Pasadena, Texas | Duplexes and Second Homes

Pasadena, Texas Duplexes and Second Homes: Setbacks, Parking, Site Plans and Licenses

Pasadena, Texas has no zoning use list, and its code sets rules for a duplex wherever one is built: building lines, parking, the building code, site plan review and a rental license. It has no rule for accessory dwelling units, and it lets manufactured homes share a private lot when the lot is big enough. This page gives each rule with its section. The Pasadena overview gives the short version.

How the Code Names a Duplex

Three parts of the code define a duplex, each for its own purpose. For setbacks, Sec. 9-76(b) says a "Duplex residential building or structure" means "a building occupied exclusively for residence purposes and having two (2) apartments." For rental licenses, Sec. 16½-5 says a duplex is a building "rented, leased, or let to be occupied for compensation as two (2) dwelling units, or which is occupied as a place of residence by two (2) families, living independently of each other," and defines a triplex the same way with three. For garbage service, Sec. 14-1 counts as residential "residential subdivision houses, garage apartments, and duplex, triplex and quadplex residential apartments."

The building code treats one- and two-family homes as one group. Sec. 9-60 adopts the 2024 International Building Code for commercial and multifamily projects, with this exception: "One- and two-family dwellings must comply with the 2024 edition of the International Residential Code." Sec. 9-63 renames that code "the Residential Code for One- and Two-family Dwellings of the City of Pasadena, Texas." The City's amendments, adopted October 21, 2025 by Ordinance No. 25-198, require that "Every foundation and/or footing, or any size addition to an existing post-tension foundation, regulated by this code shall be designed and sealed by a Texas-registered engineer," delete the residential sprinkler sections, and call for 5/8-inch fire-rated board between a dwelling and its attached garage.

The code has no rule for an accessory dwelling unit (ADU), a small second home on the same lot as a house. A search of the municode text for "accessory dwelling" returns three sections, and each one is about accessory uses, accessory buildings such as garages and sheds, or wiring for dwellings. Garage apartments appear only in the Chapter 14 garbage definition quoted above.

Deed Restrictions and Plat Notes First

Because no zoning table governs the number of homes on a lot, the recorded deed restrictions for the subdivision are the first document to read. City staff will not interpret them, and the City keeps no copies; the Harris County Clerk does. Plats carry limits too. The City's standard plat certificate for a residential subdivision says "all lots within the boundaries of this subdivision are for residential purposes unless otherwise noted," and since 2021 Appendix A, Sec. 34 bars a replat from changing a single-family plat restriction to allow more homes. A building with three or more homes meets one more limit: Sec. 16½-4 does not permit a multifamily dwelling in a residential addition "except where permitted by the deed restrictions." The no zoning and deed restrictions page explains each one.

Single-Family Residential and the Site Plan

Ordinance No. 2021-164 of October 5, 2021 added a definition to Sec. 28-64: "Single-family residential shall mean the use of a lot with one building designed for and containing not more than one dwelling unit with facilities for living, sleeping, cooking and eating therein." Appendix A uses the same words.

The definition matters for site plan review. A site plan is a scaled drawing of the buildings, parking, driveways, fences and landscaping on a lot. Sec. 28-66 requires one for "New development including buildings and structures; parking areas; driveways; laydown yards and material storage areas; fencing; and other site features except single-family residential," and for redevelopment or additions, again "except single-family residential." The code names no exemption for a duplex. Ask the Planning Department in writing whether it requires a site plan for your duplex before you apply for the building permit.

Where a site plan is required, the planning director checks it against "the landscaping, parking, fencing, and setback ordinances," and "The building official shall not issue a certificate of occupancy, building permit or fence permit unless the planning director or designee approves the site plan." The site plan must come with a survey dated within the last five years or the most recent recorded plat, and the land must be legally platted. An approved plan expires if work does not start within one year. A site plan under one acre costs $100 under Sec. 28-46, and appeals go to the Planning Commission within 30 working days.

Setbacks, Building Lines and Carports

A setback is the distance a building must keep from a property line. Sec. 9-76(a) bars any building "within twenty-five (25) feet of" the front property line or the existing or planned right-of-way of a street in the major street plan. Sec. 9-76(b) keeps a single or duplex building at least 5 feet from every property line, and adds that "Additional setbacks may be required to provide adequate drainage." Sec. 9-77 bars building between the street and the building line shown on a recorded plat. So on a typical platted lot, a duplex sits behind the plat's front building line and 5 feet off each side and the rear.

Sec. 9-76(a) makes one exception inside the front setback: "a carport may be erected in conjunction with single or duplex residential dwellings unless prohibited by a subdivision deed restriction." The carport must be attached to the house at its inner end, rest on no more than two posts placed at least 5 feet from any property line, have a frame 8 to 12 feet above the ground, and have no walls. Sec. 9-60 adds that carports "cannot be enclosed nor any portion of the structure capable of occupancy or habitation."

Parking and Driveways

Sec. 9-7 adopts the minimum parking table attached to Ordinance No. 95-86 and bars a building permit or certificate of occupancy that "provides less than the minimum standards." The table is not printed in the municode text; the Planning Department posts it as the Off-Street Parking Ordinance PDF. It asks for two spaces per dwelling unit for single-family homes and for "two family residential," and both rows say the spaces "may be included in garage." The table's notes say "any fractional spaces shall require additional space."

