Sign Surveys, Permit Filing, Ordinances, Variances, Inspections & More
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Sign Permitting FAQ – Do You Need a Sign Permit? Costs, Timeline & Requirements
Everything you need to know about business sign permits, sign permit costs, how long a sign permit takes, variances, LED/digital signs, and more.
Do I need a permit for a business sign? (Sign permit requirements explained)
Yes — almost every permanent exterior business sign requires a permit in the United States. This includes wall signs, monument signs, pole/pylon signs, illuminated signs, channel letters, and cabinet signs. Temporary banners, small yard signs, and minor maintenance usually do not need permits.
Who is responsible for pulling the sign permit — me or the sign company?
The property owner or tenant is legally responsible, but we handle 100% of the sign permitting process for you: plan preparation, engineering, submittal, revisions, pickup, and posting.
How long does it take to get a sign permit?
Typical sign permit timelines:
• Wall signs & monument signs: 2–6 weeks
• Pole signs & signs needing variances: 8–16 weeks
• Fast-track cities or shopping centers: 3–10 business days
How much does a sign permit cost in 2025?
Sign permit fees vary by city and sign value:
• Basic wall signs: $150 – $600
• Monument signs: $400 – $1,200
• Pole/pylon signs: $800 – $3,000+
Additional electrical permits and plan-check fees may apply.
Can you install my sign first and get the permit later?
No. Installing without an approved permit can result in daily fines ($500–$2,500+ per day), forced removal at your expense, and stop-work orders. We never install without final approval.
Do LED message centers or digital signs need special permits?
Yes. Most cities classify electronic message centers (EMCs) separately with strict rules on brightness (nits), message hold time, percentage of sign area, and often require a conditional-use permit or variance.
I’m only replacing the sign face — do I still need a permit?
Usually yes if you’re changing from non-illuminated to illuminated or altering the cabinet size. Identical face replacements with no structural or electrical changes often qualify for a quick administrative/face-change permit.
What is a sign variance and when do I need one?
A sign variance is official permission to deviate from the municipal sign code (height, size, setback, illumination, etc.). We prepare and present the entire variance application and attend hearings on your behalf if needed.
What documents do you need from me to start the sign permit process?
• Exact installation address
• Site photos
• Landlord letter of authorization or lease excerpt
• Final artwork files
• Desired sign type and dimensions
My shopping center says the landlord handles sign permits — is that correct?
Many property managers do control permitting through pre-approved sign criteria. We’ll coordinate directly with them so you don’t have to.
Permit Filing and State Law
Every city and jurisdiction (AHJ) in Texas, plus the State, in Texas in unincorporated areas of the State, requires that a entity filing for a permit to install an electrical sign be a State licensed electrical sign contractor.
Our State-wide license numbers are TSCL 18015 and TSCL 18016. (We are also a licensed electrical contractor. TECL 17503.)
If we weren't State licensed we couldn't legally even advertise that we installed electrical signage. We couldn't legally hire someone else to get the permits and install the sign, then add the cost to our invoice either. Both of these actions are against the law in Texas.
If someone tells you different, if they can't provide you with THEIR State license number, you're being conned! Be careful. If they actually obtain a permit you're going to have to deal with a second company that is only going to permit and install your sign, too. Most of the companies that pull this are actually not manufacturing the sign anyway, they're only buying it from someone else and selling it to you for a profit, because an electrical sign must be listed and labeled to be legally installed in Texas, by law. Or they don't care if its listed because they're installing it illegally anyway. Every city and jurisdiction (AHJ) in Texas, plus the State, requires that all electrical signage be listed and labeled. No one can file for a permit to install an unlisted electrical sign.
If someone doesn't have a State contractor's license you can bet that they won't have an OSHA approved listing to manufacture electrical signs either. We have two Nationwide approvals. Our approval numbers are: Underwriters Laboratories (U.L.) File # UXYT.E149959, Intertek (E.T.L.) File # 4007685. Our electrical signage is designed, inspected, tested and approved for manufacturing and Nationwide installation.
If any unlisted electrical device is installed on a property and there is a fire, insurance companies are known for denying coverage, blaming this illegal device for the fire. (Our products, and our installations, are insured.)
Complete Project Management
Our installation quotations include preparing drawings of your new signs for your Landlord, if required, and also for your City Sign Permit Application. This means we will either send our people to measure your property or have a subcontractor do the measurements (a site survey.) We will then produce detailed drawings of the sign, how it is built, and the property where it will be installed.
