Planning a project in Dripping Springs

Dripping Springs calls itself the "Gateway to the Hill Country." The small city on US 290, about 25 miles west of Austin, is surrounded by a much larger area of ranchettes, acreage homes and newer master-planned communities. Most people with a Dripping Springs address don't live inside city limits. That one fact decides who you call for a permit, whether there are inspections, and how your septic system is regulated.

Step one: figure out your jurisdiction

City building permits apply inside city limits and in ETJ subdivisions that have executed development agreements with the city; the city keeps a list of which ETJ subdivisions follow its building codes. Other ETJ projects may still need city planning review, but not city building permits or inspections. The Building Department encourages you to contact it before you submit, so staff can confirm requirements based on your location, zoning and scope.

Codes and the online portal (inside the city)

Where the city does issue permits, it has adopted the 2024 International Residential Code and other 2024 International Codes, the 2021 International Energy Conservation Code, and the 2026 National Electrical Code. That's one of the newest code sets in the region. Applications, plan review tracking and fees are handled online through MGO. Licensed tradespeople working inside city limits, or in subdivisions with development agreements, must register with the Building Department. Generators, solar panels and battery storage have their own permit process.

If there's no building department, there's still a code. Under Texas Local Government Code Chapter 233, Subchapter F, new single-family homes and certain additions in the unincorporated areas of counties covered by the law must meet the International Residential Code. The builder arranges inspections (generally foundation, framing and final). In practice, on a county lot, you need to make sure your contractor builds to code and documents inspections, because no city inspector will show up.

Septic is a county permit

Hays County requires an OSSF permit for new, replacement and altered septic systems, including in the city's ETJ. Applications go through the county's online system with site and design plans. Septic drives a lot of decisions here:

• Adding bedrooms or bathrooms often requires a septic upgrade, because system size is tied to occupancy.
• Pools, patios and additions can't go on top of the drain field or within required setbacks.
• Guest houses and ADUs may need their own system or an expanded one.

Ask a septic designer to look at the site before you design an addition.

The first Dark Sky Community in Texas

In 2014, the International Dark-Sky Association (now DarkSky International) named Dripping Springs the first International Dark Sky Community in Texas. The city's outdoor lighting ordinance generally requires fixtures to be shielded so the light source isn't visible from neighboring property, with tight limits on uplight and glare.

For homeowners inside the city, this matters for:

• outdoor kitchens and patio lighting;
• pool and landscape lighting;
• security lighting, where motion sensors and shielding help;
• lighting on new additions and garages.

Even outside city limits, many Dripping Springs-area subdivisions have adopted similar lighting rules in their deed restrictions. Buy shielded, warm-color fixtures and you'll rarely go wrong.

Hill Country site realities

• Wells and water. Some acreage homes rely on private wells or rainwater collection. Big landscaping or pool projects should account for water supply and fill sources.
• Limestone and slopes. Pools, foundations and footings hit rock. Retaining walls and drainage are frequent line items.
• Wildfire. Ashe juniper (cedar) and grassland can carry fire. Noncombustible roofing, ember-resistant vents, and clearing vegetation away from the house are sensible on wooded lots.
• Oak wilt. Avoid pruning oaks in spring.
• Call 811 before digging. Rural utilities still run underground.

Housing and projects

The area mixes three main housing types:

1. Older ranch houses and farmhouses, often on acreage. Typical projects are full remodels, additions, roof replacement and updated electrical and septic systems.
2. 1990s–2000s acreage homes. Owners tend toward outdoor living, kitchen and bath remodels, HVAC replacement and metal roofs.
3. Newer master-planned communities such as Belterra, Headwaters and Caliterra. These usually have an HOA and architectural review, and the common projects are patios, pools and fences.

Metal roofs are popular in the Hill Country for their look, longevity and fire resistance. Outdoor living is the top project category, as covered porches and patios suit the setting. Design the lighting to dark-sky standards.

ADUs and guest houses are common on acreage. Confirm septic capacity, deed restrictions and, inside city limits, zoning.

Utilities

Electric service in the area is generally provided by Pedernales Electric Cooperative (PEC). Austin Energy rebates don't apply here, so check PEC's resources for audits and any current programs.

Hiring a contractor

• Confirm who has permitting authority for your address before you sign, and who's responsible for inspections on county lots.
• Verify electrical and A/C licenses with TDLR, and plumbing licenses with the Texas State Board of Plumbing Examiners.
• Septic installers and designers must be licensed. The Texas Commission on Environmental Quality handles that licensing.