On a new lot, Appendix A asks for more: a driveway for "two (2) vehicular off-street parking spaces exclusive of any garage." Under Sec. 9-7.1, a one- or two-family parking area is paved with 3½ inches of concrete with wire mesh, or 1½ inches of asphalt on a 6-inch base, and its permit fee is $20. The same section says "All off-street parking shall be setback a minimum of five (5) feet from the property line." Driveway openings onto a public street follow Sec. 32-33: at least 10 feet wide, no more than 20 feet on a lot with 30 to 50 feet of frontage and 35 feet on wider lots, 20 feet between two driveways, and 35 feet from the nearest street corner.

Garages, Shops and Other Accessory Buildings

• Garages and sheds. Under Sec. 9-78, a private garage or shed, attached or detached, must stay at least 5 feet from the side lot lines and the rear lot line.
• Private shops. A building used only as a private shop on a residential lot must stay 25 feet from the side and rear property lines.
• Over 1,200 square feet. Sec. 9-60 says garages, shops, barns and storage buildings over 1,200 square feet "must be constructed to all commercial building" standards for fire separation, loads and trades, may be used "for private residential use only," and may not sit closer than 5 feet to any property line. Sec. 28-66 requires a site plan for them.
• Small sheds. Residential storage buildings of 100 square feet or less need no permit "but must comply with setback requirements."
• Shipping containers. "No permit shall be issued for the installation of a shipping container used for storage on a residential property" (Sec. 9-78).

None of these sections lets an accessory building hold a dwelling unit. A plan to put a home in a garage or shop needs the Planning Department's written answer before design.

Manufactured Homes as Second Homes

Chapter 21 is the one place in the code that sets a lot size per home. A manufactured home, under Sec. 21-1, is a detached single-family home built on or after June 15, 1976, moved to the site in one or more sections, and at least 600 square feet once set up. Sec. 21-15 bars manufactured homes outside a park "Except as otherwise specifically provided in this article," and bars them in "any subdivision with deed restrictions" that "expressly prohibit such activity." Division 3 then allows permanent placement on a private lot when every rule is met and the City license is issued:

• Lot size. Sec. 21-26: 5,000 square feet of lot area and 50 feet of front width "for each manufactured home/dwelling unit located thereon."
• Placement. Sec. 21-20: at least 10 feet from any building, 10 feet end to end and 15 feet side to side from another manufactured home; the plat's front building line, or 25 feet where the plat shows none; 10 feet from each side line and 8 feet from the rear.
• Foundation and hookups. An engineered concrete foundation with anchors (Sec. 21-22), water and sanitary sewer connections (Sec. 21-23), wheels and axles removed (Sec. 21-21) and skirting (Sec. 21-27).
• Parking. Room for "two (2) parking stalls for each living unit" (Sec. 21-24) and a driveway from the street (Sec. 21-25).
• Flood rules. The lowest floor 1 foot above the 500-year flood elevation in zones A1-30, AH, AE and shaded or unshaded X, and no placement within 200 feet of a floodway (Sec. 9-189).

Sec. 21-1 defines a manufactured home park as "A group of three (3) or more manufactured homes located on a tract of land under one (1) ownership," so a third home on one tract moves into the park rules. The Planning FAQ adds that "A travel trailer or RV cannot be parked for residential use on any property within the city limits except in a permitted manufactured home park."

Renting the Second Unit: The Occupancy License

Chapter 16½ adopts the 2024 International Property Maintenance Code as the City's housing code and licenses rental buildings. A "multiunit complex" means "two (2) or more dwellings in one or more buildings" under common ownership, managed by the same owner or agent, and on the same or adjacent lots. Sec. 16½-6 says "It shall be unlawful for any person to lease space in a multiunit complex without a current and valid occupancy license having been issued for said duplex, triplex, or multifamily complex."

The owner applies to the building official with the owner's and manager's contacts, the number of units by bedroom count, and a floor plan of each unit type. Every license expires on December 31, and a new owner must get a new license within 30 days of buying. Under Sec. 16½-7, "The annual occupancy licensing fee shall be fifty dollars ($50.00) per dwelling unit including the annual inspection fee for a duplex or triplex." For four or more units the fee is a $250 base per complex plus $2.75 per unit for inspection.

Permit Fees for a Duplex

Source: Pasadena Code of Ordinances on municode, Supplement 33 Update 1 (Sec. 9-60 as adopted by Ordinance No. 25-198 of October 21, 2025, Sec. 28-46, Sec. 16½-7). The Permit Department posts the same Sec. 9-60 text as its fee schedule.

By VanPlex arithmetic from these rates, a new duplex with 2,400 square feet under roof owes $480 for the building permit and $240 for plan review, before the certificate of occupancy and the trade permits. Utility connections are separate. Sec. 37-5 sets a sewer tap, permit and inspection fee of $1,000 "For one-family residential dwellings," and $500 for "each additional sewer tap." Sec. 37-4 sets $720 for a 5/8 or 3/4-inch water meter and tap. The code does not list a duplex rate for sewer taps, so ask Public Works how many taps and meters it requires for two units.

Where to Go Next

Related on VanPlex: the Pasadena overview, ADUs in Texas, and Texas landlord rules.

Frequently Asked Questions

Official sources (checked October 2026)