Dallas Planning & Development Guide Home

Guidance Tool Only

This tool provides general information to help you get started. Requirements change. Always confirm current requirements with City staff before making project decisions. Call (214) 948-4480 or visit 320 E. Jefferson Blvd, Dallas TX 75203.

Welcome to the Dallas Planning & Development Guide. This guide walks you through permits, applications, fees, and how to work with the City of Dallas. Pick a topic below to find what you need.

Where are you in your project? Pick a Topic.

Online Resources

Need help in Spanish?

DallasNow is only available in English. For Spanish-language assistance, visit Oak Cliff Municipal Center, 320 E. Jefferson Blvd, Dallas TX 75203 in person, or call Dallas 311.

Topic

How to Create a DallasNow Account

DallasNow is the City's online permit portal. You need a free account to apply for permits, pay fees, and track your records.

DallasNow portal: aca-prod.accela.com/DALLASTX/Login.aspx — Google Chrome works best. Firefox and Safari also work. If you have trouble, try a different browser or clear your browser cache.

One account per person: Each person or business should have only one DallasNow account. Multiple accounts can cause problems with license linking and permit tracking. If you accidentally created two accounts, call (214) 948-4480 for help.

Go to DallasNow and click "Create an Account"

Visit aca-prod.accela.com/DALLASTX/Login.aspx and click the Create an Account button on the login page.
Fill in your name, email address, and create a password

Enter your full name, a valid email address you check regularly, and create a secure password. All fields marked with a red asterisk (*) are required.
Answer the security question

Choose a security question from the list and type your answer. You will need this if you ever forget your password.
Select your Contact Type

Choose Individual if you are registering on behalf of yourself only. Choose Organization if you will be working in DallasNow on behalf of a business or company. Fill in the required contact details on this screen.
Read and agree to the Terms of Service

Click the Terms of Service link to read the terms. Then check the box to confirm you agree. You cannot register without accepting the terms.
Check your email and click the confirmation link

DallasNow will send you a confirmation email. Click the link in that email to activate your account. Check your spam folder if you don't see it within a few minutes. Your account is now active and ready to use.

Need help creating your account? Call (214) 948-4480, Monday–Friday 8:00 AM – 4:30 PM, or visit Room 118 at 320 E. Jefferson Blvd. Staff can walk you through the process in person.

Do I Need a Permit?

Answer a few quick questions and we'll tell you what permit your project needs — or if you don't need one.

Common Projects Quick Reference

Deck or porch (residential)

If attached to the house OR with a roof (porch/cover): requires a Residential Alteration Addition Permit. A freestanding, open-air deck is only exempt if it meets all four of these conditions: (1) 30 inches or less above grade, (2) not built over a basement or lower story, (3) less than 200 square feet in total area, and (4) located entirely outside of required front and side yard setbacks. If any condition is not met, a permit is required. Decks 30+ inches above grade always require a permit and may need guardrails per code.

Re-roofing

A Residential Roofing Permit is required when the total value of the roofing work (materials + labor) exceeds $500. Since full re-roofs virtually always exceed this, a permit is nearly always required. This permit covers cosmetic coverings (shingles, decking) only — structural repairs to rafters or joists require a separate building alteration permit. Who can apply: A registered roofing contractor, OR a property owner on their verified primary homestead who files a Homeowner's Exemption Affidavit and performs the labor themselves.

Swimming pool or spa

In-ground pools and spas: Always require a Residential Pool/Spa Permit. A separate Electrical Permit is also required for all pool electrical work. A pool barrier fence is mandatory and requires a Residential Accessory Structure Permit — this is the same permit type used for any fence. Pool inspections include steel/bonding, pre-plaster, plumbing rough-in, barrier fence final, and building final. Above-ground prefabricated pools: Exempt from a permit only if accessory to a single-family or duplex, sit completely above adjacent grade, and hold 5,000 gallons or less.

Windows or doors

Like-for-like replacement of windows or doors typically does not need a permit, provided the work does not change the structural size of the opening or alter the wall sections. Adding a new opening or enlarging an existing opening always requires a permit. Historic Overlay and Conservation Districts: A Certificate of Appropriateness from Planning is required for ANY exterior modification — including like-for-like replacements — before work begins.

Retaining wall

Retaining walls 4 feet or less (measured from bottom of footing to top of wall) typically do not require a permit, unless they support a surcharge load above — such as a driveway, a fence built directly on top, or a steep artificial slope directly behind the wall. Walls over 4 feet always require a permit and may need a sealed engineering plan.

Application & Record Type Finder

Browse all 73 permit and application types in DallasNow. Click any record to see details and where to find it.

🔍

Do I Need to Register as a Contractor?

Answer a few questions to find out if you need a contractor or trade registration — and which type applies to your work.

Trade Permit Guide

Everything contractors need to know about trade permits — what they are, when they're needed, and how to link them correctly to a primary permit.

A trade permit is a permit for a specific type of specialized work: electrical, plumbing, mechanical (HVAC), or irrigation. Trade permits are usually separate records that link to a primary building permit. Each trade requires its own permit, its own inspections, and must be performed by a licensed professional registered with the City of Dallas.

The Four Main Trades

⚡ Electrical

When required: Any wiring, panel upgrades, new circuits, service changes, or electrical work on a building.

Who can pull it: A registered Master Electrician. Journeyman Electricians cannot pull permits independently — they must work under a licensed Master Electrician. Must be registered in DallasNow.

Residential: Residential Electrical Permit

Commercial: Commercial Electrical Permit

🚿 Plumbing

When required: Installing, modifying, or repairing plumbing pipes, fixtures, water heaters, or sewer connections.

Who can pull it: A registered Master Plumber. Must be registered in DallasNow.

Residential: Residential Plumbing Permit

Commercial: Commercial Plumbing Permit

❄️ Mechanical (HVAC)

When required: Installing, replacing, or modifying heating, ventilation, and air conditioning systems.

Who can pull it: A registered Air Conditioning Contractor. Must be registered in DallasNow.

Residential: Residential Mechanical Permit

Commercial: Commercial Mechanical Permit

🌿 Irrigation

When required: Installing or modifying a lawn irrigation or sprinkler system.

Who can pull it: A registered Lawn Sprinkler Contractor. Must be registered in DallasNow.

Record type: Lawn Irrigation Permit

Adding a Trade Record to an Existing Permit

When a primary building permit is already submitted (often by the General Contractor), each trade contractor adds their own trade record to that primary permit. This is sometimes called "validating on a permit."

CRITICAL: Getting the Related (Primary) Record Number right is the single most important step. The Primary Record number must be entered exactly — every character, every dash, every underscore. If even one character is wrong, the system will not find the primary record, your trade record will not link correctly, and your inspections will not be recognized as part of the primary permit. Get this number from your General Contractor in writing — do not retype from memory.

How fees work for trade records linked to a primary: When you mark YES on "Is this application related to a primary record?" and enter the correct primary record number, no technology fee or permit fee is charged for that trade record. This is why getting the primary record number exactly right — every character, every dash — is so important. Standalone trade permits (not connected to a primary) always include both a standard permit fee and a $15 technology fee. If you believe you are being charged incorrectly, call (214) 948-4480 to verify before paying.

Step-by-Step

Log in to DallasNow with your username and password.
Click Building in the top navigation.
Click Create an Application.
Read the General Disclaimers, check I have read and accepted the above terms, and click Continue Application.
If your license is associated with your DallasNow account, select it from the dropdown. (If not, skip to step 6.)
Click Continue Application.
Locate the right Record Type — Commercial Electrical Permit, Commercial Plumbing Permit, Commercial Mechanical Permit, Residential Electrical Permit, Residential Plumbing Permit, or Residential Mechanical Permit. Use the search filter or expand the list.
Select the appropriate record type radio button.
Click Continue Application.
Read the information about Related Records on the Application Information page.
Select Yes to the question "Is this application related to a primary record?"
Type the Primary Record number. Include EVERY character — dashes, underscores, all of it. Example: COM-PH-NEW-25-001362
Click Continue Application.
Enter the work location (Street Number, Street Name, Suite as applicable) and click Search.
Select the correct address from the result list. Confirm Associated Parcel and Owner.
Click Continue Application.
Enter the Detailed Description of your work. Be specific — "see attached plans" is not a description.
Complete Project Details — Part 1 (Project Type, Type of Work, Existing Land Use, Estimated Total Cost, Total Building Area).
Complete Project Details — Part 2 (Historic / Conservation District question).
Click Continue Application.
Electricians: Read the Electrical No Work Disclaimer, check the box, click Continue. Plumbers: Add fixture rows and site utility rows as needed, then Continue.
Complete Contact Information — Applicant and Property Owner are required. The General Contractor must be added as an Authorized Agent to view inspection info.
Click Continue.
Verify Primary Contractor info (auto-populates if license was selected earlier). Add Sub-Contractor(s) if needed. Click Continue.
Review all information. Click Edit to revise any section.
Read the certification text and check the agreement box.
Click Continue Application to submit. You will receive your trade record number.

What Counts as a Primary Record?

Trade records can be related to any of the following Primary Record types. Get the exact record number from the General Contractor or Owner:

Access Control Permit
Cellular Tower/Antenna Permit
Commercial Alteration Addition Permit
Commercial Backup Generator
Commercial New Construction Permit
Commercial Pool/Spa Permit
Commercial Solar/PV Permit
Excavation and Grading Permit
Phase – Alteration Addition
Phase – New Construction
Residential Alteration Addition Permit
Residential New Construction Permit
Residential Pool/Spa Permit
Residential Solar/PV Permit
Water Supply and Rainwater Harvesting

If you're a trade contractor and the General Contractor hasn't given you the Primary Record number yet, ask for it in writing (text or email) so you have it for reference. Re-keying from a verbal call is where dashes get lost.

Trade Permit Fees & Inspections

Each trade permit requires its own inspections, separate from the building permit inspections. Trade inspections are scheduled through the Inspections tab of the trade permit record — not the main building permit. The inspection fee is $125 per trade. A reinspection fee of $75 per trade applies if the work fails.

Pay Fees Step: When a trade permit is being added to an active primary permit, the Pay Fees step at the time of submission is often skipped (fees are collected later). For standalone trade permits, the Pay Fees step is part of submission.

Document Prep Checklist

Select a permit type to see which documents to have ready before starting your DallasNow application. Official City checklists are listed first.

Heads up: Requirements can change. Always download the official City checklist (marked in gold) and confirm current requirements by calling (214) 948-4480 or visiting us in person.

Select a permit type above to see its document checklist.

Status Decoder

Find your permit status here for a plain-English explanation of what it means and what to do next.

Two kinds of status: The Record Status is the overall state of your permit (what shows on your record card in DallasNow). The In Progress Status is the state of a specific task inside your record — most often a plan review task. You can see the In Progress Status inside the Plan Review tab when one is active.

Terminology Guide

Plain-English definitions for permits, zoning, and DallasNow terms. Exact matches appear first. Search or scroll to find what you need.

DallasNow Dashboard Guide

A guide to the DallasNow dashboard — what you see when you log in, what each section does, and how to find what you need.

Access DallasNow at aca-prod.accela.com/DALLASTX/Login.aspx. You can view some records without an account, but you need a free account to apply, pay fees, or manage records.

The Top Navigation Bar

After logging in, you will see a navigation bar across the top of the page with six sections:

Home

Your starting point after logging in. Shows a welcome message, links to your records, and your account cart.

Building

All building permits — residential, commercial, trade permits, and building requests like Pre-Development Meetings and Board of Adjustments.

Planning

Zoning applications, platting, Certificate of Appropriateness, and Conservation District Work Certificates.

Enforcement

Code violation reports and case lookups. This section is NOT used for permit applications.

Contractor Registration

Where contractors and trade professionals register with the City. Must register before pulling permits.

Public Works

Engineering submittals — Escarpment Permits, Paving and Drainage, Water and Wastewater applications.

The Home Menu (under the top navigation)

Dashboard

Your main workspace. Shows a summary of records linked to your account — active permits, registrations, and records in progress.

My Records

A full list of all records associated with your account. You can filter by record type, status, or date. This is where you find records to manage, pay fees, or check status.

My Account

Manage your account settings, contact information, licenses, and Delegate access. This is also where you link your professional license if you are a contractor.

Advanced Search

Search for any record in DallasNow by address, record number, owner name, or other criteria — even records not linked to your account.

Inside a Record — Key Tabs

When you open a record, you will see several tabs. Here is what each one is for:

Record Info / Custom Fields

Basic information about your application: address, project type, description, and status.

Payments

View fees assessed, payment history, and pay fees due. When status is "Payment Due," come here first.

Plan Review

Only visible to the Applicant. Visible whenever an active plan review task exists — during In Review (while staff are reviewing) and Revisions Required (when comments are posted and your response is needed). Use this tab to read reviewer comments, upload corrected plans, and resubmit. This tab is not visible to Contacts or Delegates.

Record Details

Expanded details including Processing Status, Related Records, and Attachments. Scroll down within this tab to see all sections.

Attachments

Upload and manage documents for this record. Use this tab to add supporting documents after your application is submitted.

