The First Week
Do I Have to Decide Anything Quickly?
No. Almost nothing here rewards haste, and the two lookups that matter most cost nothing and can be done from a phone. Securing the building against weather and entry is the only urgent item.
Should I Let a Restoration Company Start?
Emergency mitigation to prevent further damage is different from a full restoration commitment. Be clear which you are authorising, and read what you sign before anyone begins work.
Can I Go in and Get My Things?
Only once the fire department has released the scene, and not at all if there is any doubt about stability. Structures compromised by fire fail without warning and possessions are not worth it.
Should I Tell My Insurer I Might Sell?
There is no reason to conceal it and concealment causes problems. Selling and claiming are compatible, and who keeps the proceeds is a contract term rather than a legal barrier.
Working Out What the Land Is Worth
What Changed in Austin Recently?
HOME Phase 1, adopted 7 December 2023 with applications from 5 February 2024, permits up to three dwelling units on SF-1, SF-2 and SF-3 lots by right. Phase 2 followed on 16 May 2024, with applications from 16 August 2024.
What Lot Size Do I Need?
At least 5,750 square feet for a two or three unit project. The small lot single-family use permits one unit on lots of at least 1,800 square feet, where 5,750 had been the standard minimum.
What Is the McMansion Ordinance?
Subchapter F, adopted in 2006. On a covered property the maximum is the greater of a 0.4 floor to area ratio or 2,300 square feet, and the side and rear planes rise fifteen feet then slope inward at forty-five degrees.
Does It Apply to My Address?
Only inside a mapped boundary covering much of greater central Austin rather than the whole city, and Development Services will confirm it for you.
Why Do Two or Three Units Escape It?
Because it now reaches only lots carrying a single dwelling. Multi-unit uses fall under a separate provision that removes the setback planes and permits a higher floor to area ratio.
I Am in the Wildfire Interface Area.
Phase 2's rollout was deliberately delayed there, and for Uprooted Report properties, until 16 November 2024 on wildfire grounds. Confirm the current position with the city.
Weighing the Options
Am I Obliged to Build Multiple Units?
Not at all. It is an entitlement rather than a requirement, and it raises what a buyer will pay whether or not you ever use it yourself.
Can I Rebuild the Same House I Had?
Existing non-conforming floor area is treated differently from new construction, so frequently yes. Establish it with the city rather than assuming either way.
Why Does Everyone Ask About the Slab?
Because almost all housing here is slab-on-grade and heat damage to a slab does not show. It is the largest unknown on most Austin files and the thing buyers discount hardest for.
My House Is Brick. Does the Shell Survive?
Only if the masonry is structural. Post-war housing here is usually frame with a brick veneer carrying nothing, so once fire reaches the framing there is no shell left to preserve.
Is Older or Newer Construction Better After a Fire?
Older dimensional framing can sometimes be repaired in sections. Engineered trusses and floor systems exposed to heat come out whole, so later construction more often becomes a rebuild.
Getting to a Closing
Does HOME Apply Outside the City?
No. HOME and Subchapter F are City of Austin ordinances and stop at the city limits. Round Rock, Kyle, Georgetown and the rest apply their own codes, and county land is different again.
My Address Says Austin but I Am Not in the City.
Common across this region. The appraisal district's record names the actual jurisdiction, free, and an application filed with the wrong office is not forwarded.
What Tax Is There on the Conveyance?
Texas levies no real estate transfer tax, so nothing comes off the price as a percentage. Recording is handled by the county clerk at modest fees.
The Owner on the Deed Has Died.
The estate has to be able to convey, and that is a common cause of delay. Worth starting early because it generally takes longer than owners expect.
Is There a Charge for a Figure?
None. No fee, no commission, no spend from you, and declining costs nothing.
If your question is specific to your property — and the good ones usually are — send the address. The answer often turns on the lot size and the mapped boundary, and our service area index sets out what changes across the region.