FAQ

When do I need a building (structural) permit?

A permit is required to construct, enlarge, alter, move or demolish any one- or two-family dwelling or related structure. For example:

• add a room

• build, demolish, or move a carport, garage, or shed of more than 200 square feet

• finish an attic, garage, or basement to make additional living space

• cut a new window or door opening, or widen existing openings

• move, remove, or add walls

• apply roofing when all of the old roofing is removed and new sheathing is installed

• build a stairway

• build a retaining wall more than four feet high

• building a deck more than 30 inches above grade

• put up a fence more than six feet high

• move more than 50 cubic yards of earth or any amount of cut or fill on sites affected by waterways or slope hazards

If you are not sure you need a permit, call the Building Division at 635-0290.

A full demolition of a single family residence requires an erosion control permit as well as a tree protection or removal permit.  Please see Engineering and Planning for these requirements prior to the application for demolition to the Building department.

What can I do without a permit?

You do not need a permit to do the following minor repairs and maintenance on a one- or two-family dwelling:

• paint buildings that are not historic landmarks

• blow insulation into existing homes

• put up storm windows

• replace interior wall, floor, or ceiling covering, such as wallboard or sheet vinyl

• put up shelving and cabinets

• install gutters and downspouts (A plumbing permit may still be required for stormwater disposal.)

• replace or repair siding on a wall that is three feet or more from a property line

• replace or repair roofing, if there is no replacement of sheathing (a maximum of three layers of roofing is allowed)

• replace doors or windows if the existing openings aren’t widened

• build a fence up to 6 feet high

• pave a walkway

• build a patio or deck that is not more than 30 inches above grade

Being exempt from a permit does not mean that you can do any work that would violate any law or ordinance. Code standards will need to be met even when a permit is not required.

Before you hire a contractor:

Be an informed consumer when buying a product or contracting a service. Take time to:

1.Call the Building Codes Division or the Construction Contractors Board to verify active license and/or registration.

2.Call the Better Business Bureau.

3.Talk to other consumers.

4.Compare prices.

5.Ask for references and contact them.

6.Be sure you have a written contract and read it carefully before signing.

When do I need a permit for plumbing work?

A plumbing permit is required to do the following:

• to replace water heaters, alter piping inside a wall or ceiling or beneath a floor, and for plumbing in all new installations.

• to do emergency repair, alteration, or replacement of freeze-damaged or leaking concealed piping, if new piping exceeds 3 feet.

• remodel or add on to your one- or two-family dwelling when existing plumbing is to be relocated. This includes installation of building sewers, water service, and rain drains outside the building.

A plumbing permit is not required in the following circumstances:

• when a property owner does ordinary minor repairs to plumbing systems on his or her own property. “Ordinary minor repairs” means repair, replacement, or maintenance of existing accessible fixtures, parts, and appliances and their related water and drain attachments. Do not alter an existing plumbing system without a permit.

• when a property owner or licensed plumber performs emergency repairs to, or replacement of, freeze-damaged or leaking concealed piping, provided new piping doesn’t exceed 3 feet in length.

If you are not sure if you need a permit, call the building division at 635-0290.

How do I get an inspection?

If you are having the work done by a plumbing contractor, the contractor is required to notify the inspecting jurisdiction when the work is ready to be inspected. If you are doing your own work, you can call the building department inspection request line to request an inspection. If you have installed water piping, the work must be operational for inspection. Inspectors may require that drainage piping be plugged and filled with water for inspection.

When you call, you will be asked for the permit number, homeowner’s name, project address, type of inspection needed, and the date on which inspection is desired.

Unless all of the work is outside and accessible, an adult needs to be at the site to provide access for the inspector.

Planning to do plumbing work on your one- or two-family dwelling?

As the property owner of a one- or two-family dwelling, you can either hire a licensed plumbing contractor or do the plumbing work yourself without a license. A friend, neighbor, tenant, general contractor, or other person cannot legally do the plumbing work unless he or she is a licensed plumber working on behalf of a licensed plumbing contractor.

All materials (pipe, pipe fittings, fixtures, and other devices used in plumbing systems) must be listed and approved for their specific uses. This is especially important when installing materials that come into contact with drinking water.

If you hire a plumbing contractor, ask for his or her business registration, and ask for the license number of any journeyman plumber performing work. Plumbing contractors must also be registered with the Construction Contractors Board, (503) 378-4621 or (503) 365-7484.

Lawn sprinklers may be installed only by licensed landscape contractors. Permits are required to connect lawn sprinklers to your building’s water supply.

When do I need a permit for electrical work?

A permit is required to do the following:

• to install or alter any permanent wiring or electrical device.

• to run any additional wiring, put in an electrical outlet or light fixture, install receptacle for a garage-door opener, or convert from fuse box to circuit breakers.