Inspections

Schedule, view, and manage inspections for this permit. Available once the permit is issued.

Key Actions in DallasNow

Provide Update

A button on records in certain statuses, used for post-submission amendments. The amendment menu has five options: Add/Change Licensed Professional, Certificate of Occupancy (apply for new CO or TCO), Change of Contact Information, Change of Scope, and Sidewalk Waiver. Most cost $30. Extensions are NOT done through Provide Update — use the separate Extension Request button found on the My Records page (Action column) or at the bottom of the Record Info page.

Add to Collection

Group multiple related records together so you can manage them in one place. Useful for a building permit plus its trade permits.

Schedule an Inspection

Request a City inspector visit to your job site. Found in the top navigation under Building → Schedule an Inspection, or inside the Inspections tab of your permit record.

Save and Resume Later: If you are in the middle of an application and not ready to finish, click Save and Resume Later. Your application is saved as a draft. Find it later under My Records → Work in Progress → Resume Application. If you just click the browser back button, your progress may be lost.

Contacts, Delegates & Roles in DallasNow

Understanding who has access to your permit record — and how to share it correctly.

When you apply for a permit in DallasNow, you become the Applicant. You can give other people access to your account or your records in two different ways — and they work very differently.

Applicant

✓ Highest level of access

✓ Receives ALL City emails

✓ Can see the Plan Review tab

✓ Can pay fees and upload documents

→ To change: submit Provide Update ($30 fee, requires staff approval)

Delegate

✓ Access to your ENTIRE account

✓ Permissions are View, Edit, and Submit — each can be granted or restricted independently, and access can be limited by category (Building, Planning, Contractor Registration, Public Works)

✓ Best for: staff managing many projects on your behalf (office managers, project coordinators)

✗ City staff cannot see your delegates — managed entirely by you

✗ Does NOT receive City emails

✗ Be careful: Full Access shows ALL your records

Contact

✓ Access to ONE specific record

✓ Assigned a role (Applicant, Property Owner, Authorized Agent, Design Professional)

✓ City staff CAN see who is listed as a Contact

✗ Cannot see your other records

✗ No account-wide access

✓ Receives City notifications based on contact type (Authorized Agent, Property Owner, Contractor all receive relevant emails)

About Delegates and contractors: Delegates with Full Access can see ALL records on your account — including records you may not want a contractor or permit expeditor to see. If you want a contractor to access only one specific permit, add them as a Contact on that record, not as a Delegate. Delegates work best for staff who work directly for you and need to manage multiple projects on your behalf.

How to Add a Delegate to Your Account

Log in to DallasNow.
Click My Account from the Home sub-menu (the row that shows Dashboard / My Records / My Account / Advanced Search).
On the My Account page, scroll down to the Delegates section near the bottom.
Click Add a Delegate.
In the pop-up window, enter the delegate's Name and Email Address. They must already have a DallasNow account.
Set permissions — you can grant access to all record categories or restrict to specific ones (e.g., Building only).
Click Invite a Delegate. The delegate will receive an email to accept or reject the invitation.

How to Add or Change a Contact on a Submitted Record

After an application is submitted, contacts can only be added or changed through Provide Update. This is the same flow as changing a contractor — you just pick a different option from the amendment menu. A $30 Record Change Fee applies.

Sign in to DallasNow and click My Records.
Click the Record Number of the permit you want to update.
Scroll down on the Record page and click Provide Update.
Select Change of Contact Information from the amendment menu, then click Continue Application.
In the dropdown, select what you are doing: Add (new contact), Remove (take a contact off), or Replace (swap a contact for someone else).
In the description box, briefly explain the change.
Add the new contact's information (name, business, phone, email). They need a DallasNow account to have portal access.
Select a Contact Type: Applicant, Property Owner, Authorized Agent, or Design Professional. (Note: Contractors are added separately in the Contractor section of the application, not as a Contact type.)
Review, submit, and pay the $30 Record Change Fee at checkout. City staff will review and approve.

During the original application (before submitting), you can add contacts for free at Step 2 (Contact Information). The $30 fee only applies after the application has been submitted.

How to Change the Applicant on a Record

The Applicant is the person who originally submitted the application. Changing the Applicant follows the same process as changing any contact — use Provide Update → Change of Contact Information, select Replace, and submit with the new Applicant's information. A $30 Record Change Fee applies. City staff will review and approve the change.

Which person should be the Applicant? The Applicant should be the person most responsible for the project who needs to receive all City communications. For homeowners doing their own project: the homeowner. For contractors pulling permits on behalf of an owner: the contractor. Whoever submits the application becomes the Applicant. A change after the fact requires a $30 Provide Update request and staff approval.

Office Locations & Hours

Find the right City office, phone number, and hours for your project.

Hours: Monday–Friday, 7:30 AM – 4:30 PM

Phone: (214) 948-4480

Self-serve permit kiosks available in the lobby

Permit Office — Room 118

General permit assistance, permit issuance, contractor registration (first-time in-person: Room LL04)

Subdivision / Platting and Surveying — Room 101

Plat applications, lot addressing, boundary questions

City Arborist — Room 105

Tree mitigation, removal permits, protected tree surveys

Green and Energy Code Review — Room 105

Third-party energy code and green building compliance

Building Code Review (Commercial and Residential) — Room 105

Building code questions for all project types

Mechanical, Plumbing, and Electrical Review — Room 105

Trade code questions and review

Engineering (Paving and Drainage, Water and Wastewater) — Room 200

Public infrastructure submittals, engineering review, escarpment pre-application

Fire Protection — Room 210

Fire alarm, sprinkler, and suppression system review (Dallas Fire-Rescue Fire Prevention)

Hours: Monday–Friday, 8:15 AM – 5:00 PM

Phone: (214) 670-4209

Historic Preservation Office

Certificate of Appropriateness, historic landmark, Landmark Commission cases

Conservation District Office

Conservation District Work Certificate, neighborhood character questions

Current Planning / Zoning Division

Zoning cases, Specific Use Permits, planned development, zoning consultations. Schedule a consultation ↗

District Inspection Offices

District inspectors are available by phone 8:00–8:30 AM and 4:00–4:30 PM on weekdays. Schedule inspections through DallasNow or by calling your district office.

Northeast District

11910 Greenville Ave,
Suite 100
Dallas TX 75243

(214) 670-7278

Northwest District

7610 N. Stemmons Frwy,
Suite 190
Dallas TX 75247

(214) 671-0720

Southeast District

4850 Olson Drive
Dallas TX 75227

(214) 670-8160

Southwest District

2730 Coombs Creek Dr.
Dallas TX 75211

(214) 671-1531

Consultation Guide

City staff offer free and paid advisory meetings. Find the right consultation for your needs.

Start with a Basic Consultation — it's free! The free 20-minute basic consultation at either location is the best starting point for most customers. You can always book a paid enhanced consultation after that if your questions need more time.

Before your consultation: Register in DallasNow first. Registration ensures you're in the system for quicker referrals between teams and gives you direct access to request documents such as Zoning Verification and Determination Letters.

Zoning Consultations are preliminary conversations only. They do not guarantee permit approval and do not replace other services such as Site Plan Reviews or Pre-Development Meetings.

Official source: P&D Consultations page on dallascityhall.com ↗ — the booking links below come directly from this page. Call (214) 948-4480 if you have questions about which consultation to book.

Dallas Codes & Ordinances

Two official sources for the Dallas City codes that govern development, zoning, and construction. Each covers different chapters — use the one that fits what you’re looking for.

Dallas Development Code Chapters 51, 51A

Hosted by American Legal Publishing — the legal codification of the complete Dallas City Code.

Use this site for the zoning code — current rules (51A) and historical rules (51).

Chapter 51 — Former Dallas Development Code (Ord. 10962). Still applies to certain properties and planned developments established before the 1987 update.
Chapter 51A — Current Dallas Development Code (Ord. 19455). The comprehensive zoning code: zoning districts, land use, parking, signs, landscape and tree preservation, historic preservation, plat regulations, and special districts (PD, MU, conservation, etc.).

Open Dallas Development Code

Department Construction Codes Chapters 52–62 + Chapter 16

Hosted by the Planning & Development Department — the construction code chapters as currently adopted, with all Dallas amendments and effective dates.

Use this site for the technical construction codes (building, plumbing, mechanical, electrical, residential, energy, etc.), administrative procedures, and the Fire Code.

Chapter 16 — Dallas Fire Code (2021 International Fire Code with Dallas amendments, effective May 12, 2023)
Chapter 52 — Administrative Procedures for the Construction Codes. How permits are applied for, reviewed, issued, and enforced.
Chapter 53 — Dallas Building Code (2021 IBC with Dallas amendments)
Chapter 54 — Dallas Plumbing Code (2021 IPC). Includes the Landscape Irrigation Systems Ordinance as Appendix F.
Chapter 55 — Dallas Mechanical Code (2021 IMC)
Chapter 56 — Dallas Electrical Code (2020 NEC, effective June 13, 2022)
Chapter 57 — Dallas Residential Code (2021 IRC) — one- and two-family dwellings
Chapter 58 — Dallas Existing Building Code (2021 IEBC, effective June 13, 2022)
Chapter 59 — Dallas Energy Conservation Code (2021 IECC)
Chapter 60 — Dallas Fuel & Gas Code (2021 IFGC)
Chapter 61 — Dallas Green Construction Code (2015 IgCC)
Chapter 62 — Dallas Swimming Pool and Spa Code (2021 ISPSC, effective June 13, 2022)

Open Department Construction Codes

Which one should I use?

For zoning questions (district rules, setbacks, parking minimums, signs, historic districts): use the Dallas Development Code site (Chapter 51A primarily).
For construction questions (building, plumbing, mechanical, electrical, fire): use the Department Construction Codes site.

Board of Adjustment (BOA)

The BOA is a citizen board that hears certain zoning matters that cannot be decided by staff alone.

What the BOA Can Approve

Variances from specific zoning rules (setback, height, lot coverage) where strict application creates hardship
Special Exceptions — uses or structures the code says require BOA approval
Appeals of staff zoning decisions
Interpretation of unclear code provisions

What the BOA CANNOT Do

Change the use of a property (that needs SUP, PD, or rezoning)
Approve uses prohibited entirely in your district
Override Texas state law or Federal law
Resolve private deed restriction disputes — the City does not enforce private deed restrictions

How the Process Works

Schedule a Zoning Consultation to confirm a BOA case is the right path.
File the application with required documents, site plan, and filing fee.
Staff prepares a recommendation. Notice is sent to property owners within 200 feet.
The case is heard at a public BOA meeting. Owners or representatives may attend and speak.
The Board votes. Approval, conditional approval, denial, or postponement.
If approved, you can move forward with your permit application.

Meeting schedule: The BOA meets monthly. There is typically no July meeting. Check the City Secretary's calendar for current dates.

BOA cases require legal notice to neighbors and a public hearing. From application to decision averages ~60 days (about 2 months) per the Development Guide; complex cases take longer. Plan ahead.

Deed Restriction Awareness

Many properties in Dallas have private deed restrictions in addition to City zoning. The City does NOT enforce private deed restrictions — but they can still block your project.

Check your deed restrictions BEFORE you start designing. A common painful experience: a customer gets a permit from the City, then discovers a deed restriction in their neighborhood that prohibits what they want to build. The City permit is valid — but the neighbors can still sue to stop the project.

What Deed Restrictions Are

Deed restrictions (also called restrictive covenants or CC&Rs) are private rules attached to the property when it was originally developed. They can restrict:

Building height, size, or setbacks (often stricter than City zoning)
Architectural style or materials
Fences, sheds, garages, secondary dwellings
Number of vehicles, RVs, boats
Home occupation, livestock, paint colors
Tree removal

How Deed Restrictions Differ from Zoning

Zoning is City law — the City enforces it through permit denial, code enforcement, etc. Deed restrictions are private contracts between landowners — they are enforced by neighbors or homeowner associations through civil lawsuits in court.

How to Find Your Deed Restrictions

Look at your title insurance policy or closing documents — restrictions are typically listed.
Search the Dallas County Clerk's online records for your subdivision.
Ask your HOA (if you have one) for the current restrictions.
Consult a real estate attorney if anything is unclear.

If your deed restrictions conflict with your project, your options are: (1) get neighbors or HOA to formally amend or waive the restriction, (2) redesign to comply, or (3) accept the legal risk. The City cannot help with this.

Escarpment Zone — Southwest Dallas & Oak Cliff

Properties in or near the Escarpment Zone or Geologically Similar Area have additional geotechnical requirements before a building permit can be issued.

Contact Engineering BEFORE applying for any permit on an affected property. Phone (214) 948-4480 and ask for the Engineering Division. Pre-application is mandatory.

What the Escarpment Zone Is

The Escarpment is a geological formation running through Southwest Dallas and Oak Cliff where the Austin Chalk meets the Eagle Ford Shale. The shale layer is unstable, prone to slope failure, and creates special engineering challenges for any structure or earthwork.

