Spec Building in Rollingwood: Permits, Trees and Timelines

Thinking about building a spec home in Rollingwood? The biggest surprises rarely come from the floor plan. They come from permits, protected trees, and calendar rules that can stall a project if you miss them. This guide walks you through what to expect, how to budget, and how to keep your timeline realistic in Rollingwood. Let’s dive in.

Permitting basics in Rollingwood

Rollingwood is its own municipality with specific processes, fees, and inspections. You apply, upload plans, pay fees, and track comments through the city’s MyGovernmentOnline portal. The Development Services team manages intake and can provide checklists.

Where to apply and who reviews

• Submit all applications through the city’s portal for MyGovernmentOnline. You’ll need an account to upload plans, pay fees, and schedule inspections. Access MGO instructions on the city site.
• The city uses third‑party reviewers for code inspections. Many inspections are handled by ATS Engineers. See ATS inspection services.

What to prepare before you submit

• Stamped architectural plans and a site plan.
• Drainage and stormwater documentation if your project increases runoff.
• Tree permit materials for any protected tree removal or trimming.
• Contractor information and owner authorization forms. Find submittal guidance and checklists.

Fees to budget

• New residence permit base fee: about $600.
• Area multiplier: about $0.25 per square foot.
• Site Development Fee: about $2,000, or a Residential Stormwater Discharge Permit with a minimum of about $3,500 when applicable.
• Plan resubmittal, renewal, and inspection fees may apply. Always confirm the current fee schedule. See the residential construction page.

Public notice that adds time

For exterior work, Rollingwood requires notice to property owners within 250 feet before the city sends plans for review. If notice is mailed, the city adds 3 days, making the notice window 18 days. Plan reviews do not begin until that period ends, so build this fixed delay into your schedule. Review the notice requirement on the residential page.

Tree rules that drive design

Rollingwood’s Tree Canopy Management rules shape where and how you can build.

Protected trees and permits

• Protected trees typically require a permit for removal at 12 inches or greater in trunk diameter, measured 4.5 feet above grade (DBH method). Review the Tree Canopy Ordinance.

Replacement ratios and green space

• Within the buildable area, the typical replacement ratio is 1 replacement tree for each protected tree removed.
• Within required setbacks, often called green space, the ratio is commonly 3 replacement trees for each protected tree removed.
• The ordinance sets caps on total replacements and specifies approved species and planting sizes. These rules affect your site plan, usable lot area, and landscaping budget. See the city’s tree ordinance resources.

Seasonal pruning window

• Oak trimming is prohibited from February 1 through June 30 to help prevent oak wilt. The city notes a $500 fine for trimming oaks during this period without approval for imminent danger. This window can shift your construction schedule. Read the Residential Trees guidance.

Contractors and the Good Neighbor option

• Tree work requires a city permit and a registered contractor. If you run out of space for replacements, the Good Neighbor Program allows planting on an adjacent lot by agreement. Review tree permitting details.

Drainage, stormwater, and site controls

If your project increases runoff, Rollingwood requires an engineered analysis and may require mitigation measures.

Drainage requirements

• A Texas‑licensed professional engineer must prepare the drainage plan and O&M plan when runoff increases. A Residential Stormwater Discharge Permit may apply with a minimum fee of about $3,500. See the Drainage Criteria Manual.

Erosion controls and staging

• You must show erosion controls, silt fences, portable toilet placement, and staging on the site plan. The city enforces site cleanliness and erosion control rules. Find contractor quick information.

Construction hours and logistics

• Construction is generally allowed Monday through Friday from 7:00 a.m. to 7:00 p.m. The city posts designated truck routes and requires hours to be posted on site. Plan deliveries and pours around these limits. Check contractor guidance.

Realistic timelines for spec builds

There is no single standard review time, but you can plan around typical blocks.

Typical sequence

• Pre‑application and due diligence: 1 to 3 weeks for survey, tree inventory, topo, and utility locates. See contractor guidance.
• Plan drafting and internal reviews: 2 to 6 weeks for architectural, tree protection, and drainage documents. Reference the drainage manual.
• MGO submittal and public notice: at least 18 days of neighbor notice for exterior work before plan review begins. Review residential requirements.
• Plan review and resubmittals: 1 to 6 or more weeks, depending on complexity. Ask Development Services about current review cycles. See MGO guidance.
• Inspections and CO: inspections are scheduled through ATS. Final inspections and Certificate of Occupancy scheduling may add up to 2 weeks. The city notes inspection requests received by mid‑afternoon are typically scheduled for the next business day. Learn about applying and inspections.

Common bottlenecks to watch

• Tree permit approvals and replacement requirements that compress your buildable area or require off‑site planting. Tree ordinance overview.
• Drainage or stormwater revisions requested by the City Engineer, especially on sloped or constrained lots. Drainage manual.
• Public notice procedures and neighbor feedback that trigger additional reviews. Residential construction page.

Practical steps to reduce surprises

Use this quick checklist to stay ahead of schedule risks and budget creep.

• Request a pre‑application meeting with Development Services to confirm required reviews and documents. Start with Planning & Development.
• Complete a tree survey and arborist assessment early. Adjust the footprint to reduce protected tree removals when possible. Review the Tree Canopy Ordinance.
• Engage a drainage engineer up front when runoff is likely to increase. See drainage requirements.
• Budget for replacement trees, stormwater fees, and site development fees. Confirm the current fee schedule before bidding. Residential fee guidance.
• Plan for inspection logistics. All inspections must be prepaid before permit issuance. Coordinate ATS inspections and any required fire inspections with Westlake Fire.
• Schedule around the oak pruning window. If you need significant canopy work, plan it outside February 1 through June 30. Residential Trees guidance.

Is spec building right for you?

If you are eyeing a lot in Rollingwood or weighing a ground‑up spec strategy, the rules are manageable when you plan for them. Clear notice timelines, tree requirements, and drainage design will protect your project and your budget. If you want a second set of eyes on lot selection, resale strategy, or how improvements influence buyer demand, our team is here to help.

Ready to talk your plan through with a local expert who knows Rollingwood? Connect with VIBE Real Estate Group for tailored guidance.

FAQs

Do you need a permit for a new spec home in Rollingwood?

• Yes. New residential construction requires a building permit submitted via MyGovernmentOnline, along with site and engineering documents. See MGO guidance.

How does neighbor notice affect my timeline?

• For exterior work, you must notify owners within 250 feet. If mailed, the city adds 3 days, making an 18‑day window before plan review begins. Learn more.

What are Rollingwood’s protected tree rules?

• A permit is required to remove protected species at 12 inches DBH or larger. Replacement ratios are commonly 1:1 in buildable areas and 1:3 in setbacks, subject to caps and species lists. Review the ordinance.

When is oak trimming prohibited in Rollingwood?

• Oak trimming is prohibited from February 1 through June 30, with a stated $500 fine for violations unless the tree poses imminent danger and the city approves. See Residential Trees.

What drainage documents might be required?

• If your project increases runoff, expect an engineered drainage analysis and an O&M plan. A Residential Stormwater Discharge Permit with a minimum fee may apply. Read the drainage manual.

Who handles inspections and how do I schedule?

• Many inspections are performed by ATS Engineers and coordinated through the city. Requests received by mid‑afternoon are typically scheduled for the next business day. Final inspections and the CO can take up to 2 weeks. See inspection guidance.