Galveston, Texas
Coastal design and permit drawings in Galveston
Building on the island means planning for flood elevations, wind and salt air, and, in the historic districts and near the beach, extra reviews. We design coastal homes, townhomes, remodels and commercial buildings in Galveston and prepare the drawings for each review.
Permits in Galveston
The City of Galveston Building Division reviews plans and issues permits under the 2021 International Codes. In the FEMA 100-year floodplain, the lowest floor must sit at least 18 inches above the base flood elevation. All of Galveston County is in the state's windstorm area, so new construction, additions and re-roofs need a Texas Department of Insurance windstorm inspection and certificate (WPI-8), which owners generally need for TWIA coverage.
Historic districts and the beach
Exterior changes, additions and new construction in Galveston's historic districts, the East End among them, need a Certificate of Appropriateness, reviewed by city staff or the Landmark Commission. Within 1,000 feet of mean high tide, or seaward of the first public road if that is farther, a beachfront construction certificate and dune protection permit is required, issued by the city after review by the Texas General Land Office.
What we design in Galveston
- Raised coastal homes and beach houses
- Townhomes and fourplexes
- Remodels and additions
- Restaurants, shops and offices
- Decks, balconies and outdoor living
- Landscape and irrigation plans
Some of our work
How it works
- ConsultA free first meeting and a site visit. We listen for what you need, your budget and your timeline.
- We design itConcept plans, elevations and renderings you can react to early, while changes are still easy.
- We engineer itStructure, MEP, site and irrigation, engineered and checked against code. When a job needs it, such as industrial or complex commercial work, we engineer it with our partners.
- PermitA complete, coordinated drawing set, ready for permitting and bidding. We handle the permit process for you and expedite it until it is approved.
- We build itWe build it, or we support your builder until it stands.
Questions
Do I need a windstorm certificate in Galveston?
For most new construction, additions and re-roofs, yes. All of Galveston County is in the Texas windstorm area, and the certificate is generally needed for TWIA insurance, so we design for it from the start.
My house is in a historic district. Can you design the addition?
Yes. We prepare the drawings and renderings for the Certificate of Appropriateness review, and the permit set after it.
Let's draw your project.
Your first consultation is free. Tell us what you want to build, and we will tell you what it takes.