What's Required Before a Building Permit

Pre-application conference with Planning & Development Engineering staff (mandatory, $2,709 fee)
Soils investigation by a licensed geotechnical engineer
Slope stability analysis
Escarpment Area Review Committee (EARC) recommendation
Escarpment Permit approval before the building permit can be issued

How to Tell If You're Affected

If your property is in Southwest Dallas or Oak Cliff, especially in areas with significant slope, you should contact Engineering before assuming a standard permit path will work. The exact boundaries vary — staff will check the geological maps for you.

Plan extra time and budget. Escarpment-area projects often take 3–6 months longer than standard projects, and the additional studies can add tens of thousands of dollars to project costs. Knowing this early helps you plan realistically.

Forward Dallas 2.0

Forward Dallas 2.0 is the City's official comprehensive plan — the document that guides long-term decisions about land use, growth, transportation, and infrastructure.

What It Is

Forward Dallas 2.0 is not zoning — it does not directly change what is allowed on your property today. Instead, it sets the City's policy direction for the next several decades. When the City considers zoning changes, SUPs, Planned Developments, or major capital investments, the City Plan Commission and City Council use Forward Dallas 2.0 as a guide.

When You'll Encounter It

You are pursuing a zoning change, SUP, or Planned Development
Your property is in a corridor identified for growth or change in Forward Dallas 2.0
You are working on a development that requires significant City coordination

For Most Permits, You Will Not Need to Engage with It

If you are doing a residential remodel, getting a fence permit, or applying for a simple commercial finish-out, Forward Dallas 2.0 does not affect your project. It comes up mainly for larger development and zoning cases.

Read the full plan at the City's Forward Dallas page on dallascityhall.com or ask Current Planning staff about how it applies to your specific project.

Green Building & Energy Code Compliance

Dallas requires Green Building and Energy Code compliance on most projects. The City does NOT do this review — you must hire a registered third-party provider.

This trips up a lot of customers. The Green Building and Energy Code review is done by a third-party provider that YOU hire — not by City staff. Find your provider before you submit your application, and budget time for their review.

What Each One Is

Green Building Code

Requirements for sustainable building features — energy, water, materials, and indoor environmental quality. Applies to commercial new construction and major commercial renovations.

Energy Code

Building envelope efficiency, HVAC efficiency, lighting power density, and water heater efficiency. Applies to nearly all new construction and many renovations — residential and commercial.

The Third-Party Provider Process

Find a registered provider from the City's approved list (ask staff at (214) 948-4480 or visit 320 E. Jefferson Blvd, Room 105).
Hire the provider to review your design for compliance with the applicable code.
The provider issues a compliance certificate.
You submit the certificate with your permit application or before final inspection.
The provider may also need to verify the field installation matches the design.

Who Reviews What

Residential remodels: Use the Energy Code Compliance form for the relevant trade(s)
Residential new construction: Third-party Energy Code provider
Commercial new construction: Third-party Green Building + Energy Code provider
Commercial renovation: Depends on scope — check with Green/Energy Code Review at Room 105

Green/Energy Code Review Consultation is available by appointment at 320 E. Jefferson, Room 105, or virtually. Use it to confirm what your specific project needs before hiring a provider.

Historic & Conservation Districts

Special overlay districts that protect neighborhood character and historic buildings. If you are in one, you need extra approval before applying for a permit.

Historic Overlay District (HD)

Dallas has 21 large Historic Overlay Districts (plus over 140 individually designated landmarks). If your property is in one, exterior changes typically require a Certificate of Appropriateness from the Landmark Commission before you can pull a building permit.

What needs a Certificate: Anything that changes the exterior — new construction, additions, paint colors, windows, doors, roofing, fences, demolition, signs.

How long: Staff-level Certificates (minor work) can take 1–3 weeks. Landmark Commission cases (significant work) typically take 1–2 months.

Conservation District (CD)

Conservation Districts protect neighborhood character without the strictness of Historic Districts. They require a Conservation District Work Certificate for exterior changes.

How long: Most staff-level — typically 1–3 weeks.

Demolition Delay Overlay District

Some areas have a Demolition Delay Overlay. Demolition applications in these areas can be delayed up to 45 days while the City and community look for alternatives to demolition.

Individually Designated Landmarks

Some properties are individually designated as City of Dallas Landmarks even if they are not in a Historic District. These also require Landmark Commission approval for exterior work.

Where to go: Historic Preservation Office is at Dallas City Hall, 1500 Marilla St, Room 5CN, phone (214) 948-4100. Conservation District Office is at Dallas City Hall, 1500 Marilla St, Room 5BN, phone (214) 670-4209.

Useful Lookups for Your Property

Am I in a Historic or Conservation District? Which Council District is my property in?
Use the Dallas GIS portal (gis.dallascityhall.com) — it has interactive maps for Historic Districts, Conservation Districts, and Council Districts. Enter your address to check your property.

Park Land Dedication Fee

If your project adds new dwelling units, sleeping rooms, or guest rooms, you may owe a Park Land Dedication Fee. This fee supports public park land in growing neighborhoods.

When the Fee Applies

The fee applies when your project produces a net increase in dwelling units, sleeping rooms, or guest rooms. Examples:

New single-family home (1 unit)
New multi-family / apartment building (per unit)
Hotel or motel (per guest room)
Assisted living or dorm (per sleeping room)
Converting non-residential to residential (per new unit)

When the Fee Does NOT Apply

Remodels with no change in unit count
Commercial or industrial projects with no residential
Like-for-like replacement after demolition on the same lot — only if rebuilt within 5 years (no net increase; fee is waived)

How It Works

Complete the Park Land Dedication Fee Worksheet with your permit application.
Staff calculates the fee based on the worksheet, your zoning, and current fee schedule.
The fee is added to your permit fee total and must be paid before permit issuance.

Park Land Dedication amounts and rules are set by Park Department ordinance and may change. Verify current rates when you apply.

Project Pathway Guides

Select a project type below to see the full path from idea to opening day.

Every project is a little different. These pathways show the most common path. Some projects have extra steps (DWU review, Transportation review, Fire review). Always check the Document Checklist for your specific permit type.

👆 Select a project type above to see its full pathway.

Platting Explainer

Platting is the legal process of dividing or combining land into lots. For many projects, a current plat is required before a building permit can be issued.

When Platting Is Required

Subdividing a parcel into two or more lots
Combining lots into one parcel
New construction on a parcel without a current plat
Most new commercial development
Changes that affect easements or right-of-way

Who Does Platting

A plat must be prepared by a Texas-licensed Registered Professional Land Surveyor. The City does not prepare plats. You hire a surveyor.

Types of Plats

Minor Plat

4 or fewer lots, no new public street, no public improvements needed.

⏱ Typical: 2–3 months

🏛 Staff approval (no CPC hearing)

Major Plat

5 or more lots, OR involves public street or improvements.

⏱ Typical: 4–6+ months

🏛 City Plan Commission approval required

Critical Deadline: Once your plat is approved by the City Plan Commission, the final plat must be filed with the Dallas County Clerk within 10 days. If you miss this deadline, the approval is voided and you have to start over.

Subdivision Review Consultation is available by appointment at 320 E. Jefferson Blvd to discuss your plat before submittal.

Pre-Development Consultation

For larger or more complex projects, meet with all relevant City departments early to surface issues before you spend money on full design.

What It Is

The Pre-Development Meeting is an advisory meeting where representatives from every relevant City review department (Zoning, Building Code, Engineering, Fire, Water Utilities, Transportation, Subdivision, and more) meet with your project team at one time to review your concept and identify issues before you submit a permit application.

Who It Is For

Commercial new construction projects
Larger multi-family developments
Mixed-use projects
Projects with unique site conditions (floodplain, escarpment, utility constraints)
Projects involving multiple permits or multiple parcels

Not for: simple residential remodels, fences, single-trade permits, or projects already well into design.

Cost & Schedule

$15 technology fee at submittal
$1,316 consultation fee charged after prescreening confirms eligibility
1-hour meeting on Tuesday, Wednesday, or Thursday at 9:00 AM or 1:30 PM

How to Schedule

Register for a DallasNow account if you do not already have one.
Apply for Pre-Development Meeting through DallasNow: Building → Building Requests → Pre Development Meeting.
Upload your conceptual plans and project information.
Pay the $15 technology fee. Staff prescreens your submission.
If accepted, you'll be invoiced the $1,316 consultation fee and assigned a meeting slot.
Attend the meeting with your design team. Take detailed notes.

For a free starting point, the 20-minute Basic Consultation (no fee) covers foundational questions and is a good first step before deciding whether you need a full Pre-Development Meeting.

Setbacks & Development Standards

Quick reference for setbacks, height, lot coverage, and FAR by zoning district under Chapter 51A. For exact and binding rules — especially in Planned Development (PD) and overlay districts — schedule a Zoning Staff Consultation.

Setback is the minimum distance from your property line to your building. FAR (Floor Area Ratio) is total floor area divided by lot area. Lot coverage is building footprint as a percentage of lot area.

Planned Development (PD) districts have their own custom rules. If your property is in a PD, the PD ordinance controls — not the base district rules below. Look up your PD article at codelibrary.amlegal.com or call Current Planning at (214) 670-4209.

Look Up a District

Code	Category	Front	Side	Rear	Max Height	Coverage	FAR	Min Lot / Density	Primary Uses
A(A)	Single-Family Residential	50'	20'	50'	24'	10%	—	1 DU / 3 acres	Agricultural and single family
R-1ac(A)	Single-Family Residential	40'	10'	10'	36'	40%	—	1 DU / 1 acre	Single family
R-1/2ac(A)	Single-Family Residential	40'	10'	10'	36'	40%	—	1 DU / 0.5 acre	Single family
R-16(A)	Single-Family Residential	35'	10'	10'	30'	40%	—	Min lot 16,000 sqft	Single family
R-13(A)	Single-Family Residential	30'	8'	8'	30'	40%	—	Min lot 13,000 sqft	Single family
R-10(A)	Single-Family Residential	30'	6'	6'	30'	45%	—	Min lot 10,000 sqft	Single family
R-7.5(A)	Single-Family Residential	25'	5'	5'	30'	45%	—	Min lot 7,500 sqft	Single family
R-5(A)	Single-Family Residential	20'	5'	5'	30'	45%	—	Min lot 5,000 sqft	Single family
D(A)	Two-Family Residential	25'	5'	5'	36'	60%	—	Min lot 6,000 sqft	Duplex and single family
TH-1(A)	Townhouse	0'	0'	0'	36'	60%	—	6 DU/acre, min lot 2,000 sqft	Townhouse, single family
TH-2(A)	Townhouse	0'	0'	0'	36'	60%	—	9 DU/acre, min lot 2,000 sqft	Townhouse, single family
TH-3(A)	Townhouse	0'	0'	0'	36'	60%	—	12 DU/acre, min lot 2,000 sqft	Townhouse, single family
CH	Cluster	0'	0'	0'	36'	60%	—	18 DU/acre	Multifamily and single family
MH(A)	Mobile Home	20'	10'	10'	24'	20%	—	1 DU / 4,000 sqft	Manufactured homes
MF-1(A)	Multifamily	15'	15'	15'	36'	60%	—	Min lot 3,000 sqft; Studio 1,000 sf / 1BR 1,400 / 2BR 1,800 (+200 sf/BR)	Multifamily, duplex, single family
MF-2(A)	Multifamily	15'	15'	15'	36'	60%	—	Min lot 1,000 sqft; Studio 800 sf / 1BR 1,000 / 2BR 1,200 (+150 sf/BR)	Multifamily, duplex, single family
MF-3(A)	Multifamily	15'	10'	10'	90'	60%	—	Min lot 6,000 sqft; Studio 450 / 1BR 500 / 2BR 550 (+50 sf/BR)	Multifamily only
MF-4(A)	Multifamily	15'	10'	10'	240'	80%	—	Min lot 6,000 sqft; Studio 225 / 1BR 275 / 2BR 325 (+50 sf/BR)	Multifamily only
NO(A)	Office	15'	20' adj residential	20' adj residential	30'	50%	0.5	—	Office only. Special: Proximity Slope, Visual Intrusion
LO-1	Office	15'	20' adj residential	20' adj residential	70'	80%	1.0	—	Office, limited retail and personal service
LO-2	Office	15'	20' adj residential	20' adj residential	95'	80%	1.5	—	Office, limited retail and personal service
LO-3	Office	15'	20' adj residential	20' adj residential	115'	80%	1.75	—	Office, lodging, limited retail and personal service
MO-1	Office	15'	20' adj residential	20' adj residential	135'	80%	2.0	—	Office, lodging, limited retail and personal service
MO-2	Office	15'	20' adj residential	20' adj residential	160'	80%	3.0	—	Office, lodging, limited retail and personal service
GO(A)	Office	15'	20' adj residential	20' adj residential	270'	80%	4.0	—	Office, lodging, limited retail and personal service
NS(A)	Retail / Commercial	15'	20' adj residential	20' adj residential	30'	40%	0.5	—	Retail, personal service, office
CR	Retail / Commercial	15'	20' adj residential	20' adj residential	54'	60%	0.75 overall / 0.5 office	—	Retail, personal service, office
RR	Retail / Commercial	15'	20' adj residential	20' adj residential	70'	80%	1.5 overall / 0.5 office	—	Retail, personal service, office
CS	Retail / Commercial	15'	0' on minor; 20' adj res	20' adj residential	45'	80%	0.75 overall / 0.5 office-lodging-retail combined	—	Commercial and business service, supporting retail/personal service/office
LI	Industrial	15'	30' adj residential	30' adj residential	70'	80%	1.0 overall / 0.75 office-retail / 0.5 retail	—	Light industrial, wholesale, distribution
IR	Industrial	15'	30' adj residential	30' adj residential	200'	80%	2.0 overall	—	Industrial research, manufacturing, wholesale
IM	Industrial	15'	0' on minor; 30' adj res	30' adj residential	110'	80%	2.0 overall	—	Industrial, wholesale distribution/storage
CA-1(A)	Central Area / Downtown	0'	0'	0'	Any legal	100%	20.0	—	All uses except heaviest industrial
CA-2(A)	Central Area / Downtown	0'	0'	0'	Any legal	100%	20.0	—	All uses except heaviest industrial
MU-1	Mixed Use	15'	20' adj residential	20' adj residential	90' (120' with retail)	80%	0.8 base / 1.0 max + residential bonus	—	Office, retail, personal service, lodging, residential
MU-2	Mixed Use	15'	20' adj residential	20' adj residential	135' (180' with retail)	80%	1.6 base / 2.0 max + residential bonus	—	Office, retail, personal service, lodging, residential
MU-3	Mixed Use	15'	20' adj residential	20' adj residential	270'	80%	3.2 base / 4.0 max + residential bonus	—	Office, retail, personal service, lodging, residential
UC-1	Urban Corridor	—	—	—	—	—	—	Min 2 land uses required; one must be residential above street level	Office, multifamily, retail, personal service
UC-2	Urban Corridor	—	—	—	—	—	—	Min 2 land uses required; one must be residential above street level	Office, multifamily, retail, personal service
UC-3	Urban Corridor	—	—	—	—	—	—	Min 2 land uses required; one must be residential above street level	Office, multifamily, retail, personal service
MC-1	Multiple Commercial	—	—	—	—	—	—	Various tiers	Office, lodging, retail, personal service
MC-2	Multiple Commercial	—	—	—	—	—	—	Various tiers	Office, lodging, retail, personal service
MC-3	Multiple Commercial	—	—	—	—	—	—	Various tiers	Office, lodging, retail, personal service
MC-4	Multiple Commercial	—	—	—	—	—	—	Various tiers	Office, lodging, retail, personal service
P(A)	Parking	—	—	—	—	—	—	—	Only surface parking allowed (no building uses)

