Research by DoINeedAPermit Research Team · Updated May 2026
The Short Answer
Any attached deck in Ennis requires a permit, regardless of size. Texas residential code adopts the IRC wholesale, and Ennis enforces it strictly — especially footing depth and ledger attachment, which are inspection hot-spots in Ellis County's clay-heavy soil.
Ennis sits in north-central Texas with frost depth of 12 to 18 inches, which is shallower than the panhandle but deep enough that ground-level decks are still subject to frost-heave risk. The City of Ennis Building Department applies the 2015 International Residential Code (or later edition) without significant local amendments, meaning the exemption threshold is the same as the state baseline: freestanding decks under 30 inches AND under 200 square feet can sometimes skip permits in neighboring rural counties, but Ennis proper requires permits on ANY attached deck because the moment you bolt a deck to your house, you're modifying the home's structural envelope and water-intrusion pathways — specifically the ledger flashing interface, which is governed by IRC R507.9 and is the #1 failure point in North Texas. Ennis inspectors pay particular attention to ledger details and footing depth because Ellis County's soils are a mix of expansive Houston Black clay and decomposed granite, both of which shift vertically; undersized footings and improper water management cause settling and structural separation. Unlike some smaller Texas towns that rubber-stamp plan reviews, Ennis conducts full structural review for all attached decks, meaning your plan must show footing depth (typically 18 inches minimum in the Ennis frost zone), post sizing, beam connections, guardrail height (36 inches minimum, measured from deck surface), and ledger flashing detail.

What happens if you skip the permit (and you needed one)

Ennis attached deck permits — the key details

Ennis requires a building permit for any deck attached to a dwelling, with no exemptions based on size or height. This applies to residential properties zoned SF-1 (single-family) and SF-2 (duplex/townhome). The City of Ennis Building Department enforces the 2015 International Residential Code (IRC), which means IRC R507 (Decks) and IRC R311.7 (Stairs and Ramps) are your governing standards. Attached decks are considered exterior additions that alter the structural integrity and water-intrusion profile of the house, triggering plan-review and multi-stage inspection requirements. The key threshold is attachment: if your deck is bolted, bolted, or fastened to the house's rim joist or ledger board, it requires a permit; if it is truly freestanding (four independent posts, no ledger connection), it may qualify for exemption if under 30 inches tall and under 200 square feet, but even freestanding decks are subject to inspection if they are accessible from the house or if the homeowner chooses to add a roof or electrical service later. For most homeowners in Ennis, assume permit required and plan accordingly.

Footing depth is the first thing Ennis inspectors scrutinize, because Ellis County soil is expansive clay with a freeze-thaw cycle. The IRC R403.1 standard frost-line depth in Texas ranges from 12 inches in south Texas to 24 inches in the panhandle; Ennis is right in the middle at 12 to 18 inches depending on exact location (northern portions of Ellis County can reach 18 inches). The City of Ennis typically enforces 18 inches as a safe margin, and some inspectors may ask for 24 inches if the soil probe reveals high clay content near your specific lot. Posts must rest on concrete piers or footings that extend below frost depth; a common mistake is setting posts on gravel or concrete blocks without proper digging or frost protection, which leads to heaving and deck separation after 2-3 freeze cycles. Before you dig, contact Ennis 811 (DigSafe Texas) to mark underground utilities; then submit a footing detail drawing showing post size, footing depth, concrete strength (typically 3,000 PSI), and frost-line depth. The inspection sequence is critical: Ennis will inspect footing pre-pour (before concrete is placed), then framing (after posts, beams, and joists are set but before decking), then final (after all work is complete). If your footing inspection fails, concrete removal and re-digging can cost $800–$2,500 per failed post, so get the depth right the first time.

