Inside Sherman: building plan review through the Development Services Self Service Portal, contractor registration, civil submittals for site work, trade permits, and inspections through occupancy. On unincorporated county land there is generally no county building permit, but state trade licensing, TxDOT access, and floodplain rules still apply.
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Sherman runs commercial work through its Self Service Portal, and a typical project touches it several times: contractor registration (the city's professional license), building plan review against the adopted IBC, civil submittals where site work and drainage are in scope, trade permits for the state-licensed electrical, plumbing, and mechanical work, and the inspection sequence that ends in a certificate of occupancy. Zoning and platting questions come before all of it on raw ground, and projects near the fab corridor should expect the city's review pipeline to be busy, which makes complete first submittals worth real calendar time. The other corridor cities (Denison, McKinney, Anna, Melissa, Gainesville, Bonham, and Durant across the river) run their own equivalents of the same pipeline. Outside city limits the picture inverts: Texas and Oklahoma counties generally issue no building permit for most private commercial construction, which surprises people in both directions. No county permit does not mean no rules: TxDOT (or ODOT in Oklahoma) still permits the highway access, the county road department still governs culverts and approaches on county roads, county floodplain administration applies where mapped, septic runs through the county's licensed process, and the state trade licenses apply everywhere regardless of jurisdiction. Fire marshal review can also reach some unincorporated occupancies. The written scope here names the jurisdiction, the submittals, and who carries each one, so the permit path is a line item rather than a surprise.