Additional Setback Concepts

Residential Proximity Slope (RPS)

For every foot of building height over 26', the structure must be 3 feet farther from any single-family, duplex, or townhouse district line. Designed to prevent tall buildings from looming over single-family neighborhoods.

Tower Spacing

For structures over 45 feet, additional 1-foot side/rear setback for every 2 feet of height above 45 feet. Maximum additional setback: 30 feet total.

U-Form Setback

Required upper-floor setback that creates a "U" shape when viewed from the street, used in certain residential and mixed-use districts. Applies to MF-3(A) and others.

Visibility Triangle

No structure, berm, plant, or item more than 2.5 feet in height (measured from the top of the adjacent street curb) may be placed in the visibility triangle at intersections (§51A-4.602(b)). Triangle = the area connecting the intersection of street curb lines and points 30 feet away on each curb line (§51A-4.602). Near driveways/alleys: 20 feet from intersection of driveway edge and street curb.

Fence Heights (§51A-4.602)

Maximum fence height in any required yard: 9 feet above grade.
Residential front yard: max 4 feet above grade in single-family, duplex, and townhouse residential districts. Separately, fence panels less than 50% open must be set back at least 5 feet from the front lot line (§51A-4.602(a)(3)).
Residential side and rear yard: Maximum fence height is 9 feet above grade (§51A-4.602). No permit is required for fences 6 feet or under in non-front yards; a permit is required for fences over 6 feet.
Pool barrier fence: Always requires a permit, regardless of height.
Multifamily front yard: Up to 6 feet allowed if conditions met (no SF/duplex on blockface, no vehicle gate within 20 feet of curb, solid panels set back 5 feet, evergreen landscaping to 30% coverage in 3 years).
Fences over 9 feet: Require Board of Adjustment approval AND a building permit sealed by a licensed professional engineer.
Prohibited materials: Sheet metal, corrugated metal, fiberglass panels, plywood, plastics under 7/8 inch thickness. Barbed wire and razor ribbon prohibited in residential districts (except Agricultural A(A)).

For exact rules on commercial setbacks, FAR, height bonuses, MIHDB, and overlay districts, schedule a Zoning Staff Consultation (free, by appointment) or an Enhanced Zoning Consultation ($100, up to 1 hour) at Dallas City Hall, Room 5BN. See Consultation Options →

Texas Accessibility Standards (TAS)

Required for commercial, public, and state-funded projects with construction cost of $50,000 or more. This is a Texas state law — not a City of Dallas requirement.

The City will hold your permit until you provide your TABS registration number. If you wait until permit submittal to think about TAS, your project will be delayed. Hire your Registered Accessibility Specialist (RAS) during design.

The $50,000 Threshold

If your commercial, public, or state-funded project has a construction cost of $50,000 or more, you must:

Hire a Registered Accessibility Specialist (RAS) early — during schematic or design development, before construction documents are finalized.
Register the project in TABS (Texas Accessibility Building System) at tdlr.texas.gov/TABS and pay the state filing fee.
Submit construction documents to your RAS or TDLR within 20 days of the project being issued for construction. This is a legal requirement, not a best practice.
Provide the TABS number to the City with your permit application.

If your project is under $50,000, you do not need to register with the state or hire a RAS — but the physical space still must legally comply with TAS guidelines.

Find a Registered Accessibility Specialist

Use the TDLR search tool: tdlr.texas.gov/ab/abtas.htm

Why Early Matters

Catching an accessibility issue (door clearance, ramp slopes, restroom layouts) after permitting and construction begin means expensive retrofits and project delays. Bringing the RAS in during design prevents this.

More Information

TAS applies to commercial occupancies — not single-family or duplex residential. Multi-family projects above a certain size may also trigger TAS. When in doubt, consult a RAS.

Do I Need a Zoning Change?

If your project is not allowed by right in your current zoning, you have four possible paths. Each has different requirements, timelines, and costs.

Variance (BOA)

What it is: A small exception to a specific rule (like a setback) for hardship reasons.

Typical: ~60 days avg (2 months) per Development Guide

$600 single-family · $900 + $25/acre multifamily/nonresidential · $10 per notification sign

Heard by Board of Adjustment

Cannot change use of the property

Specific Use Permit (SUP)

What it is: Allows a specific use that requires extra review (like a bar in a commercial district).

⏱ Typical: 3–6 months

💲 New SUP $1,170 · Amendment/Renewal $825 · Skybridge SUP $10,000 · Gas Drilling SUP $2,000

🏛 City Plan Commission → City Council

✓ Can attach conditions to approval

Planned Development (PD)

What it is: Creates custom zoning rules for a specific tract — used for larger or unique projects.

⏱ Typical: 6 months to 1 year

💲 New PD $5,820 (0–5 acres) · PD Amendment $2,610 · Plus per-acre and per-regulation-type fees

🏛 City Plan Commission → City Council

✓ Most flexible option

Full Zoning Change

Changes the entire base zoning of a property. Most involved process — typically 3–6 months (per Development Guide, with community support and no delays). CPC → City Council. Fee tiers: $1,050 (0–1 acre), $2,610 (1–5 acres), $5,820 (5–15 acres), $9,315 (15–25 acres), $9,315 + $113/acre over 25 acres (max $37,500). Plus notification costs.

Start with a Current Planner Consultation (appointment-based) to determine which path is right for your project. They can clarify costs, timeline, and likelihood of approval before you spend money on a formal application.

All zoning case timelines depend on case complexity, community input, and Commission/Council schedules. The estimates here are typical, not guaranteed.

Zoning District Plain-Language Guide

What each common zoning district allows, prohibits, and requires — without reading the code.

Find your district at developmentmap.dallascityhall.com or call (214) 670-4209. The district code is usually on your property tax record too.

Residential Districts

R-5(A), R-7.5(A), R-10(A), R-16(A)

What: Single-family detached homes only. The number is the minimum lot size in thousands of square feet.

Common uses: Single-family home, accessory structures, home occupation.

Not allowed: Duplex, apartments, most commercial uses.

D, D(A), TH, CH

What: Duplex, townhome, and cluster housing districts. Higher density than single-family.

Common uses: Duplex, townhome, single-family, accessory structures.

MF-1, MF-2, MF-3, MF-4

What: Multi-family (apartment) districts. Higher number = higher allowed density.

Common uses: Apartments, condominiums, townhomes.

A(A) Agricultural

What: Agricultural use district. Largest lot sizes.

Common uses: Single-family home, farming, ranching, animal husbandry.

Commercial & Mixed-Use Districts

NS(A) — Neighborhood Service

What: Small-scale commercial in or near residential neighborhoods.

Common uses: Convenience store, dry cleaner, small office, restaurant (limits apply).

CR — Community Retail

What: Medium commercial centers serving multiple neighborhoods.

Common uses: Retail, restaurant, office, services. Some uses need SUP.

CC — Community Commercial

What: Broader commercial uses than CR. Note: CC is a Chapter 51 (older code) designation — not a Chapter 51A district. Properties still zoned CC are governed by Chapter 51 rules.

Common uses: Most retail, restaurants, services, offices. Auto-related uses limited.

CS — Commercial Service

What: Service-oriented commercial uses — auto repair, contractors, equipment dealers, trade services. More intensive than CR or NS(A). Allows some outside storage with screening. Max height 45 feet.

Common uses: Auto repair, building trade services, equipment sales and rental, commercial cleaning, catering, printing.

RR — Regional Retail

What: Large-scale shopping centers and big-box retail.

Common uses: Department stores, big-box retail, regional shopping centers.

MU-1, MU-2, MU-3 — Mixed Use

What: Mixed residential and commercial in one district. Higher number = more density and more allowed uses.

Common uses: Apartments above retail, office, restaurants, services.

NO(A), LO-1/2/3, MO-1/2, GO(A) — Office

What: Office districts scaled by intensity. NO(A) is the most restrictive (low-rise, office only). LO-1/2/3 and MO-1/2 allow progressively more height and mixed uses. GO(A) is the most intensive general office district (up to 270 ft). All allow office as the primary use; higher tiers permit lodging and limited retail.

Common uses: Office buildings, medical office, professional services, lodging (in higher tiers).

Industrial Districts

LI — Light Industrial

What: The least intensive industrial district. Light manufacturing, wholesale distribution, warehousing. Supports some office and retail. Max height 70 feet.

IR — Industrial Research

What: Industrial research, manufacturing, and wholesale distribution. Allows tall structures (up to 200 feet). More intensive than LI.

IM — Industrial Manufacturing

What: Heavier general manufacturing and industrial uses. Max height 110 feet. Most intensive of the three 51A industrial districts.

I-1, I-2, I-3 — Industrial (Chapter 51)

What: Older industrial designations under Chapter 51 of the Dallas City Code (not Chapter 51A). Properties still zoned I-1, I-2, or I-3 are governed by Chapter 51 — not by the 51A standards shown in this guide. Contact Current Planning at (214) 670-4209 for rules specific to your district.

Other Common Districts

PD — Planned Development

What: A custom-designed district with its own rules. Always check the PD ordinance for the specific PD number on your property.

Form-Based Districts (FB)

What: Regulate building form (shape, frontage) rather than use. Common in Downtown and urban corridors.

Historic Overlay (HD)

What: An overlay on top of base zoning. Adds Certificate of Appropriateness requirement.

Conservation Overlay (CD)

What: An overlay protecting neighborhood character. Adds Work Certificate requirement.

This guide is a simplified summary. Always confirm your specific use is allowed by checking the Dallas Development Code §51A or scheduling a Zoning Consultation. Many properties are in Planned Development (PD) districts with custom rules.

Can I Build This Here?

Zoning controls what you can do on a property. This guide helps you understand the basics. For a binding answer, schedule a Zoning Consultation.

Find your zoning district first. Three ways to look it up: (1) developmentmap.dallascityhall.com — the City's Interactive Development Code Map; (2) MapMyNeighborhood — search by address for zoning, boundaries, and council district; (3) Call (214) 670-4209. Your zoning controls what you can build, how tall, and how close to the property line.

What Do You Want To Do?

Build a new single-family home

Allowed by right in most residential districts (R, R-1/2-AC, R-5(A), R-7.5(A), R-10, R-16, R-3/4-AC). You will still need to meet setback, height, and lot coverage rules.

Add a second dwelling unit (ADU)

ADUs are allowed in certain districts under specific parameters, such as an authorized neighborhood overlay or via a Board of Adjustment special exception. Check the Dallas Development Code §51A-4.217(a) before designing.