Ledger flashing and attachment is the second major inspection point, and it is where most Ennis decks fail plan review or first framing inspection. IRC R507.9 mandates that the ledger board be fastened to the house's band board or rim joist with ½-inch lag screws or bolts spaced no more than 16 inches on center vertically. The flashing must be installed between the ledger and the rim joist, extending up behind the rim board and house wrap and down at least 2 inches below the deck surface; if installed incorrectly or omitted, water pools between the ledger and house, rotting the rim joist and potentially the house's rim framing or band board within 2-3 years. Ennis inspectors will ask to see the flashing detail on your plan, and many will physically inspect the flashing before approving the framing inspection. Common failures: flashing installed over the rim board instead of behind the house wrap, flashing bent up instead of down, no flashing at all, or flashing only at the top. If your house has vinyl siding, you must remove the siding and install flashing behind the wrap; if your house has brick veneer, you may need to install flashing in the mortar joint (more complex, may require a masonry contractor). Use galvanized or stainless-steel flashing (aluminum corrodes in Texas humidity and is not approved by Ennis inspectors); Z-flashing or membrane flashing are the most common approved types. Your permit application must include a detail sketch or photo showing flashing location; some inspectors will require a product spec sheet (e.g., AZEK Z-flashing or Cofol membrane).

Guardrail height, stair dimensions, and handrail requirements follow IRC R311 and IBC 1015 strictly in Ennis. Guardrails must be 36 inches high minimum, measured vertically from the deck surface to the top of the rail (some jurisdictions in Texas require 42 inches, but Ennis enforces 36). Balusters (vertical spindles) must not allow a 4-inch sphere to pass through; this prevents a child's head from getting stuck. If your deck is more than 30 inches above grade, guardrails are mandatory; if it is lower, they are not, but if you build stairs to the deck, the landing at the top of the stairs must have a guardrail even if the deck surface itself is under 30 inches. Stairs must have treads of 10 to 11 inches deep and risers of 7 to 8 inches (within ⅜ inch tolerance across the entire stair run), and a handrail if there are four or more risers. Ennis inspectors will measure stair dimensions during framing inspection; if your stairs are off, you will be ordered to re-build them. A ramp (if used instead of stairs) must have a slope of no steeper than 1:12 (1 inch of rise for every 12 inches of run) and handrails on both sides if over 6 inches high. Most residential decks in Ennis use stairs, not ramps, so plan for 3-5 stairs and a landing.

Electrical and plumbing on your deck require separate permits and inspections. If you plan to add deck lighting (especially low-voltage or standard 120V), a dedicated circuit, or an outlet, you need an electrical permit filed with the Ennis Building Department (often the same counter, different form). Outdoor outlets must be GFCI-protected per NEC 210.8, and all outdoor wiring must be rated for wet locations (UF-B cable if buried, SE cable if on the surface, or conduit). If you include a hot tub, spa, or any plumbing (fountain, sink, etc.), a plumbing permit is required; hot tubs also trigger electrical permits and may require a dedicated 240V circuit and ground-fault protection. Ennis does not combine electrical and building permits into a single application, so you will make multiple trips or file online. Budget an extra $100–$300 for electrical permit fees and $150–$400 for plumbing if applicable. These inspections are separate from the deck framing inspection.

