You want listing photos fast, but you also want zero surprises when buyers and their lenders start asking about permits. In Bee Cave, a little planning can save you days and protect your sale. In this guide, you’ll see exactly which repairs need permits, how to use the city’s portal for quick inspections, what to budget, and a step-by-step plan to move from repair decision to photo day with confidence. Let’s dive in.
Bee Cave permit basics
If your home sits inside Bee Cave city limits, city permits and the Unified Development Code apply. If you are in the ETJ or outside city limits, rules may differ, so start by confirming jurisdiction with the city’s Planning team or online maps on the Application Center page. You can verify location and find submittal checklists through the city’s Application Center.
Bee Cave processes applications, payments, plan uploads, and inspection scheduling in the MyGovernmentOnline portal. Create an account and track reviews through the city’s MyGovernmentOnline page. The city enforces editions of the I-Codes listed on its site and the 2017 NEC, which guide what inspectors will check during your project. You can review code references on the Building Permits & Inspections page.
What needs a permit
Common listing repairs that typically require a Bee Cave permit include structural changes or additions, decks larger than 200 square feet or more than 30 inches off grade, demolition, finishing an attic or garage to living space, irrigation systems, retaining walls over 4 feet, roof replacement, HVAC or A/C unit replacement, water heater replacement, solar, pools, septic work, water and wastewater connections, and window replacement when framing is altered. See examples on the city’s Building Permits & Inspections page.
Repairs that usually do not require a permit include residential interior painting, residential exterior painting, and minor landscape work. HOA or deed restrictions may still apply, so check those timelines as well. Always verify specifics with the city before you start.
How to move fast in Bee Cave
Bee Cave requires contractors and subcontractors to register with the city before permits are issued. Registration typically takes 1 to 3 business days and includes a $50 fee. A permit will not be issued until the contractor is registered on your project, so prioritize this step. Details are on the city’s Contractor Registration page.
Permit timing depends on application completeness and whether plan review is required. Routine replacements such as water heaters, HVAC, or roofs can move quickly when submissions are complete. For inspections, requests made through MyGovernmentOnline by 3:00 pm are scheduled for the next business day. Use the city’s inspection scheduling guidance to plan final sign-offs and photos.
Best-case timeline example
For a small, permitted replacement like a water heater or HVAC unit, expect roughly 3 to 7 business days from contractor selection to final sign-off, assuming contractor availability, fast registration, a complete application, and next-day inspections after you request them. City workload can vary, and re-inspections can add time, so build in a little cushion. Start with the Contractor Registration and Application Center to keep things moving.
Costs to expect
- Contractor registration: $50 per registrant, typically processed in 1 to 3 business days. See the Contractor Registration page.
- Permit fees: Residential electrical and plumbing permits are shown in the city’s fee code as calculated at $0.30 per square foot with minimums, often a $150 minimum, depending on scope. Always confirm the current schedule. See Bee Cave’s fee/code excerpts on ecode360.
- Other costs: Contractor labor and materials, potential failed-inspection fees, HOA or deed restriction approvals, and re-submittal fees if applications are incomplete. The city requires paying failed-inspection fees before scheduling final inspections. See the city’s inspection scheduling notes.
Legal and disclosure must-knows
Texas sellers must complete the TREC Seller’s Disclosure Notice and disclose material facts, including known unpermitted work. The form was updated effective September 1, 2023. Review the current version and be candid about permits obtained, work in progress, and final sign-offs on the TREC Seller’s Disclosure Notice.
Owner-occupant exemptions exist under state law for some work, but local permitting and inspections still apply and some trades require licensed professionals. Confirm details with the city and review state guidance on the TDLR exemptions page.
Your permits-before-photos plan
- Step 0: Confirm jurisdiction. Use the city’s Application Center to verify the home is inside Bee Cave city limits. Rules differ if you are outside city limits or in the ETJ.
- Step 1: Triage repairs. Group items into cosmetic no-permit tasks, quick permitted replacements, and larger changes that require plan review. Focus on no-permit items first to improve photos fast. Check examples on the Building Permits & Inspections page.
- Step 2: Pick and register your contractor. Choose a licensed pro and confirm they are already registered with Bee Cave. If not, submit registration right away. See Contractor Registration.
- Step 3: Submit a complete application. File in MyGovernmentOnline with all required documents and trade licenses. Incomplete submissions delay permits. Start from the Application Center.
- Step 4: Schedule inspections early. As soon as the permit is issued, schedule inspections in MyGovernmentOnline. Requests made by 3:00 pm are scheduled the next business day. Review the city’s inspection scheduling cutoff and plan your photo shoot accordingly.
- Step 5: Document everything. Keep permit numbers, inspection results, and receipts. Share them with buyers and include required items on the TREC disclosure.
Staging while permits run
- Tackle quick wins that do not need permits: interior or exterior paint, decluttering, deep cleaning, fresh lightbulbs, minor hardware updates, and a landscape refresh. Bee Cave lists paint and minor landscape work as permit-exempt on its Building Permits & Inspections page.
- If a visible permitted item is changing, like an exterior condenser, plan final photos after the final inspection. If timing is tight, focus on interior spaces first, then add exterior details once sign-off is complete.
- Keep organized records ready for buyers and their inspectors to reduce friction in escrow.
When timing slips
If you cannot finalize a permit before photos, consider limiting images of the affected area, staging neutrally, and noting status transparently when needed in your disclosures. You can also negotiate an escrow holdback or a repair addendum if work extends past listing. Bee Cave’s workload can vary with growth, so build in extra time for complex projects. Local reporting has noted that permit volumes can affect speed, as covered by Community Impact.
We’re here to help
If you want a smooth, photo-ready launch without permit headaches, our team can coordinate vendors, schedules, and documentation so you stay compliant and on timeline. Connect with the Jamie Novak Group to map your repairs, get permits moving, and go live with confidence.
FAQs
In Bee Cave, how do I confirm if my project needs a permit?
- Check the city’s permit examples and codes on the Building Permits & Inspections page and verify details with Planning.
How fast are inspections scheduled in Bee Cave?
- Inspections requested in MyGovernmentOnline by 3:00 pm are scheduled for the next business day, subject to workload, per the city’s inspection scheduling guidance.
What can I safely do now to prep photos?
- Interior or exterior residential painting and minor landscape work do not require permits in Bee Cave, though HOA rules may apply; see the city’s Building Permits & Inspections page.
What if prior work was unpermitted at my Bee Cave home?
- Disclose it on the current TREC Seller’s Disclosure Notice and be prepared for retroactive permits or corrections if the city requires them.
Should I apply or should my contractor apply for permits?
- Many sellers have the licensed contractor apply in MyGovernmentOnline to ensure accuracy, but you can coordinate through the city’s Application Center and keep copies of all approvals.
