Who reviews residential permits in Austin
Austin Development Services' Residential Plan Review division reviews new construction, additions, interior remodels, and demolition for single-family homes, duplexes, two-family houses, and accessory buildings on one lot. Plans are checked against Chapter 25-2 of the Land Development Code (zoning), the 2024 International Residential Code, and the City's local amendments in Chapter 25-12 (City of Austin Residential Plan Review).
The nine steps
1. Preliminary meeting (optional). Before you apply, you or your builder can request a Preliminary Plan Review meeting with reviewers to talk through design or code questions. It's billed hourly by discipline and doesn't guarantee approval, but on tricky lots it can save a round of corrections (Residential Plan Review).
2. Prepare the application. Download the right application and checklist. For a new home or addition, that's the Residential New Construction and Addition Permit Application.
3. Check for expired permits. Look up the property's permit history in the City's Public Search. If there are old expired permits, you have to submit an Acknowledgment of Expired Permits with your application. Old open permits are one of the most common surprises we find on older Austin lots.
4. Apply and pay the invoice. You submit through the City's residential web form. Once the application is accepted you get an invoice, and the review clock doesn't start until it's paid.
5. Plan review. Reviewers work in the order applications are received. You get either an approval or a Master Comment Report listing the rejection comments.
6. Submit corrections. You address every comment and resubmit the full plan set, not just the changed sheets. Additional review fees can apply, especially on a second update or later.
7. Permit issuance. After final approval, issuance takes one to two days, and then the permits have to be activated by the registered contractor.
8. Inspections. Once permits are active, construction and inspections can begin.
9. Revisions. Field changes or deferred submittals during construction go back through a revision request (Residential Plan Review).
Current review times
As of July 1, 2026, the City lists these target review times (City of Austin):
| Project type | Review time |
|---|---|
| New construction and additions | 10 business days |
| Update (corrections) submittals | 7 business days |
| Interior remodel, demolition, fence, pool or uncovered deck | 5 business days |
| Express permits | Typically same day |
Those times are per review cycle. A new home that needs two rounds of corrections spends roughly 10 + 7 + 7 business days in review, plus the time it takes to make the corrections. Adding tree or fire review, which large or wooded lots often trigger, can stretch that further.
Where permits get held up
From our side of the counter, the delays we see most often are:
- Tree conflicts. Trees 19 inches and larger in diameter on or next to the lot need a tree survey and tree review (Austin's residential application). Heritage trees 24 inches and larger have stricter rules (City Arborist).
- Incomplete plan sets. Missing structural details, especially for hillside foundations and retaining walls, are an easy way to get a Master Comment Report.
- Old permits. Expired permits on the property have to be acknowledged before the new application moves.
- Zoning math. Impervious cover, setbacks, and floor area are checked line by line. If your site plan numbers don't match your drawings, expect comments.
How we handle it
On our custom homes and design-build projects, we assemble the permit package, coordinate the engineer's drawings, answer reviewer comments, activate permits, and schedule inspections. You still own the decisions; we handle the paperwork and the follow-up.