Open a restaurant or retail

Most commercial districts (CR, CC, RR, MU, NS) allow these by right. Some uses require a Specific Use Permit (SUP). Check before signing a lease.

Operate a business from your home

Home Occupations are allowed in residential districts with strict statutory limits (Dallas Development Code §51A-4.217): no more than 1 non-resident employee (maximum 4 hours per week on-site), no more than 3 business visitors on-site at any one time. No on-premise product sales, outdoor/garage operations, or commercial signs.

Build something taller than usual

Height limits depend on your district. If you need to exceed the limit, you may need a variance from the Board of Adjustment.

Convert an existing building to a different use

Use change requires verifying the new use is allowed in your zoning. You may need a Certificate of Occupancy for Change of Use.

Special District Flags

Historic Overlay District: Extra approval required — Certificate of Appropriateness from the Landmark Commission. Allow extra time.

Conservation District: Extra approval required — Conservation District Work Certificate. Allow extra time.

Escarpment Zone (Southwest Dallas / Oak Cliff): Additional geotechnical requirements before a building permit can be issued. Contact Engineering at (214) 948-4480 BEFORE applying.

Floodplain: Properties in flood-prone areas have elevation requirements and may need a Floodplain Development Permit. Check FEMA flood maps.

Planned Development (PD) District: Many properties are in PDs with custom rules that override standard zoning. Always check the PD ordinance for your specific tract.

Free 20-minute Basic Zoning Consultation available at Dallas City Hall, 1500 Marilla St., Room 5BN, (214) 670-4209. Virtual or in-person options available — the best starting point for any project. See Consultation Options →

The 5 Steps of Every DallasNow Application

After you agree to the General Disclaimers and select a permit type, every DallasNow application follows the same five steps. The order may differ slightly by record type — but these five always appear.

Step order differs by permit type. For residential applications (Residential Alteration, Residential New Construction, Residential Accessory), Step 1 is Application Information and Step 2 is Contact Information. For commercial applications (Commercial New Construction, Commercial Alteration, Commercial Accessory, and others), Step 1 is Contact Information and Step 2 is Application Information. All other steps are the same.

Step 1 — Application Information (Residential) / Contact Information (Commercial)

Residential: This is where you describe the project — address, parcel, project type, scope, valuation, square footage, and trade information. Commercial: This is where you add the Applicant, Property Owner, and any additional contacts or contractors.

Be accurate and detailed. Staff use this information for review. Inaccurate or vague descriptions cause delays. The Description of Work must be a real description — not "see attached plans."

Step 2 — Contact Information (Residential) / Application Information (Commercial)

This is where you list the people involved in the project: Applicant, Property Owner, and (for some records) Authorized Agent, Design Professional, or Contractor. Each contact has a role with specific access in DallasNow.

Applicant: The person submitting and responsible for the application. Gets ALL City emails and sees the Plan Review tab.
Property Owner: Required on most records. Use accurate, current ownership info.
Authorized Agent: Someone authorized to act on behalf of the Applicant or Owner.
Design Professional: The architect or engineer who sealed the plans (if required).

Step 3 — Support Documentation

Upload any documents required for your permit type (plans, site plan, energy compliance, etc.). This step may be skipped if no documents are required for your specific permit type. After submission, you can also add more documents from the Attachments tab.

Step 4 — Review

Go through all the information you entered. If anything is wrong, click Edit on that section and fix it. Look closely — once you submit, changing some information requires a Provide Update request with a $30 fee.

Step 5 — Pay Fees

Pay with Credit Card or Bank Account (e-check). The DallasNow checkout flow: click Check Out → Checkout → select Payment option (Credit Card or Bank Account) → Submit Payment → enter payment info → Pay → print receipt.

Residential permits: Fees are paid at Step 5 as part of the application wizard — before you click the final submit button. Additional fees (permit fee, plan review fee) may be assessed by staff after submission. Commercial permits: As of October 2025, most commercial permit fees are collected at the end of the pre-screen phase (early collection), which reduces overall payment touchpoints and speeds up issuance. Trade permits linked to a primary record: No technology fee or permit fee is charged for trade records connected to an active primary permit — this is why correctly entering the related primary record number is critical. Standalone trade permits always include both a permit fee and a $15 technology fee.

If you save and resume later, your application will appear in My Records → Work in Progress. Important: saved records are only available for 10 days — after that, you must start over.

Save and Resume Later is available at the bottom of most application steps. Use it generously. If you close your browser without saving, your progress is lost. Note: saved partial applications are only available for 10 days.

How-To Library: Applying

Step-by-step guides for common tasks during the application stage.

How to submit an application

Log in to DallasNow.
Click the module for your project: Building, Planning, Contractor Registration, or Public Works.
Click Create an Application.
Read the General Disclaimers, check the acceptance box, and click Continue Application.
Select your record type (use the Application & Record Type Finder in this guide if unsure). Click Continue Application.
Complete each step — Application Information, Contact Information, Supporting Documents, Review & Submit, Pay Fees. The order of steps 1 and 2 differs by permit type: residential applications show Application Information first; commercial applications show Contact Information first.
Review everything on the summary page before submitting. Once submitted, changes require a Provide Update request.
Click Continue Application to submit. You will receive a record number immediately.

How to save and resume an application later

While filling out an application, click Save and Resume Later (bottom left of any application page).
Your application saves as a draft with a temporary record number.
To return: log in, click My Records, then filter by Work in Progress.
Click Resume Application next to your draft.

Do not use the browser back button — it will not save your progress. Always use Save and Resume Later.

How to pay fees on a new application

Fees appear on Step 5: Pay Fees during the application.
Review the itemized fee list. The $15 technology fee applies to all electronic submissions.
Click Pay Fees and select a payment method (credit card or eCheck).
Submit payment. You will receive a payment confirmation and your record number.

For commercial permits, fees are collected at the end of the pre-screen phase. For trade records linked to an active primary permit, no fee is charged at Step 5.

How to add a Contractor during application

On the Contact Information step of the application, scroll to the Contractor section.
Click Add next to Primary Contractor.
Search by the contractor's name or license number. The contractor must already be registered with the City of Dallas in DallasNow.
Select the correct contractor from the results and confirm their registration is Active.
Click Select to attach them to the application.

If the contractor is not found, they need to register with the City before you can add them. See: Do I Need to Register as a Contractor? →

How to add a Contact to your application (before or after submission)

Before submitting: On the Contact Information step, click Add in the Contacts section. Enter the contact's information and select their Contact Type (Owner, Authorized Agent, Design Professional, etc.). This is free during the application.

After submitting: Use Provide Update → Change of Contact Information. Select Add, Remove, or Replace, enter the new contact's details, and pay the $30 Record Change Fee. City staff will review and approve.

How-To Library: After Submitting

Step-by-step guides for tasks that come up after your application has been submitted.

How to check your application status

Log in to DallasNow and click My Records.
Find your record and check the Record Status column — this is the overall permit status.
Click the record number to open it. Inside the record, the Record Details tab shows the Processing Status for each active task.
The Plan Review tab (visible only to the Applicant) shows the In Progress Status for each reviewer when your record is in plan review.

Not sure what a status means? See: Status Decoder →

How to respond to plan review comments

The Plan Review tab is only visible to the Applicant — not to Contacts or Delegates. If you are not the Applicant, ask the Applicant to share the reviewer comments with you.

When your record status changes to Revisions Required, log in and open the record.
Click the Plan Review tab.
Read each reviewer's comments carefully. Download any marked-up plans.
Make all required corrections to your plans and documents.
Upload the corrected files using the Attachments tab — clearly label revised files (e.g., "REVISED-ArchitecturalPlans-v2").
Return to the Plan Review tab and click Resubmit to notify reviewers that corrections are ready.

How to upload documents to an existing record

See: Where Do I Upload My Documents? →

How to pay fees on an existing record

Open the record.
Click the Payments tab.
Review the fees listed as outstanding.
Click Pay Fees and complete payment by credit card or eCheck.
Save your receipt — it confirms the payment date and amount.

If you believe a fee is incorrect, call (214) 948-4480 before paying.

How to request a Change of Scope (Addendum)

Change of Scope can ONLY be requested when your record is in the In Inspections phase. If you need scope changes earlier, those are typically handled through plan review revisions or a new application.

Open the record (must be in Inspections phase).
Click Provide Update.
Select Change of Scope Addendum.
Describe the change clearly and upload any updated plans.
Submit and pay the fee. Staff will review.
When approved, status will show Closed — Approved for the addendum (the original record continues normally).

How to apply for a Temporary Certificate of Occupancy (TCO)

TCO content lives with the rest of the Certificate of Occupancy material in Topic 6. See: Temporary Certificate of Occupancy (TCO) →

In short: TCO is applied for through Provide Update during the In Inspections phase. $500 TCO fee, 30-day duration, $250 per 30-day extension. Full details, when-to-use guidance, and what-not-to-do warnings are in the dedicated TCO section.

How to request an Extension

Permits and applications can be extended through the Extension Request button — accessible from the Action column on the My Records page, or by scrolling to the bottom of the Record Info page (Extensions are NOT done through Provide Update). The Extension Request option becomes available once the record status changes to About to Expire or Permit About to Expire. The $200 fee applies to issued permits only (no fee to extend an application still in review). Permit extensions add 120 days; application extensions add 45 days (pre-screen) or 180 days (review). Approval depends on the reviewer.

How to add a Sub-Contractor after the application was submitted

After submission, sub-contractors are added through Provide Update. It is the same process as changing the primary contractor — you just pick the right option. A $30 Record Change Fee applies.

Sign in to DallasNow → My Records → click the Record Number.
Scroll to the bottom and click Provide Update.
Select Add or Change Licensed Professional, then Continue Application.
In the Type of Change dropdown, choose Add (or Remove / Replace).
Briefly describe the change in the description box.
Verify Primary Contractor info, then add the sub-contractor by license number or business name. The sub-contractor will get an email letting them know they have been added.
Review, submit, and pay the $30 Record Change Fee.

Fee-free alternative: If the sub-contractor (for example, a master plumber) instead pulls their own trade record and correctly links it to the primary record (marking YES on Related Record and entering the primary record number exactly), there is no $30 fee. The general contractor should be added as an Authorized Agent on that trade record so they can see inspections. See: Trade Permit Guide →

Plan Review Types

Dallas offers several plan review paths. Knowing which one applies to your project helps you set realistic expectations.

Review Type	What It Is	Who Qualifies	Cost	Timeline
Standard Review	Default review path for most permits.	All projects by default	No extra charge	Varies by project type — generally days to weeks
RSVP Review	Rapid Single-Family VIP Program — appointment-based expedited review.	Residential, NEW single-family homes (including duplexes); max 3 stories, no basements; not in Historic/Floodplain/Conservation/Complex PD/Shared Access overlays; must be platted	$200/hour with 2-hour minimum	Same-day initial review goal; up to 7 calendar days for revisions/addendums
Q-Team	Commercial Expedited Plan Review — multiple reviewers focus on your project together.	Commercial, must prequalify	$1,000/hour with 1-hour minimum, in addition to base fees (Engineering Q-Team base fees: $1,848 for Drainage/Paving + $1,848 for Water/Wastewater Engineering, plus $1,000/hour review)	Significantly faster than Standard; review usually within 12 working days of submittal
FASST	Fire Alarm and Sprinkler Same-Day Team review.	Fire alarm, fire sprinkler, fire suppression — by appointment, fire-protection systems only	$500 non-refundable minimum plan review fee (paid with application) + $200/hour with 1-hour minimum for consultations	Same day with scheduled appointment
MCR	Minor Commercial Expedited Review — fee-based expedited service implemented Aug 20, 2025.	Commercial interior finish-outs, renovations, expansions within existing footprint; one application per appointment; New Construction and Additions with coordination	$500 non-refundable minimum + $200/hour per specialty	24-hour goal for qualifying commercial projects
After-Hours Review	Reviewers work on your plans after normal business hours.	Available based on staff availability	$250/hour per trade with $500 minimum (Q-Team projects don't qualify)	Faster than Standard if staff is available
Third-Party Review	Available under Texas HB 14 if the City misses the 60-day plan review shot clock.	Any project where the City exceeded its shot clock	You pay the third-party	Depends on third-party

How to Request an Expedited Review

Q-Team and After-Hours reviews require prequalification. Contact the relevant Engineering or Building Code Review team at 320 E. Jefferson Blvd to discuss your project before you request expedited review. RSVP and FASST have their own walk-in or appointment processes.

Realistic Timeline Expectations

Solar / PV without storage — typically 24 hours after plan review fee is paid (per official City FAQ)
Residential simple permits — typically 1–3 business days
Residential New Construction — typically 2–4 weeks for first review
Commercial Alteration / Finish-Out — typically 3–6 weeks for first review
Commercial New Construction — typically 4–8 weeks for first review

These are general expectations, not guarantees. Plan-review timelines depend on submittal quality, project complexity, and reviewer workload. Resubmittals are generally faster than first reviews.

