What do these permits involve in Ellis County?

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Fire Code Commercial Construction Permit (new building, tenant finish-out, change of occupancy)

A business that builds, substantially improves, finishes out or changes the occupancy of a commercial building in unincorporated Ellis County needs a construction permit from the Ellis County Fire Marshal's Office before work starts. Section 4.1 of the Ellis County Fire Code states: "No person shall perform or authorize Construction or Substantial Improvement within the unincorporated areas of Ellis County without first securing a permit under this Code." Section 1.1 applies the code to public buildings, commercial establishments and multi-family dwellings with four or more units, and section 2.8 names restaurants, daycare facilities, department stores, shopping centers, doctors' offices, general offices and laundries among public buildings and commercial establishments. Construction permit applications must be submitted with a stamped and signed set of engineered plans. Per the Fire Code's Exhibit B, Table I (the fee schedule adopted with the order revised August 18, 2026 and effective October 1, 2026), and the Fire Marshal's construction fee sheet, which lists the same figures, the fee is charged per 1,000 square feet of structure: $250 for a mixed-use commercial project, $200 for a single-use building over 100,000 square feet, $150 for a single-use building under 100,000 square feet, and $200 for a building tenant finish-out (minimum $100); a change of occupancy is charged as tenant finish-out at $200 per 1,000 square feet, and a change of ownership only is $100 per business. Section 4.6.2 states that the fee schedule "includes plan reviews and the issuance of a building permit and final certificate of compliance", and fees are paid when plans are submitted for review. The Department of Development's Regulations page states that, prior to construction, all commercial developments require review and approval from Development, Engineering and the Fire Marshal's Office. Contact the Fire Marshal's Office, 972-825-5555. The Ellis County Fire Code applies in the unincorporated areas of Ellis County only (section 1.2); a business inside a city's limits deals with that city instead.

Certificate of Compliance Before Occupancy (initial fire inspection, unincorporated Ellis County)

A business moving into a commercial building in unincorporated Ellis County needs a Certificate of Compliance from the Fire Marshal's Office before it opens. The Fire Marshal's New Occupancy Information Sheet states: "As of August 18, 2026, Ellis County has adopted the 2024 International Fire Code for all unincorporated areas of Ellis County. Prior to occupying a building, please fill out this information sheet to receive a Certificate of Compliance for the business. You are NOT allowed to conduct business until an initial fire inspection has been conducted." The sheet asks for the business name, property address, building size, a description of the proposed work, owner details, and whether the business handles hazardous materials. Section 5.1(e) of the Ellis County Fire Code says that under Local Government Code section 233.064 "a building may not be occupied until the county issues a certificate of compliance", and section 5.2 says a building may not be occupied until a final, conditional or partial certificate is issued after a final occupancy inspection. The certificate fee is listed in Exhibit B, Table I of the Fire Code; contact the Fire Marshal's Office, 972-825-5555, for the current amount before applying. The Department of Development's FAQ says that for a commercial certificate of occupancy, contact the Fire Marshal's Office. The Ellis County Fire Code applies in the unincorporated areas of Ellis County only (section 1.2); a business inside a city's limits deals with that city instead.

Annual Fire Inspection, Commercial and Public Buildings (unincorporated Ellis County)

Commercial premises in unincorporated Ellis County are inspected by the Fire Marshal's Office every year. The Fire Marshal's New Occupancy Information Sheet states that "an annual fire inspection will be required in all commercial establishments, public buildings, and multifamily residential dwellings every year by the Ellis County Fire Marshal's Office" and that "The fee for the inspection is based on the square feet and type of Business/Occupancy." Per Exhibit B of the Ellis County Fire Code (revised August 18, 2026, effective October 1, 2026) and the Fire Marshal's inspection fee sheet, which lists the same figures, the annual inspection fee for a commercial or public building is $75 for 1-6,000 square feet, $100 for 6,001-12,000, $150 for 12,001-25,000, $200 for 25,001-50,000, $250 for 50,001-100,000, $300 for 100,001-250,000, and over 250,000 square feet $300 plus $100 for each 10,000 square feet over 250,000. Re-inspection of an existing building is $150 for the third re-inspection and $200 for the fourth and each later one, and the no-show or failure-to-cancel fee is $50. The Fire Code's note says the inspection standard for the unincorporated areas is based on the Ellis County Fire Code and Local Government Code section 352.016. Contact the Fire Marshal's Office, 972-825-5555. The Ellis County Fire Code applies in the unincorporated areas of Ellis County only (section 1.2); a business inside a city's limits deals with that city instead.

