Austin Zoning & Permits
Zoning rules, permit requirements, and building codes for Austin, TX. Source-cited from official municipal code.
Quick Facts
Population
961,855
Total Zone Types
28
Planning Department
Austin Development Services Department (DSD)
Zoning Map
Interactive online map
County
Travis County
Metro Area
Austin-Round Rock-Georgetown
Austin Zoning System
The Austin zoning system includes 28 total zone classifications: 13 residential zones (SF-1, SF-2, SF-3, SF-4A, SF-4B, and others) and 6 commercial zones (LO, GO, GR, CS, and others), as well as 1 mixed-use zone (MU) and 3 industrial zones (LI, MI, HI). Austin's zoning is governed by Title 25 of the Austin City Code (Development Code), administered by Austin Development Services Department (DSD). Austin's zoning was comprehensively overhauled in 2023 with the HOME (Home Options for Middle-Income Empowerment) initiative, which eliminated single-family zoning and now allows up to 3 units on any residential lot citywide. SF zones still exist but now permit multiple units. Austin has no state-level ADU preemption — Texas has no statewide ADU law — but Austin's local code is generally permissive for ADUs and secondary units. The city uses a combination of base zoning districts and overlay combining districts for specific areas like Rainey Street, South Congress, and East Austin. The city maintains an interactive zoning map for property lookup.
View Austin Zoning Map (interactive online map)
Building & Planning Departments
The Austin Building Department (Austin Development Services Department (DSD)) handles all building permit applications, inspections, and code enforcement. You can reach them by phone at (512) 978-4000 or apply online through their permit portal. Office hours: Mon-Fri 7:30am-4:30pm. For zoning questions and land use determinations, contact the Austin Development Services Department (DSD) at (512) 978-4000. Zoning information is available online. Always verify current requirements directly with the department before beginning any project, as regulations and fees may have changed since this data was last verified.
Frequently Asked Questions
Can I build an ADU on my Austin property?
Yes. Austin allows secondary apartments (ADUs) on most residential lots. The unit can be up to 1,100 sqft or 0.15 FAR of lot area. No owner-occupancy requirement. With Austin's HOME Ordinance (2023), you can have up to 3 total units on most SF-zoned lots. Impervious cover limits and tree protection requirements may constrain placement.
What is the HOME Ordinance and how does it affect my property?
Austin's HOME (Home Options for Middle-Income Empowerment) Ordinance, passed in 2023 (Phase 1) and expanded in 2024 (Phase 2), allows up to 3 residential units on any single-family zoned lot in Austin. This means you can have a main house, an ADU, and a third unit — or a duplex plus a secondary apartment. Minimum lot size requirements were reduced and in some cases eliminated. This is one of the most significant zoning reforms in Austin's history.
Do I need a permit to remove a tree in Austin?
It depends on size. Trees with trunk diameters of 8 inches or more at 4.5 feet height (DBH) are 'Protected Trees' requiring an Austin permit to remove. Trees 19 inches or larger are 'Heritage Trees' — these cannot be removed except in cases of imminent public hazard (with variance approval). Austin's tree ordinance is one of the strictest in Texas and violations can result in significant fines.
Are short-term rentals (Airbnb) allowed in Austin?
Yes, with a license ($613/year). Austin has two STR types: Type 1 (owner-occupied) allows whole-unit rental without the owner present; Type 2 (non-owner-occupied) is limited to 3% of residential units per City Council district and banned in some areas. Austin collects a 9% Hotel Occupancy Tax (HOT) on STR rentals. Noise ordinance and maximum occupancy rules apply.
What are the impervious cover limits in Austin?
Impervious cover limits in Austin depend on your watershed zone and zoning district. Most SF zones allow 45% impervious cover on lots not in critical watershed areas. However, if your property is in the Barton Springs zone or other sensitive watersheds, limits drop to 25-40%. Impervious cover includes your house, garage, driveway, patio, pool, and any other hard surface. Austin Watershed Protection calculates this for each permit application.
Source: Austin City Code Title 25, Section 25-2-774 — Secondary Apartments; HOME Ordinance 2023-05-18. Last verified April 3, 2026. View source