Three Ennis deck (attached to house) scenarios

Scenario A
12x16 pressure-treated deck, 18 inches above grade, attached via ledger to rim joist, rear yard, no utilities — typical Ennis residential project
You are building a modest 12-by-16-foot (192 sq ft) pressure-treated deck off the back of your house in a typical Ennis single-family neighborhood (say, near downtown or in Tarrant County just south). The deck will be 18 inches above the ground at the back corners, with a 3-step staircase on the front. The ledger will be bolted to your house's rim joist, which is currently covered by vinyl siding and house wrap. This is a straightforward permit case. First, contact the City of Ennis Building Department (phone or online portal) to request an application packet or access their online permit system. You will need to provide a site plan (showing your lot, house location, deck footprint, setbacks from property lines — typically 5 to 25 feet depending on your zoning, so check your deed or contact the city planning department), a deck plan (bird's-eye view showing dimensions, board spacing, post locations), and two details: footing detail (showing post size, footing depth, concrete specs, frost depth — 18 inches in Ennis) and ledger detail (showing flashing type, fastener spacing every 16 inches, bolting to rim joist, and removal of siding/wrap at the attachment point). The permit application fee is typically $200–$350 depending on valuation; Ennis uses $15–$20 per 100 sq ft for new construction, so a 192 sq ft deck is roughly $300–$400 in estimated construction cost, yielding a $45–$80 permit fee (1.5% of valuation is the typical Texas formula, though cities vary). Plan review takes 2-3 weeks; the city will either approve or issue a Request for Information (RFI) asking for clarifications on footing depth, flashing detail, or guardrail height. Once approved, you schedule three inspections: footing pre-pour (before concrete is set, 1 day notice), framing (after posts, beams, joists, and stairs are set but before decking, 1 day notice), and final (after all work is complete, decking, guardrails, stairs finished). Each inspection takes 30 minutes to 1 hour and is typically scheduled on consecutive weeks if you are building in good weather (spring/fall in north Texas). If all inspections pass, you receive a Certificate of Completion and are done. Total time from application to final inspection: 4-6 weeks. Total cost: permit fee ($45–$80) plus plan drawing (if you hire a draftsperson, $300–$600; some cities accept hand-drawn plans, but Ennis prefers scaled drawings) plus materials (pressure-treated lumber roughly $1,200–$1,800 for this size), labor (if you hire a contractor, $2,000–$4,000 in Ennis rates), and footing/concrete ($600–$1,000). Grand total: $4,000–$8,000 for a DIY deck with permit, or $6,000–$10,000 if you hire it out.
Permit required (attached ledger) | Site plan + footing + ledger details required | 18-inch footing depth minimum | GFCI outlet recommended (separate electrical permit if added) | Pressure-treated lumber or cedar (rot-resistant) | Permit fee $45–$80 | Plan review 2-3 weeks | 3 inspections required | Total project cost $4,000–$10,000
Scenario B
Elevated 20x20 deck, 4 feet above grade, brick veneer house, ledger in brick mortar joint, guardrail with balusters, staircase with landing — Ennis mid-range project with masonry challenge
You own an older brick-veneer home in Ennis (common in older neighborhoods near downtown or Ellis County historic areas) and want to build a larger 20-by-20-foot (400 sq ft) elevated deck. The back of your house is 4 feet above grade due to the slope of your lot, so the deck will be 48 inches above the ground at its furthest point, triggering mandatory guardrails. Your house has single-wythe brick veneer with no ledger board visible; the rim joist is behind the brick. This creates a masonry flashing challenge: you cannot simply bolt through brick without a ledger board, so you have two options: (1) install a bolted ledger board into the rim joist and flashing over the brick (non-standard, may crack mortar), or (2) remove a course or two of brick at the rim-joist height, install flashing in the mortar joint, and re-point the brick (more labor-intensive, $1,500–$3,000 in Ennis contractor rates, but code-compliant). Most Ennis inspectors will require option 2 or will request a structural engineer's letter approving option 1. Plan on hiring a masonry contractor for this work; it is not a DIY task. Your permit application must include a detailed ledger-flashing plan with a brick-mason's letter or engineer's stamp approving the flashing method. Footing depth is still 18 inches, but because your deck is 400 sq ft (over the 200 sq ft threshold), the city may order a structural engineer to review post sizing, beam grade, and lateral-load connections (how the posts tie to footings and beams). This adds $500–$800 to the plan-review cost if the city contracts an engineer, or you can hire your own engineer upfront for $600–$1,200 to pre-approve the design and avoid delays. Staircase: at 4 feet of elevation, you will need a 5-6 step staircase with a landing (intermediate platform) at the top. The landing must be at least 36 inches deep and must have guardrails on all open sides. Balusters must be spaced so a 4-inch sphere cannot pass through (typically 4 inches on center). This is complex to detail, so many Ennis homeowners buy pre-fabricated stair kits (available from big-box stores, $800–$1,500) that come with engineered drawings, reducing plan-review risk. Permit fee for a 400 sq ft deck: $150–$250 (higher valuation = higher fee). Plan review: 3-4 weeks due to structural complexity. Inspections: footing pre-pour, structural verification (engineer or inspector verifying post-to-footing connection and beam sizing), framing, and final. Total time: 6-8 weeks. Total cost: permit ($150–$250) plus plan drawing ($500–$1,000, more complex than scenario A) plus masonry rework ($1,500–$3,000) plus materials ($2,500–$3,500) plus labor ($3,000–$6,000 in Ennis) plus optional engineer ($600–$1,200). Grand total: $8,000–$16,000 for a professional build with all code reviews.
Permit required (attached + over 200 sq ft) | Masonry flashing detail required (engineer letter recommended) | Structural plan review likely ordered | 18-inch footing depth | Landing + handrail + balusters required | Permit fee $150–$250 | Pre-fab stair kits acceptable | Plan review 3-4 weeks | 4 inspections (footing, structural, framing, final) | Total project cost $8,000–$16,000
Scenario C
Freestanding 12x12 composite deck, ground-level (8 inches above grade), no ledger attachment, HOA community in north Ennis — potential exemption test case
You live in a newer HOA community north of downtown Ennis (such as a development in the Ennis ISD area) and want to build a small freestanding deck using composite material (Trex, TimberTech) so it requires zero maintenance. The deck is 12 by 12 feet (144 sq ft), only 8 inches above the ground, and has no ledger — it sits on four independent posts that rest on concrete piers at 18 inches deep (you're being code-conscious). At first glance, this appears exempt: under 200 sq ft, under 30 inches high, no attachment. However, there are three complicating factors. First, your HOA likely requires architectural approval for any outdoor structure, including decks; this is separate from the city permit and is often more restrictive. Ennis HOAs typically require submission of deck plans, materials, and color to the HOA architectural committee 30-60 days before any work; this can delay your project significantly if the HOA wants revisions or if composite material is not pre-approved. Second, even though the deck is freestanding now, if you attach a roof, shade structure, or electrical outlet later, the city will reclassify it as requiring a permit retroactively. Third, the City of Ennis Building Department does not have a published exemption for ground-level freestanding decks under 200 sq ft; many Texas cities do, but Ennis is conservative and may require a permit anyway if an inspector spots the structure. Your safest move: file a permit application and ask Ennis for a written exemption letter; this costs $50–$100 but gives you proof that no permit is needed, protecting your resale later. If Ennis does not grant an exemption, the permit fee is likely $75–$150 (low valuation for a small composite deck), and plan review is 1-2 weeks. The HOA approval, however, is the bigger wildcard and could take 2-3 months if revisions are requested. Composite material: Ennis inspectors do not have specific objections to composite decking, but some older inspectors may request product specs (durability rating, manufacturer warranty) to confirm it meets IRC R505 (wood and wood-based products). Most big-box composite products come with engineer letters pre-approved for residential use, so provide those with your application. If the deck is finally approved (either exempt or permitted), inspections are minimal for a ground-level freestanding structure: typically just a final inspection to confirm footing depth and no ledger attachment. Total time: 3-4 weeks if permit-required, 2 months if HOA approval dominates. Total cost: $500–$2,500 depending on whether you need a permit, hire a draftsperson for HOA submission, and purchase composite material.
Permit may be exempted (freestanding, under 200 sq ft, under 30 inches) but Ennis does not publish exemption threshold | HOA approval required separately and likely slower than city permit | Composite material acceptable (provide manufacturer specs) | Footing depth 18 inches minimum even if exempted | No ledger = simpler plan | Permit fee $75–$150 if required | HOA approval 2-3 months | Plan review 1-2 weeks | Final inspection only if permitted | Total project cost $500–$2,500 (low-end if exempt and HOA approves quickly, high-end if both processes required)