Development Permit, Class II (Commercial) (unincorporated Ellis County)

Commercial development in unincorporated Ellis County needs a Class II development permit from the Ellis County Department of Development. The county's Department of Development page directs visitors to ellispermits.com as the department's new page. Its FAQ answers "Do I need a permit if I live outside the city limits?" with "Yes, permits are required and have been since the late 1970s." Its Regulations page states that, prior to construction, all commercial developments require review and approval from Development, Engineering and the Fire Marshal's Office, and that plat requirements must be met before the development application process begins; its Permits page tells commercial applicants to contact the DoD office before applying to the Fire Marshal's office. As published in the county's master fee schedule dated 10/13/2026 (Exhibit A, Development Permit Fees, citing Texas Water Code sections 16.315 and 16.324), the Class II permit, "(commercial, etc.)", is $200 and is marked "***Requires Fire Marshall approval"; work without a valid permit costs double the fee and a re-inspection costs half the fee. The schedule notes that its amounts do not include any associated County Clerk fees if a document requires filing. The Regulations page adds that credit card charges carry a 2.25% convenience fee and asks applicants to contact staff for an accurate amount. The schedule's URL and the link label on ellispermits.com still say September 1, 2023; the document itself is the 10/13/2026 version. Contact the Department of Development, 302 N. Monroe St., Suite 214, Waxahachie, 972-825-5200.

On-Site Sewage Facility (Septic) Permit (unincorporated Ellis County)

A business premises in unincorporated Ellis County that uses a septic system needs an on-site sewage facility permit from the Ellis County Department of Development for a new system and for most alterations and repairs. As published in the county's master fee schedule dated 10/13/2026 (Exhibit A, Septic Fees, citing 30 Texas Administrative Code section 285.11), the fee is $600 for any septic system and $175 for an alteration, hook-to, re-inspection or repair. The schedule notes that its amounts do not include any associated County Clerk fees if a document requires filing. The department's Permits page lists the documents required: for an aerobic system, "design, tech form, soil evaluation, a filed affidavit, and an initial maintenance contract"; for an alteration, a design with alteration details; for a repair, a design of the existing system highlighting the repairs; and septic affidavits are filed with the Ellis County Clerk's Office. Applications are made through the county's MGO Connect online portal. The department's FAQ says new systems are designed by a Registered Sanitarian or a licensed Professional Engineer, that repairs must be performed by a TCEQ-licensed installer or maintenance provider, and that most repairs may require a permit and an inspection by the Department of Development. Contact the Department of Development, 972-825-5200.

Culvert Permit (unincorporated Ellis County)

A business site in unincorporated Ellis County that puts in a driveway culvert needs a culvert permit from the Ellis County Department of Development. The department's FAQ answers "Do I need a permit for a driveway or culvert?" with "Yes, permits are required for accurate sizing and placement to help minimize drainage issues." As published in the county's master fee schedule dated 10/13/2026 (Exhibit A, Development Permit Fees, citing Texas Water Code section 16.324), the culvert permit is $50; work without a valid permit costs double the fee and a re-inspection costs half the fee. The department's Permits page provides a Culvert Sizing application: for a culvert-only application, email the application and site plan to dod@elliscountytx.gov; otherwise attach it to the permit in the MGO Connect portal. Contact the Department of Development, 302 N. Monroe St., Suite 214, Waxahachie, 972-825-5200.

Permit	Issuing agency	Fee	Renews	Last checked
Fire Code Commercial Construction Permit (new building, tenant finish-out, change of occupancy)only if it applies to you	Ellis County Fire Marshal's Office	Per 1,000 sq ft of structure: commercial project, mixed use $250; single-use building over 100,000 sq ft $200; single-use building under 100,000 sq ft $150; building tenant finish-out $200 (minimum $100); change of occupancy charged as tenant finish-out at $200; change of ownership only $100 per business.	Construction must start within 180 days of the date the permit is issued or the permit is void; two six-month extensions may be obtained on written request (Fire Code section 4.5)	2026-10-26
Certificate of Compliance Before Occupancy (initial fire inspection, unincorporated Ellis County)	Ellis County Fire Marshal's Office	Set in Ellis County Fire Code Exhibit B, Table I; contact the Ellis County Fire Marshal's Office for the current amount.	one-time, before the business occupies the building	2026-10-26
Annual Fire Inspection, Commercial and Public Buildings (unincorporated Ellis County)	Ellis County Fire Marshal's Office	By building size: 1-6,000 sq ft $75; 6,001-12,000 sq ft $100; 12,001-25,000 sq ft $150; 25,001-50,000 sq ft $200; 50,001-100,000 sq ft $250; 100,001-250,000 sq ft $300; over 250,000 sq ft $300 plus $100 per 10,000 sq ft over 250,000. Re-inspection of an existing building: 3rd re-inspection $150, 4th and later $200. No-show or failure to cancel $50.	annual	2026-10-26
Development Permit, Class II (Commercial) (unincorporated Ellis County)only if it applies to you	Ellis County Department of Development	$200 per Class II (commercial) development permit; no valid permit: double the fee; re-inspection: half the fee	per project	2026-10-26
On-Site Sewage Facility (Septic) Permit (unincorporated Ellis County)only if it applies to you	Ellis County Department of Development	$175–$600 any septic system $600; alteration, hook-to, re-inspection or repair $175 (County Clerk filing fees extra)	per system	2026-10-26
Culvert Permit (unincorporated Ellis County)only if it applies to you	Ellis County Department of Development	$50 per culvert permit; no valid permit: double the fee; re-inspection: half the fee	per permit	2026-10-26

Business licenses and permits in Ellis County, Texas

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Permits that apply to every type of business in Ellis County