Planning a home project in Bastrop

Bastrop is one of the oldest towns in Texas. It sits on the Colorado River about 30 miles southeast of Austin, at the edge of the Lost Pines, an isolated loblolly pine forest. Its historic downtown and older neighborhoods have homes dating back to the 1800s. Around them are newer subdivisions and acreage, much of it rebuilt after the 2011 Bastrop County Complex Fire, the most destructive wildfire in Texas history. River, history and fire all shape what you can build and how.

The City of Bastrop's permit sequence

Bastrop's building and permitting guidance spells out the order of operations:

1. Check your platting status. If your lot isn't part of a recorded, platted subdivision, you'll need a plat or platting exemption before you can apply for a building permit. This trips up owners of older parcels and acreage near town more than anything else.
2. Check location-based approvals. If your property is in a floodplain or a historic district, additional permits are required before you apply for a building permit: a Floodplain Development Permit, a Certificate of Appropriateness or both.
3. Apply for the building permit and any trade permits. Bastrop issues building, trade and fire permits, along with certificates of occupancy, and enforces the International Residential Code for residential work. Electrical, mechanical, plumbing and pool work follow their respective international and national codes.

The city encourages owners to contact the department before starting a project for guidance on meeting the city's codes.

Outside city limits? In unincorporated Bastrop County, the city doesn't issue your permit. Check the county's requirements for septic, floodplain and driveways.

Historic Bastrop

The city's Historic Landmark Commission handles Certificates of Appropriateness for designated properties. Some other work in historic areas can be approved administratively by the city's historic preservation officer. If you own an older home downtown or in the historic neighborhoods:

• Talk to the city early about whether your project needs commission review or staff approval.
• Repairing original windows, siding and trim usually goes more smoothly than replacing them.
• Pre-1978 homes may have lead paint. Contractors disturbing painted surfaces must be EPA RRP-certified.
• Older homes often have pier-and-beam foundations, original wiring and aging plumbing. Budget a contingency.

Building for wildfire in the Lost Pines

The pine forest and dry summers make wildfire a real risk in Bastrop. The Texas A&M Forest Service provides guidance on wildfire preparedness. The common-sense measures for homeowners:

• Roofing: Choose a Class A fire-rated roof covering. Metal, tile and many asphalt shingles qualify. Keep gutters clear of pine needles.
• Vents: Ember-resistant vents and fine metal mesh keep embers out of attics and crawl spaces.
• Siding and decks: Use noncombustible or ignition-resistant materials near the ground and on decks. Avoid storing firewood under decks.
• Defensible space: Keep the first few feet around the house free of mulch and flammable plants, thin vegetation farther out, and keep tree branches back from the roof.
• Fences: Where a wood fence attaches to the house, consider a metal or masonry section so fire can't carry along it to the house.

River and floodplain

The Colorado River and its creeks put parts of Bastrop in mapped floodplains. Before any addition, outbuilding or major remodel:

• look up your property on the FEMA Flood Map Service Center;
• ask the city whether a Floodplain Development Permit applies;
• understand that big improvements to a floodplain home can trigger elevation requirements for the whole structure.

Soils

Soils around Bastrop vary more than in most of the metro, from sandy soils under the pines to clays nearer the river and on the prairie. Sandy lots drain well but can erode; clay lots shrink and swell. For foundation or drainage concerns, get an independent engineer's evaluation.

Projects that make sense here

1. Fire-resistant roof replacement, with metal a popular choice in the area.
2. Ember-resistant vents and gutter guards. These are low-cost upgrades with real risk reduction.
3. Fencing that keeps fire from reaching the house where it connects.
4. Foundation leveling for older pier-and-beam homes.
5. Window and insulation upgrades in older houses, following COA rules where they apply.
6. Outdoor living with noncombustible materials and clearance from the pines.
7. Additions and ADUs, after confirming platting, floodplain and septic or sewer capacity.

Utilities

Bastrop-area homes may be served by different electric providers depending on location, including Bluebonnet Electric Cooperative in much of the county. Austin Energy rebates don't apply here. Check your provider's programs before buying HVAC equipment or insulation.

Hiring

• Confirm your lot's platting status before you sign a contract for an addition or new structure.
• Verify electrical and A/C licenses with TDLR, and plumbing licenses with the Texas State Board of Plumbing Examiners.
• For historic homes, ask for experience with COA reviews.