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Footing depth and frost heave in Ellis County clay

Ellis County, where Ennis is located, has two dominant soil types: expansive Houston Black clay in the southern and central portions, and decomposed granite mixed with clay in the western edge toward Corsicana. Both soils are frost-sensitive and prone to vertical movement during freeze-thaw cycles. The frost line depth in Ennis ranges from 12 inches in the southern parts of the county to 18 inches in the northern parts (towards the Ellis-Collin County border); the IRC R403 standard adopted by Texas defines this based on historical weather data, and Ennis Building Department uses 18 inches as a safe minimum for the city proper. However, expansive clay does not just heave during freezing — it also shrinks during dry periods (summer in north Texas can be bone-dry for 3-4 months) and swells during wet periods (late fall and spring), causing differential settlement even above the frost line. This is why footings must be deep and on stable bearing soil, not just below the frost depth.

When you submit your deck footing plan to Ennis, the city may request a soil probe or a Geotechnical Boring Report if your lot is in a high-clay area. Many homeowners skip this and rely on the standard 18-inch requirement, which is usually adequate; however, if your deck post shows signs of settling or the deck cracks at the ledger within 1-2 years of completion, you may regret not doing a soil test. The cost of a soil probe is $200–$400 per boring and gives you the exact bearing capacity (pounds per square foot) of your soil, allowing you to properly size your concrete footing and post. For a typical residential deck, a footing 18 inches deep with 12 inches of post-hole width (36-inch perimeter) and 4-6 inches of gravel base, filled with 3,000 PSI concrete, will support 4-6 tons of load — more than enough for a residential deck with snow load. Ennis inspectors will ask for footing details on your plan, and if you cannot provide them, they may require a soil test before approving the plan. Do not skip this step; it is the difference between a stable deck and a settling one.

