New Construction / Remodel / Addition

Permit Approval


To secure a Residential Structures or Dwellings permit, each applicant must complete the appropriate Town of Shady Shores  Permit  Application.  All permits must be approved and paid for before any work can begin. Projects that are started before approval may be subject to additional fines. The current Fee Schedule will determine permit cost. Work authorized under the Town of Shady Shores Building Permits shall be completed within 180 days of the Permit being issued.  

A checklist for packet submission can be printed here. Scroll down to view this page. 

Residential Structures or Dwellings Permit required for the following project types:

  • New Home
  • Barn/Hanger
  • Remodel or Addition 

HOA Approval

In HOA, approval will need to be submitted with the permit request. In some situations, applicants must review the regulation and restrictions the project will be completed. 


After the Permit is approved, inspections may be through our website at REQUEST AN INSPECTION.  Inspections MAY NOT be scheduled directly with the building inspector.  Requests for inspections requested by 12:00 pm will be completed that day. Inspections called in after 12 pm will be scheduled for the next business day.

Inspections that do not meet the requirements will be considered red-tagged, and a re-inspection fee of $90 must be paid before the work can be re-inspected.  A green tag left on the construction site indicates approval, and a red tag indicates that a re-inspection is needed.

The following are examples of inspections required for most projects; however, some projects may require more or fewer inspections.

  1. Plan Approval by town inspector (doesn't need to be called in). The permit must be visible from the street. BEFORE PLANS ARE APPROVED, EROSION CONTROLS, TRASH BINS, AND PORTA PRIVY MUST BE IN PLACE. ** The town engineer must approve plot plans prior to plan approval. 
  2. T-Pole Inspection
  3. Pier hole (if applicable)
  4. Plumbing Rough-in (water test) & Form Board Survey
  5. Foundation
  6. Seconds (Seconds inspections are to be completed simultaneously), there is an additional charge to have items inspected individually.
    1. Framing
    2. Fireplace
    3. Electrical Rough-In
    4. Mechanical Rough-In
    5. Plumbing Top-Out (2 story water test)
    6. Gas (water test)
    7. Brick Ties
  7. Flatwork, Approach, & Culvert
  8. Meter Releases
    1. Final Electrical
    2. Final Gas
  9. Finals
    1. Building
    2. Mechanical
    3. Plumbing
    4. Electrical
  10. Certificate of Occupancy

Residential Structures and Dwellings Permit Checklist

 (Incomplete applications/submittals will not be accepted.)

  1. New homes to be constructed must have an approved final plat before submitting for any building permit.
  2. Permit approval will not be authorized until the project is "Final Accepted" by the Town. 

Residential Permit Application COMPLETELY filled out and signed with:

  • Project address provided on application. 
  • Legal Description provided on application. 
  • TPDES # provided with a copy of the certificate. 
  • Class, Description of work, living space, total space, and the number of stories. 
  • Owner name, address, city, state, zip code, phone, fax, email address(es). 
  • Contractor name, address, city, state, zip code, phone, fax, email address(es). 
  • Gas and electric providers. 

General Contractor and subcontractor(s): 

  • Valid Registration Number. 
  • Proof of liability insurance. 
  • Valid driver's license with photograph. 
  • Plumbing subcontractor
  • Mechanical subcontractor
  • Electrical subcontractor.

The total valuation is provided on the application. Submittal is compliant with the following codes and amendments: 

  • 2017 National Electrical Code 
  • 2018 International Residential Code (IRC) 
  • 2018 International Energy Conservation Code (IECC)
  • 2018 International Fire Code (IFC) 
  • 2018 National Plumbing Code

Building Plans provided with: 

  • Two (2) completed bound sets of architectural plans folded (max size 24" height X 36" width) (1 in Denton County).Cover Sheet containing Code Compliance Year, Project Analysis, Location Address. 
  • One copy of the engineer's plan folded (shear wall, roof, truss design, 1st-floor ceiling - truss layout TJI, LPI, or WEB). If Web Joist 8.5"x11" cut sheets shall be required with all code required framing.
  • One copy of the foundation plan and details.
  • One copy of the engineer of record letter. 
  • One copy of slab calculations.
  • One copy of an approved Software Compliance report. 
  • The HVAC contractor provided one copy of the Manual J & D.

One electronic file in PDF format must include the following:

  • Engineers' letter. Architectural drawings. Foundation and framing plans. 
  • Energy software compliance report. 
  • Manual J & Manual D. 
  • Plot Plan 8.5"x11" to 8.5"x14" . 

Two copies of the plot plan to include the following: 

  • Drainage arrows.
  • Lot size & % of Lot coverage.
  • Easements
  • Garage Floor Elevation (used for driveway slope)
  • Plan Number
  • Full address, subdivision, and phase.
  • Scaled layout 1"-20'. Set back lines should be indicated (25' from front and back 10' from sides)
  • Driveway Location
  • Grading Plan, including
    1.  Demonstration of general conformance with approval grading/drainage plans
  • Finished Pad Elevation
  • Finished Floor Elevation 
  • Perimeter Spot Grades
  • Swale flowlines at property lines, if applicable

Accessory Building Information

Make payment HERE 

As of April 1st, 2022 the $45.00 plan review fee will be due in order to start the permit process. Applicants will receive an email from the Permit Department with instructions once the application has been accepted. The plan review fee will be included as part of the final fees and is non-refundable. If the  $45.00 plan review fee is not paid within 30 days, the application will be voided and the fee will be collected again in order to re-start the application process. 

Fee Schedule HERE

NEW CONSTRUCTION application for a permit

REMODEL / Additions application for a permit

When do I need an inspection?

Schedule an inspection