We deal with the City. We have Staff that does nothing but this! They also help you provide the necessary materials to get approval from your Landlord.
Our main Sign Permit Technician is trained by the International Code Council (ICC), the group that trains all city employees in the area, and is in fact an ex city Sign Permit Technician.
We will send our drawings to your Landlord, and deliver them to your City with a Sign Permit Application.
If your Landlord has sign criteria, please give us a copy. It will help us insure that the Landlord
quickly approves the layout for your new sign.
When your City approves your permit they will usually require the sign company to return to City Hall to pick up the permit in person. This is also included in our quotation.
If the City doesn't approve your permit, and you want to appeal their decision, we are very skilled at obtaining a "Variance." Our record is nearly perfect.
If your City requires a pre-installation sign inspection we will comply.
After the sign is installed, the City will inspect the sign, and your electrical connection to the sign.*
*NOTE: Most cities, and the National Electrical Code, require that a sign have a disconnect (switch). If your channel letter sign is being installed on a raceway, our price includes installing a switch on the raceway.
You will need to have a ladder available, or keep the transformer box visible for above-the-ceiling installation work, until the City Inspector has inspected your sign.
Some cities require that you have permit copies on-site before they will inspect, some do not. We will give you copies of what is required to be posted.
NOTE: In most cities the customer must have a Certificate of Occupancy (C.O.) approved, or at least “pending" with the City, with the same name as the sign before the sign permit application will be considered. The city’s name requirement is to insure that this sign will be an on-premise sign, and not for advertising a business or entity that is not located on the property. They have different rules and regulations for off-premise signage. Unfortunately, we cannot file for your C.O., or if necessary amend your existing C.O. with a name change, for you.
Sign Ordinances
Most City Sign Ordinances can be reviewed at either www.municode.com, www.amlegal.com/library, http://codes.franklinlegal.net/codes-flp/, http://www.tml.org/links_cities.html.or http://www.tml.org/links_cities.html for Texas cities. However, many cities have their own websites, and some still use typewriters.
To view the "Home Page" for a city, Click on the city (below) and you will be forwarded to its individual page if we have created one. Not all the cities above have separate pages.
A word of warning; cities change sign ordinances on a whim.
New ordinances are NEVER as liberal as the ordinances they replace. If your sign is installed under the provisions of an older ordinance you probably have a competitive advantage over your newer neighbors IF you installed the maximum signs allowed!
...See that Which-Wich business? He's going to be out of business in less than a year only because his sign is so small. Our City Sign Ordinance forced him to do this. But now because we don't want this shopping center to be a ghost town we're letting businesses put up pretty much whatever they need to stay in business regardless of what our Sign Ordinance says, if they know to ask the right people like you do. Unfortunately, our next mayor thinks that businesses do not need signs, so most new businesses that come here will also be doomed." - A City Sign Inspector who asked to remain anonymous (but one who cares)
Hole-drilling Inspections
The State of Texas requires that we mark the location where a hole is to be drilled and notify the State of our intentions.
The State notifies all regulated utilities (electric, gas, telephone, cable, and pipeline companies, etc.) of our intentions, and we must give them three work days to verify that we will not hit any of their underground components. If there is a potential conflict they must visit the site and mark the location of their components.
Although not required by law, we also notify water, sewer, and private communications entities (school districts, fire, police, city, etc.) before drilling. We have developed proprietary contact lists for use in every city in the metroplex over the years.
The City itself usually inspects detached sign locations to insure that they comply with the permit location before drilling.
After a hole is drilled, the City usually inspects the hole prior to it's being filled with concrete.
Certified Engineering
Almost all cities require that Certified Engineering be presented prior to Permit Approval to prove that the design of a pylon sign will withstand a 115 m.p.h. wind (140 m.p.h. in Florida.)
No one wants to hurt someone
We prepare certified engineering on all our free-standing signs.
When hurricane Ivan hit the Florida panhandle in 2004 with 140 m.p.h. winds no cabinet sign we manufactured was damaged, except by flying objects; no free-standing pylon sign even lost a sign face (2 small changeable-letter readerboards with plastic faces lost their faces.) One of our customers had 2 previous sign suppliers; none of their signs survived.