Pressure-treated lumber (PT) has improved dramatically since the 1990s (copper-based PT is now standard in the US, replacing arsenic-based products). Modern PT lumber is safe for residential decks and is the material most Ennis homeowners use because it is affordable ($800–$1,500 for a 192 sq ft deck) and code-approved. However, PT lumber still corrodes fasteners if you use the wrong nails or bolts; you must use stainless-steel or hot-dipped galvanized fasteners (¾ the cost of stainless, but still $50–$100 for a small deck). Cedar or redwood is prettier but more expensive ($2,500–$4,000 for a 192 sq ft deck) and requires annual sealing; if you choose cedar, Ennis has no objection, but budget for maintenance. Composite material (Trex, TimberTech) is the premium option ($3,000–$6,000 for a 192 sq ft deck) but requires zero staining and lasts 25-30 years; Ennis accepts composite without question, as long as you provide manufacturer specs.

Ledger flashing and water damage: why Ennis inspectors are strict

Deck ledger flashing is the most common cause of structural failure in North Texas decks, and Ennis Building Department inspectors have seen enough rotted rim joists in their area to take it very seriously. When a ledger is fastened to the house without proper flashing, water from rain, snow melt, and humidity seeps between the ledger and the house's rim board or band board. Within 2-3 years, the rim wood can rot (especially in pressure-treated material, which is wet from the mill and is highly susceptible to fungal rot when trapped against an equally wet house), and within 5 years, the rot spreads to the house's rim framing, band board, or even sill plate. At that point, you are looking at $5,000–$15,000 in structural repairs, or worse, complete re-framing of the house's rim system. Ennis inspectors know this and will inspect the ledger flashing carefully during the framing inspection. They will ask to see the flashing installed between the ledger and the rim board, extending behind the house wrap (not over it), and running down at least 2 inches below the deck surface to shed water away from the house.

The approved flashing materials in Ennis are galvanized steel, aluminum (less preferred), stainless steel, or specialty membranes like AZEK Z-flashing or Cofol tape. The installation detail is critical: the top edge of the flashing must slide up behind the house wrap and extend at least 2 inches up the rim board; the bottom edge must extend at least 2 inches down the exterior of the ledger. For houses with vinyl siding, the siding must be removed at the ledger line, the house wrap pulled back, flashing installed, and then the siding re-attached (with new nails). For houses with brick veneer, the flashing is installed in the mortar joint at the rim-joist height, which requires either removing a course of brick or cutting a slot in the mortar and installing a self-adhesive flashing (faster but sometimes rejected by old-school inspectors). For houses with stucco, flashing is installed under the stucco before the next coat is applied — a major undertaking if the stucco is existing. Ennis inspectors will ask to see photos of the flashing installation before approving the framing inspection. Many contractors in Ennis skip or minimize flashing because it adds labor and complexity; this is why permitting is so important — the city's inspection catches this and prevents years of water damage.

If you are hiring a contractor, ask them specifically about ledger flashing and request to see a reference deck or photo of flashing installation on a previous job. A good Ennis contractor will have a standard detail and will know your house type (vinyl, brick, stucco) before submitting a bid. If you are building the deck yourself, buy a flashing kit (usually $50–$150) and follow the manufacturer's instructions exactly; if the instructions are vague, contact the manufacturer for a detail sketch or ask the building department for an example. This is not the place to save $100; water damage will cost $10,000–$20,000 to fix.

City of Ennis Building Department
Ennis City Hall, Ennis, TX 75119 (verify current address with city)
Phone: (972) 675-3644 (verify with city — this is a typical Ellis County area code; call ahead to confirm) | Check the City of Ennis website (https://www.ennis-tx.gov) for online permit portal; many Texas cities now offer ePermitting systems
Monday-Friday, 8:00 AM - 5:00 PM CT (typical Texas municipal hours; verify with city)

Common questions

Do I need a permit for a freestanding deck not attached to my house?