What Causes Delays

Incomplete or unclear plans
Missing required documents (TAS / TABS number, energy compliance, fire protection plans)
Vague Description of Work ("see attached plans" is not a description)
Plans not sealed by required design professionals
Coordination with DWU, Transportation, or Fire that wasn't started early
Customer delays in responding to revision comments

The fastest way to a permit is a thorough first submittal. A submittal with clear plans and all required documents often gets through review in one pass. A weak first submittal can lead to multiple rounds of corrections and weeks of added time.

What If Something Goes Wrong?

Real-world scenarios and what to do about them. Plain-language, action-oriented.

❌ My permit was denied

Read the denial reason in the record. Call (214) 948-4480 and ask to speak with the reviewing department. Common reasons: zoning use not allowed, code requirements not met, incomplete plans. Options: redesign and reapply, file a Variance with the BOA (if zoning), or appeal a code determination.

📝 I received correction comments — what do I do?

Comments are the City asking for fixes — not a denial. Open the record → click Plan Review tab → read each task → fix the plans → resubmit through that tab. Status will return to In Review. Don't email comments to the reviewer; resubmit through the tab.

⏱ My application has not moved in a while

First, check the status to confirm what stage you are in. Most stages have realistic timelines (see Plan Review Types). If your record exceeds the typical timeline by a wide margin, call (214) 948-4480 and reference your record number. Texas state law (HB 14) sets a 60-day shot clock for plan review; if exceeded you may be entitled to third-party review.

🔄 I need to make a change after submitting

If you are still in plan review, work through your reviewer. If your record is in inspections, use Provide Update → Change of Scope Addendum. Some changes require a new application. When in doubt, call (214) 948-4480 before starting work.

🛠 I did work without a permit

Stop the work immediately. Call (214) 948-4480 and explain the situation honestly. You can usually apply for the permit after the fact, but the City may charge an investigation fee, double permit fees, or require selective demolition to verify the work meets code. Concealing the work makes it worse if discovered later.

🚫 I received a red tag or stop-work order

Stop work immediately. Do not remove the red tag. Call the inspector listed on the red tag. Fix the noted issue, request a reinspection, and get the all-clear before resuming. Working through a red tag can lead to fines, double permit fees, and code enforcement action.

🔍 An inspector failed my inspection

Read the inspection notes in the Inspections tab. Fix the issues. Reschedule the inspection. A $75 reinspection fee per trade applies. Don't argue with the inspector at the site — if you believe a failure is wrong, ask to speak with their supervisor through the office.

📅 My permit is about to expire

Permits expire after 2 years from issuance, or after 120 days of no inspection activity — whichever comes first. To extend: open the record → click Extension Request (from My Records Action column, or at the bottom of the Record Info page — not via Provide Update) → pay $200 for issued permits (no fee for applications). Do this BEFORE the permit expires. After expiration, you may have to reapply from scratch.

💰 I think my fees are wrong

Fees are calculated automatically from the project type, size, and valuation you entered. If you believe a fee was assessed incorrectly, call (214) 948-4480 and reference the record number. Staff can review the calculation.

💰 I need to pay a fee on an existing record

Open the record → click the Payments dropdown → select fees → click Pay Fees. DallasNow accepts Credit Card or Bank Account (e-check).

🔁 I need to change a contact, contractor, or other recorded information

After submission, changes are made through Provide Update — same flow whether you are changing a contact, a contractor, or the scope. Pick the matching option in the amendment menu (Change of Contact Information, Add/Change Licensed Professional, or Change of Scope). A $30 Record Change Fee applies. See: How-To Library: After Submitting →

Where Do I Upload My Documents?

Different stages of your project use different tabs. Pick the scenario that matches your situation.

📤 I just submitted my application and want to add a document I forgot

Log in to DallasNow.
Go to Home → My Records.
Open the record.
Click the Record Info dropdown.
Select Attachments.
Click Add and upload the document.

📝 I have plan review comments and need to respond

Status will be: Revisions Required. Only the Applicant can do this.

Log in and open the record.
Click the Plan Review tab.
Read the To-Do Tasks — each task is from a specific reviewer with specific comments.
Make corrections to your plans.
For each task, click Resubmit and upload the corrected file(s).
Mark each task as complete.
Refresh the record. Status will update from Revisions Required to In Review.

🔍 I am being inspected and the inspector asked for documents

Open the permit record.
Click Record Info → Attachments.
Upload the requested document(s).
Email the inspector with the record number so they know to look.

📄 I have an existing permit and need to add a new document later

Open the permit record.
Click Record Info → Attachments.
Click Add and upload.

If you need to change information that was already entered (contractor, contact, scope), use Provide Update — see the After Submitting Library.

Verify a Contractor

Before you sign anything, verify that your contractor is registered with the City. Working with an unregistered contractor can put your project, your money, and your home at risk.

If a contractor pulls a permit and is not registered for that trade, the permit can be voided. You could end up paying for work that has to be redone — or pay double when a registered contractor has to come in and start over.

How to Verify Registration Status

Go to DallasNow — no account needed for this lookup.
Click Contractor Registration in the top navigation.
Click Search Applications.
Search by contractor business name or registration number.
Check status — should be Active. Note the expiration date.
Confirm the registration is for the trade you need (general, electrical, plumbing, mechanical, lawn sprinkler, sign electrician, etc.).

Questions to Ask Before Hiring

What is your DallasNow contractor registration number?
What trades are you registered for? (electrical / plumbing / mechanical / general / lawn sprinkler / sign electrician)
When does your registration expire?
Will you pull the permit yourself, or am I expected to?
Will you schedule and meet inspectors at the site?
Are you insured? (Ask for a current Certificate of Insurance.)
Can you provide references from recent Dallas projects?

Red Flags

Asks for cash up front, large down payments, or full payment before work starts
Refuses to pull a permit ("we don't need one")
No physical business address — only a phone number
No active registration in DallasNow — or the registration is for a different trade than the work
Tries to use your name on the permit ("just use the Homeowner's Exemption")
Pressure tactics — "this discount expires today"

If you have a complaint about a contractor, contact Dallas 311 to report code violations, and consider filing with the Texas Department of Licensing and Regulation for trade-licensed contractors.

Before You Sign — Hiring Checklist

✓ Contractor verified as Active in DallasNow for the correct trade
✓ Signed contract or written scope agreement in hand
✓ Contractor's Certificate of Insurance is current and names you or the property
✓ Clear agreement on who pulls the permit — the contractor should pull it; a permit in your name as homeowner shifts liability to you

Before You Open Your Doors

The CO confirms your building is safe and approved for its intended use. It does NOT mean you're cleared to operate. Here's what else may be needed before opening — and what happens during versus after the CO process.

Every business is different. This list covers the most common items. Some apply before CO is issued; others are state-level licenses or ongoing operating permits handled separately. Use the Pre-Development Meeting if your business is complex.

Required Before or At CO Issuance

All building, trade, and specialty inspections pass — before CO can be issued
Health inspection (food service businesses) — the City conducts this as part of the CO process; the health permit may need to be in hand before final CO is granted
Alcohol Measurement Certification (businesses serving alcohol) — required with the CO application; processed before CO is issued
Land Use Questionnaire — required with most CO applications
Specialty attachments for the business type — ambulatory health care, custodial care, personal services, child care, assembly occupancy, etc.
Fire-Rescue final inspection — separate from Building Final; must pass before CO
TAS / RAS final inspection (commercial $50,000 or more) — must pass before CO

State-Level Approvals (Often Required Before Opening)

Texas Alcoholic Beverage Commission (TABC) license — state license, separate from City CO. Apply at tabc.texas.gov. Can be applied for in parallel with the CO. Most businesses need both before legal opening.
Texas Comptroller Sales Tax Permit — required to legally collect sales tax
Texas Secretary of State business registration (for LLCs, corporations, etc.)
Trade-specific state licenses — cosmetology, child care, ambulatory health care, food service handler training, etc.

Other City of Dallas Items (May Be Separate Permits)

Sign permits — your CO does NOT cover signage. Signs need their own permits and inspections. Apply for a Sign Permit through DallasNow.
Food establishment permit (ongoing) — separate from the initial CO health inspection. Required to continue operating a food business.
Special event permits — outdoor events, alcohol service in public, etc.
Sidewalk café / outdoor seating permits — if your business will have outdoor seating in the right-of-way

Framing for the Customer

The CO confirms the building is safe and approved for use. Depending on your business, you may still need state licenses, ongoing health permits, business registration, sales tax permits, and other items before you can legally open and operate. Plan these steps in parallel with your CO, not after.

For complex businesses (food + alcohol + outdoor seating, or healthcare facilities), book a Pre-Development Meeting or Public Health Consultation early. Identifying every required permit and license up front saves weeks of surprises later.

CO Document Checklist

Documents required for Certificate of Occupancy applications, organized by CO type and business type.

For All CO Applications

Land Use Questionnaire
DBA (Doing Business As) registration
Business contact information
Property owner contact information
Existing CO record number (if applicable)
Site address verification

For New Construction CO (Additional)

Original Building Permit record number
All trade finals passed (electrical, plumbing, mechanical)
Building final passed
Fire final passed (separate from Building, through DFR)
TAS/RAS final inspection (if $50,000 or more)
Green/Energy Code compliance certificate (commercial new construction)

For Change of Use CO (Additional)

Description of new use, occupancy classification, and operations
Any construction permits required for build-out (electrical, plumbing, mechanical, building) and their final inspections
Updated floor plan if layout changes
Accessibility verification (TAS if $50,000 or more construction value)

For Food Service / Restaurants

Food service / health attachment
Health Department inspection (conducted as part of CO process)
Food establishment permit (separate from CO — may be required for operations)
Grease interceptor permit (if applicable, through DWU)
Hood, ventilation, and fire suppression system permits and finals

For Businesses Serving Alcohol

Alcohol Measurement Certification (required at CO application)
TABC license is a SEPARATE state-level approval — apply directly with Texas Alcoholic Beverage Commission
Many businesses need both the City CO and TABC license before opening

For Personal Service Businesses (Salons, Barbershops, Nail Salons, etc.)

Personal services attachment
Texas state license documentation for the operator

For Ambulatory Health Care, Custodial Care, Child Care

Specialized occupancy attachment
State licensing documentation for the operator
Enhanced accessibility and life-safety requirements

For Assembly Occupancies (Bars, Theaters, Event Venues)

Occupant load calculation
Fire alarm and sprinkler inspections (passed through DFR)
Egress lighting and signage verification

Special-use attachments are downloaded from the Forms Library: P&D Forms. Have these gathered before you apply.

Certificate of Occupancy (CO) Pathway

A CO confirms that a building or space is approved for its intended use. Different situations need different CO types.

Which CO Type Do You Need?

🏗 New Construction CO

A new building. Issued at the end of the construction permit process after all inspections pass.

🔄 Change of Use CO

The building was used for one purpose, now it will be used for a different purpose. (Retail → restaurant, office → medical office, etc.)

📋 Same Use / New Tenant CO

Same kind of use, but a new tenant or operator (and no significant changes to the space).

⏱ Temporary CO (TCO)

You need to occupy the space before all final inspections are complete. $500 fee. Applied through Provide Update during the In Inspections phase only.

📝 DBA Change CO

Same business, same use — just a name change. Less involved than a full new CO.

🏢 Occupancy Update CO

Update to occupancy count, square footage, or other minor changes that don't involve a use change or construction.

Certificate of Occupancy Fee Schedule

The complete CO fee schedule below. Most CO fees are paid at application; the validation inspection fee (for renewals/verifications) applies separately when an inspection is needed.

Fee schedule note: Ordinance 33080 (effective July 1, 2025) restructured Chapter 52 Section 303.5.9.6 — the separate fee subparagraph for Duplicate, Temporary, and Partial Certificate of Occupancy was amended to "Reserved." Values shown for those categories below reflect prior fee amounts; current fees should be verified in DallasNow at application time, as the system displays the live fee due before payment.

CO Type	Fee
General Certificate of Occupancy	$375
Partial Certificate of Occupancy	$104
Duplicate Certificate of Occupancy	$30
Temporary CO (TCO)	$500
TCO — 30-day Extension	$250
Residential TCO (One-and-Two Family Dwellings)	$250
Residential TCO Extension	$125
Residential Early Move-in Penalty	$500
CO — Dance Hall Application (review fee)	$1,000
CO — Sexually Oriented Business Application	$1,000
CO Validation Inspection	$113

Common Path: New Tenant Opening a Business

Confirm the use is allowed in the zoning district. (If not, you need an SUP or PD — see Zoning Change.)
Check whether the space already has a current CO. If yes, see if Same Use applies. If no or use is different, apply for Change of Use CO.
Apply for the CO in DallasNow: Building → Other Building Permits → Certificate of Occupancy.
Complete the Land Use Questionnaire and provide business documents (DBA, EIN, ownership).
Provide special-use attachments based on business type (food service, alcohol, ambulatory health care, child care, personal services).
Any required construction (build-out, signage, accessibility) must be permitted and inspected before CO is issued.
Schedule the CO inspection. Pass.
CO is issued. Receive the certificate.

