- New Authority Concerning Building Within the ETJ
- April 21, 2015
- Law Firm: Alagood Cartwright Burke PC - Denton Office
- New home construction is on the rise in North Texas. When an owner or builder seeks to construct a new home within a town or city in Texas, they are required to first obtain certain permits from the municipality before construction can begin. If the home is to be constructed in an unincorporated area of a county, then any required permits will be obtained from the county instead of a municipality.
In Texas, there are areas beyond a city’s limits which may be regulated by a municipality. These areas are called “extraterritorial jurisdiction” or “ETJ”. The size of the ETJ depends on the type of municipality. The types of municipal governments are divided into two basic categories, general-law municipalities and home-rule municipalities. A Municipality with a population of more than 5,000 may choose to become a home-rule municipality.
The general rule is that a municipality cannot enforce its building codes and permitting requirements within its ETJ. However, a home-rule municipality may enforce its building codes and permitting rules within its ETJ if an ordinance authorizes it to do so. General-law municipalities on the other hand are limited to those powers that have been conferred by the Texas Constitution or state law and may not adopt ordinances which extend beyond such authorizations.
Recently, some general law municipalities have taken the stance that certain state laws and cases have provided the requisite authority of a general-law municipality to enforce their building codes and permitting rules within their ETJ. One of the significant reasons these small towns want to enforce their building codes and permitting rules within their ETJ is to obtain large permitting fees for the administration of the permitting process. The administration of the permitting process includes conducting periodic inspections and approvals at certain stages of the construction. The process typically ends in a final inspection and approval which allows the home to be occupied. However, it is not unusual for these smaller municipalities to not have the necessary manpower to properly administer the permitting process.
Lakewood Village, Texas, is one general-law municipality that has attempted to enforce its building codes and permitting rules within its ETJ. Lakewood Village is inhabited by approximately 620 people. The town is located southeast of Denton on the shores of Lake Lewisville. Lakewood Village can be accessed from FM 720 and El Dorado Parkway by way of East US 380 or by the Lewisville Lake toll bridge accessed from Swisher Road via I-35E.
Enter Harry Bizios. Mr. Bizios wanted to construct a $1.2 million home in Lakewood Village’s ETJ. He obtained all of the necessary permits from Denton County to construct his home. Before Mr. Bizios could construct the home, Lakewood Village applied for and obtained a temporary injunction stopping Mr. Bizios’ construction. The Town contended that Mr. Bizios had violated Lakewood Village ordinance 11-16 which authorized Lakewood Village to enforce its building codes and permitting rules within its ETJ. According to Town’s secretary who testified in the injunction proceeding, Lakewood Village sought to charge Mr. Bizios almost $15,000.00 for the issuance of a building permit. Mr. Bizios appealed the issuance of the temporary injunction to the 2nd Court of Appeals (Fort Worth), and the court issued its opinion resolving the issue on New Year’s Eve of 2014. The full decision can be found at 2014 Tex. App. LEXIS 13939.
Essentially, the Fort Worth court decided in favor of Mr. Bizios. The court found that the Town’s ordinance went beyond the authority afforded to general-law municipalities by the legislature. In agreeing with Mr. Bizios, the court stated, “Because none of the statutes referenced by the Town expressly grant a general-law municipality the authority to extend its building code in its ETJ, and because we have otherwise found none that does so, the trial court abused its discretion by granting the injunction.” The court then reversed the trial court’s order and remanded the case back to the trial court for further proceedings. Lakewood Village has filed a petition requesting that the Texas Supreme Court review the Court of Appeals’ decision.
While the issue is not yet finally settled, the Fort Worth Court of Appeals has upheld the prohibition of a general-law municipality to regulate building codes and permitting rules within its ETJ. Once the Texas Supreme Court decides if it will review the decision, and if it does issue a final determination of this issue, we will let you know what happens. Until then, the general rules referenced herein will continue to apply where building within the ETJ of a general-law municipality.