Certified Site Plans
Some cities require that Certified Site Plans be presented prior to Permit Approval to prove that the installation location of a sign will meet their ordinances.
This can be tricky for most new owners. But Signs Manufacturing has resources to get it done so you don't have to!
Sign Permit Filing, Manufacturing & Installing Chronology
We'll make it look effortless. But behind the scenes your sign project is moving through dozens of steps you’ll never need to manage. Our team coordinates all of it so you can stay focused on your business.
We keep the moving parts moving so your sign shows up on time, passes inspection, and looks exactly the way you approved.
STAGE 1 — CUSTOMER APPROVALS
- CUSTOMER | Our Sales Order is approved and our initial payment is paid (or a payment schedule arranged).
- CUSTOMER | Approves the original artwork SIGNS MANUFACTURING™ creates.
- CUSTOMER | Obtains Landlord’s approval (if any) and any other private approvals (neighborhood association, etc.). SIGNS MANUFACTURING™ will help with this in any way we can.
- CUSTOMER | Approves SIGNS MANUFACTURING™ beginning fabrication before permit approval (optional if desired).
- CUSTOMER | In most cities the CUSTOMER must have a Certificate of Occupancy (C.O.) approved, or at least “pending" with the City, with the same name as the sign before the sign permit application will be considered. The city’s name requirement is to ensure that this sign will be an on-premise sign, and not for advertising a business or entity that is not located on the property. They have different rules and regulations for off-premise signage. Unfortunately, we cannot file for your C.O., or if necessary amend your existing C.O. with a name change, for you.
STAGE 2 — PERMITTING
- SIGNS MANUFACTURING™ | Collects/prepares the required data for the sign permit, which may include stamped engineer’s drawings and/or stamped certified site plans. Permits are filed either in person or online (or both).
- SIGNS MANUFACTURING™ | Production-ready drawings are prepared.
- SIGNS MANUFACTURING™ | Purchasing readies all materials necessary for fabrication.
STAGE 3 — PRE-PRODUCTION
- CUSTOMER | Approves production-ready artwork and colors.
- CUSTOMER | Pays any remaining deposit obligations (if any).
- CUSTOMER | Arranges to have Electrician run power/data (if needed) to the sign location and verify it is up-to-code as well as any other 3rd-party contractors. Painters (if needed), Roofing Company (if there will be penetrations in the roof), or other potential 3rd-Party Contractors.
STAGE 4a — PRODUCTION
- SIGNS MANUFACTURING™ | Once the permit is approved, or the CUSTOMER approved pre-permit manufacturing (above), the signage is fabricated and tested.
- SIGNS MANUFACTURING™ | Quality Control inspects the sign and applies a nationally recognized listing label (UL or ETL).
STAGE 4b — DETACHED SIGNS (occurs concurrently with 4a, above)
- SIGNS MANUFACTURING™ | Marks location of the sign and notes any sprinkler locations with the help of the CUSTOMER.
- SIGNS MANUFACTURING™ | Arranges required AHJ inspections for the site location.
- SIGNS MANUFACTURING™ | Foundation is drilled/dug and new AHJ inspections are arranged for the foundation.
- CUSTOMER | Final delivery and payment are arranged.
STAGE 5 — COMPLETION
- SIGNS MANUFACTURING™ | Installation begins. Sign is connected to the CUSTOMER’s electrical and network (programmable LED sign). Jobsite is cleaned. Permit paperwork is left with the CUSTOMER.
- SIGNS MANUFACTURING™ | Final inspections arranged with AHJ.
- CUSTOMER | Must keep paperwork on-site and have it available for the AHJ Inspectors until the sign permit final is received.
- CUSTOMER | If the signage contains a programmable LED sign, training will be performed on-site by SIGNS MANUFACTURING™ technicians.
You will be kept informed of actions requiring your input automatically by email, and by your salesperson. Be sure to add SignsManufacturingUpdates.com to your email “white list" to ensure you receive these important reports.
If you have any questions, concerns, changes, etc. during this process, please let your Sales Consultant know immediately!
FYI: For reference purposes, click HERE to link to the City of Dallas’ PDF regarding sign permit filing.
Literature
We believe we are the only sign company that offers informative literature on signage, our "Sign Buyer's Guide" series.
Our most popular Guides are:
52 Page Brochure
44 Page Brochure
40 Page Brochure
40 Page Brochure
40 Page Brochure
40 Page Brochure
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