Freestanding decks under 30 inches high and under 200 square feet are exempt in most Texas jurisdictions, but the City of Ennis does not publish a written exemption threshold. Contact Ennis Building Department before building and request a written exemption letter; if the city cannot provide one, a permit application ($75–$150) will clarify your status. Even if exempt now, adding a roof, electrical, or ledger attachment later will trigger a permit requirement retroactively.

What frost depth does Ennis require for deck footings?

Ennis enforces 18 inches below finished grade as the standard frost depth for Ellis County. Northern areas of the county may be slightly deeper (up to 20 inches), but 18 inches is the typical requirement. Your footing plan must show this depth, and the inspector will verify it before concrete is poured; if you dig less, the inspector will reject the footing pre-pour inspection and order you to re-dig.

Can I use concrete blocks or gravel pads instead of digging footings?

No. Ennis Building Department requires footings to extend below the frost depth (18 inches) and rest on stable bearing soil, not on blocks or gravel sitting on the surface. Using blocks or pads will fail footing inspection and must be removed; concrete footings are the only code-approved method in Ennis.

Do I need a structural engineer for my deck permit?

For decks under 200 square feet with simple post-and-beam design, no engineer is required; the standard IRC R507 details are sufficient, and your plan can include simple sketches. For decks over 200 square feet or on steep slopes, Ennis may request a structural engineer's review (cost $500–$1,200); you can hire the engineer upfront or wait for the city to request it during plan review. Using an engineer usually speeds approval.

How much does a deck permit cost in Ennis?

Ennis uses a valuation-based permit fee formula (typically 1.5-2% of estimated construction cost). A small 192 sq ft deck ($3,000–$5,000 valuation) costs $45–$100 in permit fees; a larger 400 sq ft deck ($6,000–$10,000 valuation) costs $150–$250. Electrical or plumbing permits are additional ($100–$300 each). Call Ennis Building Department for the exact fee schedule for your project scope.

What inspections will I have for my deck?

Ennis requires a minimum of three inspections: (1) Footing pre-pour (before concrete is set, verifies depth and soil conditions), (2) Framing (after posts, beams, joists, and stairs are set, verifies ledger flashing, beam-to-post connections, and guardrail framing), and (3) Final (after all work is complete, verifies guardrails, balusters, and handrail compliance). Schedule each inspection 1 day in advance by phone or online portal.

Do I need a separate electrical permit for outdoor outlets or lighting on my deck?

Yes. Electrical permits are separate from building permits in Ennis. If you plan to add standard 120V outlets, low-voltage lighting, or a dedicated circuit, file an electrical permit application at the Building Department (same counter, different form). Outdoor outlets must be GFCI-protected per NEC 210.8. Electrical permit fees are typically $100–$200, and inspection is required before final approval.

What happens if my HOA requires approval and the city requires a permit?

Both approvals are required and are independent processes. HOA architectural approval typically takes 30-60 days and is required before any work begins. City permitting takes 2-4 weeks for plan review and then 2-3 weeks for inspections. Plan for 2-3 months total if both are required. Get HOA approval first, then apply for the city permit.

Can I build my deck myself, or do I need to hire a licensed contractor?

Texas allows owner-builders to construct decks on owner-occupied residential property without a contractor's license. You can build it yourself and pull the permit in your name. However, if you hire someone, they do not need a license for carpentry work (deck building is exempt from licensing in Texas), but they may need to be bonded if they are pulling the permit on your behalf. Always pull the permit in your name if you are the owner and are doing the work yourself.

How long does the entire deck permit and construction process take in Ennis?

Plan for 4-6 weeks if your project is straightforward (small attached deck, no complexities). The timeline breaks down as: permit application submission (1 week), plan review (2-3 weeks), approval and scheduling of footing inspection (1 week), construction and inspections (2-3 weeks for a DIY build or 4-6 weeks for hired contractor work). If complications arise (engineer review required, ledger flashing detail rejected, footing inspection fails), add 2-4 weeks. Start in spring (February-March) or early fall (August-September) to avoid summer heat and winter freeze-thaw risks.

Disclaimer: This guide is based on research conducted in May 2026 using publicly available sources. Always verify current deck (attached to house) permit requirements with the City of Ennis Building Department before starting your project.

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