Austin

1. Confirm zoning, HOME applicability, and overlay constraints (~5d)
   Use Austin's online property profile and zoning viewer to confirm parcel zoning (SF-1, SF-2, SF-3 are all ADU-eligible post-HOME), HOME Phase 2 lot-size compliance (1,800 sqft minimum), Heritage Tree Ordinance, SOS / Drinking Water Protection Zone status, and CapMetro corridor proximity (affects parking).
2. Create AB+C Portal account (~1d)
   Applicant must register at https://abc.austintexas.gov/ (Austin Build + Connect) to file the residential permit application, schedule inspections, and pay fees.
3. Submit Residential New Construction / Addition Building Permit Application (~1d)
   Submit through AB+C with the Residential Plan Review packet: site plan, foundation plan, framing plan, MEP plans, IECC 2021 (TX amendments) compliance, Heritage Tree review where applicable, and any SOS / DWPZ documentation. Residential Intake staff verify completeness before plan review begins.
4. Multi-discipline plan review (~35d)
   Concurrent review across Building, Zoning, Site & Subdivision, Environmental (SOS/DWPZ where applicable), and Public Works. First-cycle review historically runs 4-8 weeks for residential ADU permits; HOME-related backlog has been the dominant variable.
5. Pay fees and permit issuance (~3d)
   Pay valuation-based building permit, residential plan review, capital recovery (water/wastewater), and any tree-mitigation fees through AB+C. Permit issues 1-3 business days after payment.
6. Construction inspections via AB+C
   Foundation, plumbing rough, framing, electrical rough, mechanical rough, insulation, energy, and final inspections scheduled through AB+C.
7. Certificate of Occupancy (~5d)
   Final inspection passes trigger CO; required before separate utility billing, address recognition, or rental tenancy.

• Long-term rental: yes 30+day rental of ADU permitted; Austin has no rent stabilization.
• Short-term rental: with-restrictions (Austin City Code Chapter 25-2 (Subchapter F) - STR Type 1/2/3 licensing) Austin classifies STRs into Type 1 (owner-occupied), Type 2 (non-owner-occupied), Type 3 (multifamily). Type 2 is heavily restricted by zone; ADU + Type 1 (owner stays in primary) is the most common compliant configuration. SXSW / ACL Festival drive seasonal STR demand.
• Office rental: no ADU is by definition a dwelling unit; commercial rental not permitted in residentially-zoned ADU.
• Home office: yes Home occupation permit available citywide; signage and customer-traffic limits apply.
• Studio / workshop: yes Personal artist/workshop use is permitted accessory residential use.
• Agriculture: with-restrictions Urban agriculture allowed in residential zones with limits; livestock varies by district.
• Relative support: yes Family-occupancy ADU explicitly anticipated; HOME Phase 1 was framed largely around multigenerational housing rights.

• Texas Homestead Exemption + Austin city homestead exemption — State + Austin's local 20% homestead exemption applies to primary residence; ADU added value generally taxed at full rate.
• Austin AHFC Affordable ADU programs (Austin Housing Finance Corporation - SMART Housing fee waivers) — SMART Housing program may waive certain DSD fees for income-restricted ADUs. Check current program eligibility.

• Water: Austin Water (city utility) · 30d connect · $5,800
• Sewer: Austin Water (sewer division) · 30d connect · $6,500
• Electric: Austin Energy (city-owned electric utility) · 30d connect · $2,200
• Gas: Texas Gas Service · 30d connect · $1,500

Realistic total: best 9mo · typical 13mo · worst 19mo

State ADU loans:

• Texas Department of Housing and Community Affairs (TDHCA)
• Texas State Affordable Housing Corporation (TSAHC)

Texas has no HOA-ADU preemption. Many West Austin / suburban-style neighborhoods have active HOAs that may restrict ADUs even where the LDC allows them.

• other — Austin Heritage Tree Ordinance (24+ inch diameter protected species); Save Our Springs (SOS) Ordinance; Drinking Water Protection Zone (DWPZ) over much of southwest Austin · +30d · +8% cost
  Tree review can require ADU footprint reshape or tree-mitigation fee. SOS / DWPZ tightens impervious-cover limits and water-quality control measures. (map)
• historic-district — Austin Historic Districts and Local Historic Landmarks (Hyde Park, Old West Austin, Castle Hill, etc.) require Historic Landmark Commission Certificate of Appropriateness review · +45d · +10% cost
  Adds 30-60 days and design constraints (siding, fenestration, roofline). (map)
• flood-zone — FEMA SFHA along Colorado River, Lady Bird Lake, Onion Creek, Williamson Creek, Shoal Creek, Waller Creek corridors · +14d · +7% cost
  Finished-floor elevation +1 ft above BFE per Austin's local-amendment Atlas 14 standards; vented enclosures; NFIP flood insurance for federally-backed financing. (map)