Common Path: New Construction CO

CO is the final step at the end of a construction project. All trade finals, building final, fire final, health (if applicable), and TAS/RAS final (if $50,000 or more) must pass first. CO is issued when the building is complete and approved for its intended use.

You cannot legally occupy or operate without a valid CO. Operating without one can result in code enforcement action and fines. If you need to be in the space early, apply for a TCO.

Inspection Code Directory

Common 3-digit inspection codes by trade. Inspections happen in sequence — roughs first, finals last.

Codes shown here are from the City inspection codes directory and may vary slightly by record type. Your record's Inspections tab is the authoritative list. If you're not sure which inspection to schedule, call your District Inspection Office or the 24/7 Automated System at (214) 670-5313.

Sequence rule: Within every trade, work starts with rough or underground inspections, moves through intermediate stages (top-out, service), and ends with the Final inspection. Finals are always the LAST inspection in their trade; you cannot schedule a final until the rough has passed. The CO inspection happens after all trade finals.

Building Inspections (100s)

100 — Foundation setback / property line survey
110 — Slab on grade
111 — Pier and beam / foundation
112 — Swimming pool building
120 — Pier and foundation
130 — Framing (rough)
131 — Framing partial
144 — Demolition final
145 — Residential energy code pre-drywall
152 — Commercial re-roof final
153 — Residential re-roof final
140 ⓕ — Building Final (terminal inspection)
141 — Building final partial

Plumbing Inspections (200s)

210 — Yard service / gas service
211 — Sewer and water service
212 — Swimming pool plumbing
220 — Plumbing rough below floor (DWV, water)
221 — Plumbing rough above floor (DWV, gas, shower pan)
230 — Plumbing top-out
240 ⓕ — Plumbing Final (terminal inspection)
560 — Underground fire line (supply side, plumbing scope)

Customer Service Inspection (CSI) — plumbing. Texas state law (TCEQ rules) requires a Customer Service Inspection of the private plumbing system to make sure there are no cross-connections, lead materials, or other threats to the public water supply. A CSI is required when: (1) new construction, (2) water service is restored after being disconnected for more than 10 days, (3) changes are made to the property's plumbing system, or (4) potential contamination risks are identified. The CSI must be performed by a TCEQ-licensed Customer Service Inspector or a licensed plumber with the appropriate certification. Dallas Water Utilities requires a passing CSI before activating or restoring water service when TCEQ conditions apply.

Electrical Inspections (300s)

310 — Electrical service
311 — Electrical rough
312 — Swimming pool electrical
313 — Electrical clean and show (no work)
320 — Electrical rough slab
321 — Electrical rough walls
322 — Electrical rough attic / ceiling
331 — Elevator inspection
340 ⓕ — Electrical Final (terminal inspection)

Mechanical / HVAC Inspections (400s)

410 — Mechanical rough underground
420 — Mechanical rough below floor
430 — Mechanical rough above floor
431 — Commercial kitchen exhaust
440 ⓕ — Mechanical Final (terminal inspection)

Sign Inspections (500s & 700s)

510 — Sign rough
520 — Sign final (terminal)
530 — Sign foundation
710 — Electric sign service
720 — Underground electric sign / pier
740 — Electric sign final (terminal)

Landscape (800s & 900s)

810 — Landscape
820 — Landscape final
940 — Landscape final (alternate)

Certificate of Occupancy (CO) Inspections

150 — CO building (building inspector only)
151 — CO building partial
250 — CO plumbing (plumbing inspector only)
350 — CO electrical (electrical inspector only)
450 — CO mechanical (mechanical inspector only)
650 ⭐ — All CO inspections at once (building, plumbing, electrical, mechanical combined — saves time)

Fire (Dallas Fire-Rescue, not Building Inspection)

Fire Alarm Rough & Final
Fire Sprinkler Rough, Hydro Test, Final
Fire Suppression (kitchen hood, paint booth) Final
640 — Fire sprinkler / fire alarm final / no test required

Schedule fire inspections through Dallas Fire-Rescue Fire Prevention at (214) 670-4319 — NOT through Building Inspection. See Fire Inspection Routing →

Pro tip: When scheduling COs, use code 650 (All CO inspections) to get building, plumbing, electrical, and mechanical CO inspections done in one visit instead of four separate ones.

What to Expect at Each Inspection

The inspector's job is to verify your work meets code. Knowing what they look for helps you pass on the first try.

Foundation

What the inspector verifies: Form layout matches approved plans, rebar size/spacing/cover, vapor barrier, plumbing underground rough-in present (if applicable), proper grade and bearing.

Common failures: Wrong rebar size, insufficient cover, missing tie-downs, plumbing not roughed-in, no inspection card on site.

Framing

What the inspector verifies: Framing matches approved structural plans, headers and beams properly sized, joist hangers in place, stud spacing, openings sized correctly, fire blocking installed, roof sheathing nailing.

Common failures: Notches and cuts in studs/joists beyond allowed, missing fire blocking, undersized headers, missing hurricane ties or earthquake straps, sheathing nail pattern wrong.

Electrical Rough

What the inspector verifies: Wiring methods (Romex / EMT / etc.) per code, boxes properly secured, fill capacity, grounding, AFCI/GFCI circuits as required, smoke detector wiring, panel location and clearance.

Common failures: Missing AFCI/GFCI, boxes too deep or too shallow, improper wire support, missing grounding, panel too close to obstructions.

Plumbing Rough / Top-Out

What the inspector verifies: DWV pipe size and slope, venting, water lines pressurized for test, water heater rough plumbing, shower pan test (water in pan to weep), backflow prevention.

Common failures: Improper slope, S-traps used, missing vents, shower pan leaks, water lines not pressurized at inspection, missing backflow device.

Mechanical Rough

What the inspector verifies: Duct sizing, fire dampers in fire-rated walls, return air, condensate drain, gas piping (if gas furnace), proper clearances around equipment, refrigerant line insulation.

Common failures: Undersized duct, missing fire dampers, insufficient combustion air, condensate drain run wrong, gas piping not pressure tested.

Finals (Electrical / Plumbing / Mechanical / Building)

What the inspector verifies: Everything is functional and complete. All devices installed and energized, all fixtures connected and operational, smoke and CO alarms working, address visible, all access panels reachable, address numbers visible from the street.

Common failures: Smoke/CO detectors missing or wrong battery, GFCI receptacles not installed in wet locations, water heater missing T&P discharge or pan, hood vented improperly, no address numbers, no permit card on site.

Certificate of Occupancy

What the inspector verifies: The use matches the CO application, fire egress is clear and lit, fire extinguishers in place, occupancy load not exceeded, restrooms and accessibility features functional, address visible. For food service: health items as well.

Form Board Survey

When: After foundation forms are set, before concrete is poured. Required for new residential construction.

What the inspector verifies: A licensed surveyor confirms the form layout matches the approved site plan — correct setbacks, dimensions, and elevation. Forms must be adjusted before the pour if this fails.

Insulation

When: After all rough-in inspections pass, before drywall or any finish that covers the insulation.

What the inspector verifies: Correct R-value for the climate zone, full coverage without gaps or compression, proper installation method, and vapor barrier placement.

Roofing Final

When: After all roofing materials are installed and complete.

What the inspector verifies: Materials match approved specs (type, weight, wind rating), flashing at all penetrations and transitions, ridge vents in place, and energy code compliance. For re-roofs, also checks that existing deck damage was properly addressed.

Pool — Steel / Bonding

When: After all rebar is placed and before gunite or shotcrete is applied.

What the inspector verifies: Rebar size, spacing, and coverage per engineering plans. Bonding wire connects all metal components — ladders, light niches, handrails, equipment, and the bonding grid. Bonding is a life-safety requirement that prevents electrical shock in the water.

Pool — Pre-Plaster (Gunite)

When: After the shell is formed and cured, before the finish plaster coat is applied.

What the inspector verifies: Shell thickness and integrity, plumbing rough-in inside the shell (return fittings, drain sumps, skimmer rough), and overall dimensions match the approved plans.

Pool — Barrier Fence Final

When: After the required pool barrier is completely installed. This inspection is under the Accessory Structure Permit, not the pool permit.

What the inspector verifies: Fence height meets minimum requirements, gate is self-closing and self-latching with the latch on the pool side, required clearances prevent climbing, and no gaps are large enough for a child to pass through. The pool cannot be filled until this inspection passes.

Solar / PV Final

When: After all panels, inverter, disconnects, and wiring are installed and complete.

What the inspector verifies: Panel installation matches the approved layout, disconnects are properly labeled and accessible, wiring is code-compliant and protected, inverter is listed and installed per specs, bonding and grounding are correct, and system safety labels are in place. City-approved stamped plans must be on-site. A licensed electrician must be present to open energized equipment.

Demolition Final

When: After the structure is completely removed and all debris is cleared.

What the inspector verifies: All structural elements removed, site is graded and stabilized, all utility stubs are properly capped at the property line or right-of-way, and the site presents no safety hazard to neighbors or the public.

Pro tip: Walk the site as if you were the inspector. Have the approved plans available. Most failures are simple, fixable things — but each reinspection is $75 per trade.

Reinspection & Failure Guide

If an inspection fails, here is what to do — and what it costs.

When You Get a Failed Result

Open the record in DallasNow.
Click the Inspections tab.
Click on the failed inspection to see the inspector's notes.
Read each note carefully — the inspector lists what needs to be corrected.
Make the corrections.
Schedule the reinspection through DallasNow.

Reinspection Fee

$75 per trade per reinspection. This means if your Plumbing Final and Electrical Final both fail, you owe $75 for each — $150 total to reinspect both.

The fee must be paid before the reinspection can be scheduled — pay it on the record's Payments tab.

Unauthorized Concealment

If work that should have been inspected (rough-in, framing, foundation) is covered up before inspection, an Unauthorized Concealment Fee of $200 applies, and you may have to selectively demolish to expose the work for inspection. Don't cover work that needs to be inspected.

Cannot Inspect Result

"Cannot Inspect" is different from "Failed." It means the inspector arrived but couldn't perform the inspection — site locked, dog present, no one home, address not visible, work not ready. The reinspection fee still applies.

If You Disagree with a Failure

Talk to the inspector first — they can usually explain the code basis. If you still believe a failure is incorrect, ask to speak with the inspector's supervisor through the District Inspection Office. Do not argue at the site; that rarely changes the outcome and can damage the relationship for future inspections.

Red Tag

A red tag is more serious than a failed inspection — it stops all work until the issue is resolved. Common reasons: work without a permit, work outside the scope of the permit, unsafe condition. Do not remove the red tag. Call the inspector listed on the tag. Address the issue, request reinspection, and get the all-clear before resuming work.

Repeated failures on the same item can lead to escalation: code enforcement, fines, or referral to the Construction Board of Appeals. If you are stuck, ask for a meeting with the supervisor and the inspector together to walk through the issue.

Fire Inspection and Plan Review Routing

Two different fire teams support Dallas projects, and customers commonly get them confused. Use the right phone number for the right purpose.

This trips up customers all the time. The Fire Engineering team at Oak Cliff Municipal Center handles fire plan review, permit questions, and consultations. Dallas Fire-Rescue Fire Prevention is a separate department that handles field inspections of fire alarm, sprinkler, and suppression systems. Dallas Fire-Rescue is not located at Oak Cliff.

Fire Engineering Team — Plan Review & Permits

Location: Oak Cliff Municipal Center, 320 E. Jefferson Blvd, Room 210
Phone: (214) 948-4602
Email: DSDFIREENGINEERING@dallas.gov · DSDFIREPERMIT@dallas.gov
For: Fire plan review, fire-related permit applications, FASST same-day fire review, questions about submittal requirements.

Dallas Fire-Rescue (DFR) Fire Prevention Division — Field Inspections

Phone: (214) 670-4319
For: Scheduling field inspections of fire alarms, sprinkler systems, suppression systems, fire pumps, and FDC. Dallas Fire-Rescue is a separate City department from Planning & Development.

Which Inspections Go Through Dallas Fire-Rescue

Fire alarm rough-in and final
Fire sprinkler rough, hydro test, and final
Fire suppression — commercial kitchen hood (Ansul-type), paint booth, etc.
Fire pump tests
Fire department connection (FDC) inspection
Standpipe testing
Smoke control / pressurization tests (high-rise)
Fire annunciator and signage compliance

How to Schedule a Fire Inspection

Call Dallas Fire-Rescue Fire Prevention at (214) 670-4319. Underground fire-line supply may use plumbing code 560 through Building Inspection; the sprinkler side is always DFR Fire Prevention.

Coordinating Fire and Building Inspections

For a Certificate of Occupancy, you typically need both Building Final and Fire Final. The two inspections are scheduled separately through different teams. Plan ahead so neither holds up the other:

Schedule Fire rough-in inspections early in construction.
For final, schedule Fire Final (DFR) and Building Final (P&D) close together but on separate days if possible.
If either inspection fails, fix and reschedule promptly — the other is also waiting.