• to install or alter low-voltage systems such as security alarms or stereo or computer systems.

For homeowners, a permit is not required to replace electrical devices or to perform the maintenance on an existing electrical installation.

If you are not sure if you need a permit, call the building division at 635-0290.

How do I get a permit
for electrical work?

• Drawn plans are not necessary to get a permit to do residential electrical work.

• You need to know the structure’s square footage, the panel’s amperage, and the number of circuits. Fees are based on these figures.

• An electrical inspector or office staff member can discuss your project with you. If you have the necessary information for the proposed project, you can usually leave with your permit.

• Electrical permit fees are paid when the permit is issued.

How do I get an inspection?

Any work done under a permit must be inspected by a certified electrical inspector.

You may call the inspection request line at the building department within 24 hours of completion of any phase of the project. A minimum of 24 hours’ notice is usually required for inspections.

When you call, you will be asked for the permit number, homeowner’s name, project address, type of inspection needed, and date on which inspection is desired.

Unless all of the work is outside and accessible, an adult needs to be at the site to provide access for the inspector.

When do I need an inspection?

Most electrical permits require three inspections: rough-in, service, and final.

Call for a rough-in inspection when all of the new circuits are wired, grounding wires are in, the raceways and boxes are installed, and any necessary nail plates are put on. Do not cover any work with insulation, receptacles, or wall switches until the inspector has approved it.

Call for a service inspection when the service electrical mast, the electric meter base, the service panels, and the grounding electrodes and terminals have been installed. Wires must be visible without removing cover devices. Sometimes, the inspector is able to inspect these items during the rough-in inspection.

Call for a final inspection upon completion
of the electrical work. Be sure that panel boxes are covered and circuits are labeled in the correct spaces on the box. All of the equipment, fixtures, switches, and appliances must be installed, grounded, and energized for the final inspection.

Planning to do electrical work on your one- or two-family dwelling?

You must be both the owner and the occupant of a dwelling to obtain a permit to do the electrical work yourself. You may not do work on a house or residential unit intended for sale, lease, rent, or exchange. If you do not own and do not intend to live in the unit, a licensed electrical contractor must do the work.

What is mechanical work?

Mechanical work on one- or two-family dwellings includes work on heating, cooling, or ventilation systems, including bath vents and woodstoves. Installation, alteration, or repair of gas piping between the meter and an appliance or other equipment, including all liquefied petroleum gas piping, is also considered mechanical work.

When do I need a permit for mechanical work?

A permit is required to do the following:

• install or change any part of a heating or cooling system that must be vented into any kind of chimney, including unvented decorative appliances

• install a woodstove, fireplace insert, pellet stove, or related venting

• install, alter, or repair gas piping between the meter and an appliance (indoors or outdoors)

• install bath fans, dryer exhausts, kitchen range exhausts, and appliances that are required to be vented

If you are not sure you need a permit, call the building division at 635-0290.

What information do I need?

Plans are generally not necessary to get a permit to do mechanical work on a dwelling. The exception to this is if you are installing a “noise producing” device; i.e., an air conditioner, heat pump, generator or hot tub.  A site plan showing measurements from the device to all affected property lines is required.  This plan must be approved by the planning department prior to submittal to the building division.

You will be expected to briefly describe the work proposed. For example: What sort of appliance you intend to install, whether you will be installing a new vent, new ductwork, etc. If you are installing new gas piping, you should know how many outlets (future gas appliances) you plan to install.

If applying for a permit to install or replace a woodstove or fireplace insert, you will be asked whether the appliance is certified to meet Department of Environmental Quality emission standards. The inspector will check the label on the stove or stove insert at the time of inspection. If you are not sure whether the appliance is certified to meet emission standards, ask the dealer or a mechanical inspector.

A mechanical inspector or office staff member can discuss your project with you. If all the necessary information is available, you can usually leave with your permit.

Mechanical permit fees are generally based on the number of appliances, chimneys, vents, or gas piping outlets that will be installed. Permit fees are paid when the permit is issued.

How do I get an inspection?

Any work done under a permit must be inspected by a certified mechanical inspector.

You may call the inspection request line at the building division.

When you call, you will be asked for the permit number, homeowner’s name, project address, type of inspection needed, and date inspection is desired.

Unless all of the work is outside and accessible, an adult needs to be at the site to provide access for the inspector.

Planning to do mechanical work on your house or duplex?

As the owner of a one- or two-family dwelling, you can hire a Construction Contractors Board (CCB) registered contractor to do the work, or you or an immediate family member can do it yourself. A friend, neighbor, tenant or family relative cannot legally be paid to do any work unless he or she is a CCB-registered contractor. A licensed plumbing contractor may legally install natural gas piping.

If you have questions regarding a contractor’s eligibility to perform work on your property, call the Construction Contractors Board, (503) 378-4621 or 365-7484.