Planning home projects in Manor

Manor is about a dozen miles east of downtown Austin on US 290. It's an old railroad town with a small historic main street, surrounded by subdivisions that have multiplied its population since the 2000s. Neighborhoods such as ShadowGlen, Presidential Glen and Bell Farms brought thousands of new slab-on-grade homes onto the Blackland Prairie. If you live in one of them, your to-do list probably looks like your neighbors': shade, fencing, comfort upgrades, and keeping an eye on the foundation.

Getting a permit in Manor (2026 update)

Manor switched permitting platforms. As of May 27, 2026, the city moved building permit applications and planning and zoning applications to GovWell. There are two tracks:

• Building track: building permits, trade permits, right-of-way permits and contractor registration.
• Planning & Zoning track: plats, site plans, zoning, specific use permits and variances.

Older instructions that mention a different portal are out of date. The city also publishes a Permitting Guide and building permit FAQs, and its Development Services permitting staff can help by email or phone.

Fire review is separate. Manor's fire service is Travis County ESD 12, which has its own review process for some applications. Projects with fire-code implications, which can include some additions, accessory structures and anything involving gas, may need ESD sign-off in addition to the city's.

Codes. The city's permit page lists its adopted building codes, including the 2023 National Electrical Code. Ask staff which residential code edition applies to your project.

Outside city limits? A lot of land around Manor is unincorporated Travis County. If that's you, the city doesn't permit your project. Travis County regulates matters such as septic systems and floodplain development.

Ground conditions east of Austin

East Travis County is classic Blackland Prairie with deep, expansive clay. Here's what that means at home:

• Slab movement after drought-and-rain cycles shows up as cracks at door corners, sticking doors and separating trim.
• Flatwork cracking. Patios, walks and driveways crack and settle. Good base preparation and control joints help.
• Drainage matters. Flat lots with little grade can pond water near slabs. Gutters, downspout extensions and regrading are inexpensive insurance.
• Fences lean as posts move in clay. Deep-set or steel posts last longer.

If you think the foundation is moving, get an independent structural engineer's evaluation before you call a repair company, and check whether your builder's structural warranty is still active.

Old Manor vs. new Manor

For older homes, contractors disturbing painted surfaces in pre-1978 houses must be EPA RRP-certified. For pier-and-beam leveling, ask for shimming and pier specs in writing.

HOAs

ShadowGlen, Presidential Glen and Manor's other planned communities have HOAs with architectural review. Get written approval before applying for a permit for:

• fences (height, material, stain);
• patio covers and pergolas;
• solar panels and roof color;
• sheds and outbuildings.

Best-value projects in Manor

1. Covered outdoor space. Summer sun on bare new lots is relentless. A covered patio or pergola extends usable space. Attached covers generally need a permit.
2. Fencing. Many new lots need privacy fencing or a replacement for builder-grade fencing.
3. Attic insulation and duct sealing. These are cheap relative to the comfort they buy, especially in two-story homes with hot upstairs rooms.
4. Roof replacement when hail strikes. Consider Class 4 impact-resistant shingles and check whether your insurer offers a discount.
5. Bathroom updates. Builder-grade baths are common upgrade targets. Keeping the drains where they are avoids cutting the slab.

Questions to ask before you sign

• Is this address inside Manor city limits? If not, the city permit doesn't apply, and county rules do.
• Does the project need Travis County ESD 12 review? Gas lines, additions and accessory structures are the usual candidates.
• Is the builder warranty still active? For homes built in the last several years, a structural warranty claim may cover foundation issues.
• What happens if the inspection fails? The contract should say who pays for corrections and re-inspection fees.
• How will the crew protect the lawn and irrigation? Clay soils rut badly under equipment after rain.

Hiring and safety

Texas doesn't license general contractors, so verify the trades:

• electricians and A/C contractors on the TDLR license search;
• plumbers with the Texas State Board of Plumbing Examiners;
• the contractor's registration with the City of Manor through GovWell.

Call 811 before digging for fence posts or footings.