Fire Protection Consultation (Plan Review Questions)

For questions about fire protection submittal requirements or the permit process for fire systems, schedule a Fire Protection Consultation with the Fire Engineering team at Oak Cliff Municipal Center, 320 E. Jefferson Blvd, Room 210. In-person or virtual. (Do not call DFR for plan review questions; call (214) 948-4602.)

Inspections by Application Type

Select a permit type to see its typical inspection sequence.

These are general inspection sequences. Your specific permit will list the required inspections in the Inspections tab of the record. Each inspection must be passed before the next can be requested.

Inspections must be passed in sequence. Trying to schedule a Building Final before Trade Finals will result in a Cannot Inspect or Failed result.

How to Schedule an Inspection

You can schedule inspections through DallasNow at any time, day or night.

Step-by-Step

Log in to DallasNow.
Go to Home → My Records.
Click the record number for the permit you need an inspection on.
Click Record Info → Inspections.
Click Actions → Schedule next to the inspection type you want.
Pick an available date.
Add any notes for the inspector (e.g., gate code, dog on premises, contact person).
Submit.

24/7 Automated Inspection Request

The City of Dallas also offers a 24/7 Automated Inspection Request System: (214) 670-5313. Available any time. Cut-off for same-day inspection is 7:00 AM. Have your record number ready.

Approved Construction Hours (Chapter 30, Section 30-2(8))

Work adjacent to residential use is allowed only during these hours:

Monday–Friday: 7:00 AM to 7:00 PM
Saturdays and legal holidays: 8:00 AM to 7:00 PM
Sundays: NO construction allowed adjacent to residential use

Legal holidays include New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving, Christmas. Need a waiver? Email nowrequest@dallas.gov with a Noise Ordinance Waiver (NOW) application.

Timing Rules

Schedule before 7:00 AM for same-day inspection (slots fill quickly).
Most inspections are scheduled 1–3 business days out.
Inspectors typically arrive between 8:00 AM and 4:00 PM. Specific times are not guaranteed unless you have a scheduled appointment.
Inspectors are available by phone 8:00–8:30 AM and 4:00–4:30 PM at the District Inspection Office for your area.

What to Have Ready at the Site

The approved plans on site (printed or accessible electronically)
The permit card or record number visible
Site access for the inspector (unlocked gates, dogs restrained)
A contact person on site to answer questions, if possible
All work covered by the inspection completed and visible

Same-Day & After-Hours Inspections

Same-Day Inspection: $250 minimum fee. Request through DallasNow same morning. Subject to inspector availability.
After-Hours Inspection: $300 minimum fee, $125/hour rate. Schedule by appointment.

Pre-inspect your work. Walk the site as if you were the inspector. Look at: code-required spacing, fire blocking, GFCI, AFCI, smoke detectors, water-resistant drywall in wet areas, accessibility clearances, label work clearly. A 10-minute pre-walk can save a failed inspection.

Temporary Certificate of Occupancy (TCO)

A TCO lets you occupy a building or space before all final inspections are complete. It's temporary — typically 30 days — and must be applied for during the Inspections phase.

TCO is applied for through Provide Update — and only during the In Inspections phase. You cannot apply for a TCO before reaching the Inspections phase. The TCO option appears in the Provide Update menu once your record is in that phase. Per the DallasNow Terminology Reference Guide, all TCOs must be a Phased project — meaning the TCO is applied for through the phase or parent record (not the trade records).

When to Use a TCO

Most major construction is complete and the space is safe to occupy
A few inspection items remain (such as final landscaping, sign installation, last punch list items)
You have a real reason to occupy now — a lease starts, equipment delivery is scheduled, opening date is set

When TCO Is NOT Appropriate

Major life-safety items are incomplete (fire systems, accessibility, structural)
You haven't started inspections yet
You hope to skip required inspections by getting a TCO first

How to Apply

Open the record. Confirm it is in the In Inspections phase.
Click Provide Update.
Select Temporary Certificate of Occupancy.
Describe what remains to be completed, your timeline, and why you need to occupy now.
Pay the $500 TCO fee.
Staff reviews. If approved, the TCO is issued.
Complete the remaining items and pass all inspections before the TCO expires.
Once all inspections pass, the full CO is issued.

Extending a TCO

If you need more time, apply for a 30-day extension before the current TCO expires. The extension fee is $250 per 30 days. Submitted via the Extension Request button on the TCO record (from My Records Action column or at the bottom of the Record Info page) — choose "Temp CO Extension" as the extension type. (Not through Provide Update.)

If a TCO Expires Without Final CO

If the TCO expires before the full CO is issued and you have not extended, you may be required to vacate, and the City may take code enforcement action. Apply for an extension before expiration to avoid this.

Plan early. If you know you'll need a TCO (because of a tight opening date, lease, or business plan), let staff know during the project and budget the $500 fee. Surprise TCO requests at the last minute can have shorter review windows than you'd like.

Short-Term Rentals (Airbnb, VRBO, etc.) — Chapter 42B

A short-term rental in Dallas is any rentable unit rented to occupants for fewer than 30 consecutive days. This includes Airbnb, VRBO, and similar platforms.

This is primarily a Code Compliance matter. Short-term rental registration, inspections, fee collection, and enforcement under Chapter 42B are administered by the Code Compliance Services department — not Planning & Development. Planning & Development oversees the zoning rules that determine whether STR use is allowed at a specific address. For registration and operational questions, contact Code Compliance at dallascityhall.com/departments/codecompliance or call 311.

Registration is required under Chapter 42B. You cannot operate or advertise a short-term rental in Dallas without a valid City registration. Operating without registration is a criminal offense.

Legal status note: Enforcement of the 2023 Chapter 42B ordinances has been subject to a temporary court injunction since December 2023. Confirm the current enforcement posture with Code Compliance via 311 or at dallascityhall.com/departments/codecompliance before making compliance decisions based on this section.

Key Requirements

Annual registration fee: $248 per property. Registration expires after one year or when ownership changes.
Reinspection fee: $144
Each short-term rental lodging use must be registered separately
A Certificate of Occupancy (CO) for short-term rental use is required and must be posted visibly on the property
The registration certificate must be posted conspicuously at the property
The registration number must appear in all public listings and advertisements (Airbnb, VRBO, Facebook, etc.)

Operational Rules (Section 42B-12)

Maximum occupancy: 3 people per bedroom, with a total maximum of 12 people
Minimum rental period: 2 nights
Noise: No amplified sound audible beyond the property line between 10:00 PM and 7:00 AM
Operator must respond to complaints within a defined window

STR registration is administered by Code Compliance Services — not through DallasNow. Contact Code Compliance at 311 or visit dallascityhall.com/departments/codecompliance for current registration guidance. Portal access and requirements may be affected by the ongoing Chapter 42B court injunction.

Neighborhood Stabilization Overlay (NSO)

An NSO is a zoning overlay that preserves single-family neighborhood character by imposing yard, lot, and space regulations tailored to the existing neighborhood — without preventing construction or renovation of single-family homes. Established under Ordinance 26161 and §51A-4.507.

How NSOs Differ from Other Overlays

Historic Overlay Districts preserve historic residential or commercial places (more restrictive).
Conservation Districts protect distinctive architectural or cultural character.
NSOs are less restrictive — they regulate setbacks, height, and garage location to match existing neighborhood character without protecting historic significance.

What an NSO Can Regulate

Front yard setback (within range of underlying zoning to neighborhood median)
Corner side yard setback
Interior side yard setback
Height (only if 60%+ of property owners sign petition; must stay within median to maximum of underlying zoning)
Garage access, connection, and location

Petition Process

Neighborhood committee (owners of at least 10 properties) submits request to the department.
City conducts a neighborhood meeting.
Petition signed by property owners and submitted with fee.
If 50% to 74% sign: application fee required. If 75%+ sign: application fee waived.
Goes to City Plan Commission as an authorized public hearing.
Mailed notice sent to all owners 10 days before CPC hearing with reply form.

NSO Fees (§51A-1.105)

Area	Fee
0 to 1 acre	$500
Over 1 acre to 5 acres	$1,200
Over 5 acres to 25 acres	$2,400
Over 25 acres	$2,400

Conservation district applications have the same fee structure. NSO and conservation district applications are exempt from the requirement to prove that property taxes are not delinquent.

Demolition Delay Overlay Districts (DDO)

Dallas has four Demolition Delay Overlay Districts (DDO). Buildings in these districts must be reviewed by the Historic Preservation Officer before a demolition permit is issued.

The Delay: Qualifying buildings receive a 45-day delay before a demolition permit can be granted, giving the City and community time to look for alternatives to demolition.

The Four DDO Districts

DDO-1: Oak Cliff Demolition Delay Overlay District

DDO-2: Downtown Dallas Demolition Delay Overlay District

DDO-3: Greater Oak Cliff Demolition Delay Overlay District

DDO-4: East Dallas / Oak Lawn Demolition Delay Overlay District

Qualifying Criteria

A building qualifies for the demolition delay if it meets any one of these criteria:

Located in a National Register District
Designated as a Recorded Texas Historic Landmark
Designated as a State Archeological Landmark
Designated as a National Historic Landmark
Listed as a significant building in the 2003 Downtown Dallas Architecturally Significant Properties Survey
Listed as a contributing structure in the 1994 Hardy-Heck-Moore Survey

Exception: If a property is in a National Register District that is ALSO a Landmark District, it does NOT qualify for Demolition Delay — it must go through the Certificate of Demolition process instead.

The demolition delay does not prevent an owner from modifying, selling, or deeding the property. Other zoning restrictions may still apply. Review begins when a completed demolition application is filed with Building Inspection.

Document Upload Requirements & Formatting

To avoid delays, follow these rules when uploading plans and documents to DallasNow.

Not sure where to upload your documents? Different document types go to different places in DallasNow. See: Where Do I Upload My Documents? →

Combine by Discipline (One File Per Discipline)

Combine all related pages by discipline into ONE PDF per discipline (e.g., all architectural sheets together, all electrical sheets together). Do not upload sheet by sheet, and do not combine disciplines into one document — both cause delays.

File Naming Format

Use this naming pattern: [Discipline Code]-[Discipline Description].pdf

Examples: A-ArchitecturalPlans.pdf · E-ElectricalPlans.pdf · S-StructuralPlans.pdf · P-PlumbingPlans.pdf · M-MechanicalPlans.pdf · F-FireProtectionPlans.pdf · C-CivilPlans.pdf

Discipline Codes

A — Architectural
B — Geotechnical
C — Civil
D — Process
E — Electrical
F — Fire Protection
G — General
H — Hazardous Materials
I — Interiors
M — Mechanical
P — Plumbing
S — Structural
T — Telecommunications
V — Survey / Mapping

File Size Limits

Maximum 256 MB per file. If your file is larger, split by chapter or volume (still keeping each within a single discipline).

Document Type Selection

Use "Plans – Plan Development" for document types not listed in the DallasNow dropdown.

How to Upload

Log in to DallasNow.
Go to My Records → click your Record Number.
Click Record Info → Attachments.
Click Add and select your correctly-named files.
For each file, select the appropriate Document Type from the dropdown.
Submit.

Where are you in your project? Pick a Topic.

Online Resources

Topic

How to Create a DallasNow Account

Go to DallasNow and click "Create an Account"

Fill in your name, email address, and create a password

Answer the security question

Select your Contact Type

Read and agree to the Terms of Service

Check your email and click the confirmation link

Do I Need a Permit?

Common Projects Quick Reference

Deck or porch (residential)

Re-roofing

Swimming pool or spa

Windows or doors

Retaining wall

Application & Record Type Finder

Do I Need to Register as a Contractor?

Trade Permit Guide

The Four Main Trades

⚡ Electrical

🚿 Plumbing

❄️ Mechanical (HVAC)

🌿 Irrigation

Adding a Trade Record to an Existing Permit

Step-by-Step

What Counts as a Primary Record?

Trade Permit Fees & Inspections

Document Prep Checklist

Status Decoder

Terminology Guide

Fee Estimator

1. What are you applying for?

2. Tell us about your project

3. Optional add-on services (skip if none apply)

Your Estimate

DallasNow Dashboard Guide

The Top Navigation Bar

Home

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The Home Menu (under the top navigation)

Dashboard

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Advanced Search

Inside a Record — Key Tabs

Key Actions in DallasNow

Contacts, Delegates & Roles in DallasNow

Applicant

Delegate

Contact

How to Add a Delegate to Your Account

How to Add or Change a Contact on a Submitted Record

How to Change the Applicant on a Record

Office Locations & Hours

Oak Cliff Municipal Center — Main Permit Office

Dallas City Hall — Planning Offices

District Inspection Offices

Northeast District

Northwest District

Southeast District

Southwest District

Consultation Guide

Dallas Codes & Ordinances

Dallas Development Code Chapters 51, 51A

Department Construction Codes Chapters 52–62 + Chapter 16

Board of Adjustment (BOA)

What the BOA Can Approve

What the BOA CANNOT Do

How the Process Works

Deed Restriction Awareness

What Deed Restrictions Are

How Deed Restrictions Differ from Zoning

How to Find Your Deed Restrictions

Escarpment Zone — Southwest Dallas & Oak Cliff