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Site Surveys, Sign Permits, City Inspections, & Landlord Approvals

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 so that you do not have to!  We have Staff that does nothing but this!  We 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.  If not, and if your electrical service to the sign does not have a LOCKABLE disconnect, we have a solution!  

If your sign is being installed by us, locally, and you are present at the sign installation, we will tell you if your existing electrical does not have a lockable disconnect.  We can install one for you at the time of sign installation for $79.95 plus tax.  

If we are shipping the sign to your location and you know that your electrical will not pass inspection because it does not have a LOCKABLE disconnect, for the same price we can include a switch when the sign is shipped.

The lockable switch price includes a label, installed by your electrical service panel, noting that your lockable disconnect is installed on a transformer box.

You will need to have a ladder available, or keep the transformer box visible, 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.

Sign Ordinances

Most City Sign Ordinances can be reviewed at either,,, 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 that city (below) and you will be forwarded to its individual page if we have created one.  Not all the cities above have separate pages.  

OVER 60,000 SIGNS MANUFACTURED AND INSTALLEDWe serve and have installed signs in the Texas cities of Addison, Aledo, Allen, Alvarado, Anna, Argyle, Arlington, Athens, Aubrey, Avalon, Azle, Balch Springs, Bedford, Benbrook, Blue Mound, Bonham, Briar, Bridgeport, Buckingham, Burleson, Caddo Mills, Canton, Carrollton, Cedar Hill, Celina, Cleburne, Cockrell Hill, Colleyville, The Colony, Combine, Coppell, Corsicana, Crandall, Crowley, Dallas, Dalworthington Gardens, Decatur, Denison, Denton, Desoto, D/FW Airport, Dido, Duncanville, Eagle Mountain Lake, Edgecliff, Ennis, Euless, Everman, Farmers Branch, Farmersville, Ferris, Flower Mound, Forest Hill, Forney, Fort Worth, Frisco, Gainesville, Garland, Glenn Heights, Granbury, Grand Prairie, Grapevine, Greenville, Gun Barrel City, Haltom City, Haslet, Highland Park, Hillsboro, Hudson Oaks, Hurst, Hutchins, Irving, Italy, Itasca, Jacksboro, Joshua, Justin, Kaufman, Keene, Keller, Kennedale, Kleberg, Krum, Lake Dallas, Lake Worth, Lakeside, Lancaster, Las Colinas, Lawson, Lewisville, Little Elm, Longview, Mansfield, Marshall, Maypearl, McKinney, Melissa, Mesquite, Midlothian, Milford, Mineral Wells, Mount Pleasant, Mount Vernon, Murphy, Nevada, Newark, North Richland Hills, Ovilla, Palmer, Pantego, Paris, Parker County, Pelican Bay, Pittsburg, Plano, Ponder, Princeton, Prosper, Quinlan, Quitman, Red Oak, Rendon, Richardson, Richland Hills, Rice, River Oaks, Roanoke, Rockwall, Rowlett, Royse City, Sachse, Saginaw, Sansom Park, Sanger, Seagoville, Sherman, Silver Creek, Southlake, Springtown, Stephenville, Sulphur Springs, Sunnyvale, Terrell, Texarkana, Trophy Club, Tyler, University Park, Van Alstyne, Valley View, Watauga, Waxahachie, Weatherford, Wedgewood, Westlake, Weston, Westover Hills, Wheatland, White Settlement, Whitney, Wichita Falls, Willow Park, Wills Point, Wilmer, and Wylie.

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 100 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.

Portable Signs, Banners, and Pendants

We furnish our customers a "Grand Opening Package" featuring a free parking lot "Coming Soon" free-standing portable sign to attract attention while their sign is being constructed.

Free Portable SignWe can also supply banners and pendants.

"Coming Soon" and/or "Grand Opening" Banners, pendants (small plastic flags on a rope), and portable signs are very good ideas if your landlord and City allow them.Free Sign

Almost every City requires an additional Sign Permit for banners and portable signs, and allows their use for one month four times a year.  Most cities do not allow pendants.

We will file for your Portable Sign, banner, and pendant permits for free while we are filing for your major sign permit.  We only charge for the actual cost of the City permits.

Almost no City allows banners to be placed on existing free-standing signs, fences, or between light poles.

Click our "Other Products" tab for construction details on banners.

LED Message Center Rentals

Dallas Signs Manufacturing rents SunburstDisplays™ LED full-color digital animated electronic message centers.

This may be perfect for your Grand Opening or other special event.

Contact us for details.

Intertek (ETL) Approved ManufacturerUnderwriters Laboratories (UL) Approved ManufacturerSigns Manufacturing™ & Maintenance Corp.


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