland Building Inspection Department and the eTRAKiT online portal before submitting plans or starting construction. See the sources listed in the frontmatter for direct links to the Building Inspection Department, the Planning & Community Development Department, the Garland Municipal Code on Municode, and the eTRAKiT portal. The full Garland Code of Ordinances is available at library.municode.com/tx/garland.

Disclaimer: This guide summarizes publicly available information from official City of Garland sources and is provided for general orientation only. It does not constitute legal or engineering advice. Building code and permitting requirements change — always confirm current rules with the City of Garland Building Inspection Department before submitting plans or starting construction.