Service overview
You must get a Building Permit before starting a project that:
- Constructs a new building.
- Enlarges or adds to an existing structure.
- Changes the interior or exterior of an existing structure.
- Partially or fully demolishes a structure.
- Changes the occupancy classification of any part of a building.
- Increases the occupant load in a space.
- Includes major repairs that aren’t part of regular maintenance.
- Includes 5,000 sq. ft. or more of earth disturbance.
For any excavation that results in a cut, trench, or depression that is more than five feet below an adjacent grade, must either add the excavation work on the building permit application as part of a combination permit, or get a separate Excavation Site Permit in advance of submitting the building permit application.
Some projects are eligible for an EZ Permit, which doesn’t require you to submit plans. Plans are typically not required for mechanical, electrical, and plumbing work in new, residential construction projects.
In most cases, you must get a Zoning Permit before you can apply for a Building Permit.
A combination permit is mandatory for a one-or two-family new construction Residential Permit. In other cases, a combination permit is optional. Refer to the combination permit application information sheet for more detail.
The Department of Licenses and Inspections (L&I) issues these permits.
Projects that may not need permits
For some projects, you may not even need a Building Permit at all. As long as your property is not on the Philadelphia Historic Registry, you often don’t need a permit for:
- Repairs related to regular maintenance.
- Fencing up to six feet in height.
- Retaining walls up to two feet in height.
- Some exterior work
- Sidewalks, driveways, or projects like these that don’t go into the right-of-way or include parking.
- Pointing masonry.
- Replacing doors and windows in one-or-two-family dwellings.
- Interior finish work
- Painting, papering, and similar wall and ceiling finishes.
- Paneling or gypsum wallboard installed over existing wall surfaces and ceiling material applied directly to existing ceilings in one-or-two-family and Group U occupancies.
- Conventional floor coverings that are not comprised of fibers.
- Carpeting and similar floor coverings that are not installed in exit access corridors, exit passageways, or vertical exits.
- Cabinets and countertops.
- Movable cases, counters, and partitions that are less than 6 ft. tall.
- Accessory structures and features
- Detached structures, like sheds, for one-or-two-family dwellings, 200 sq. ft. or less
- Playground and pet equipment for one-or-two-family dwellings
- Prefabricated swimming pools or spas, less than 24 in. deep, less than 5,000 gallons.
If the property is in the floodplain
Properties in the floodplain may require special documents or a review meeting.
Who
Any property owner or their authorized agent can apply for this permit. An authorized agent may include:
- Design professional
- Attorney
- Contractor
- Licensed expediter
Requirements
Permit application
The permit application must include the complete scope of work and current owner information.
- If the property is NOT owned by a natural person or a publicly-traded company, provide the name and mailing address of one of the following:
- Each individual with more than 49% interest in ownership of the property
- The two individuals with the largest interest
- If the property was recently sold, submit a copy of the settlement sheet or deed with the application.
- You must apply for all permits under the legal address established by the Office of Property Assessment (OPA).
- If the application is submitted by a building tenant, provide a copy of the executed lease.
- No permits will be released for new construction unless the property is current on all City of Philadelphia taxes.
Contractor
A licensed Philadelphia contractor must perform the work, except for projects on an existing one-or-two-family home that don’t require an electrical or plumbing permit. In that case, work may also be performed by:
- An owner who resides in the building.
- A registered PA Home Improvement Contractor (HIC) who holds a Philadelphia Commercial Activity License.
If your project requires contractors, all contractors must be named before final payment for the permit can be accepted. The contractors must:
- Have an active license.
- Be current on all City of Philadelphia taxes.
- Have current insurance on file with L&I.
Plans
If your application requires plans, they must follow plan requirements.
Forms and other documents:
- Application for Accelerated Review (optional)
- Waste Hauler Form
- For new construction, addition and alteration projects that require submission of plans.
- Zoning Permit & Approved Zoning Site Plan
- Stamped by Licenses and Inspections for respective permit numbers
- Structural Design Criteria form
- Structural Design Criteria form is required unless the building is a one-or-two family home.
- Protection of Property documentation, including pre-construction survey, monitoring plan, and adjacent owner acknowledgement
- Excavation work more than five feet below adjacent grade and within 10 feet of an adjacent building or structure.
- Excavation or construction work where historic structure is within 90 feet on the same or adjacent parcel.
- Structural alterations of a historic structure, excluding one-or-two family dwellings.
- Modification to a party wall, including joist replacement of more than 10% and additions.
- Severing of structural roof or wall covering spanning properties.
- Special Inspections documentation
- Duties & Responsibilities Agreement signed by all parties
- Statement of Special Inspections Schedule with categories and frequency selected
- Name of licensed Special Inspection Agency qualified for all inspection categories
- Energy Conservation Code compliance documentation
- Reports or calculations to supplement plans, where applicable
- Separate plan depicting the full building thermal envelope, insulation, continuous air barrier, and window/door schedule with fenestration rating and areas.
- Refer to the Energy code compliance sample plan for minimum details.
- Energy compliance forms
- All construction
- Air Barrier and Insulation Installation Checklist (provide to field inspector)
- Commercial Construction
- COMcheck Compliance Certificate signed by the design professional (submit with application)
- Envelope Compliance Certificate (mandatory)
- Interior/Exterior Lighting and/or Mechanical Compliance Certificate (required if either is selected as an additional efficiency package)
- Commissioning Compliance Checklist (provide to field inspector)
- COMcheck Compliance Certificate signed by the design professional (submit with application)
- Residential Construction
- REScheck Compliance Certificate signed by the design professional (submit with application)
- PA Exemption
- HVAC Equipment Design Form (one-or-two-family)
- HVAC Equipment Design Form (multi-family)
- Duct and Envelope Testing Certificate (provide to field inspector)
- REScheck Compliance Certificate signed by the design professional (submit with application)
- All construction
- Geotechnical Investigation Report signed and sealed by a professional engineer
- Except additions under 2,000 sq. ft. of built-upon area and three stories or less (This exception does not apply to new buildings requiring excavation or foundation work near existing foundations)
- Flood Protection Forms
- For properties located in Flood Hazard Areas
- Engineering design calculations
- For non-prescriptive designs or where requested by the plans examiner
- Engineering inspection reports for existing structures
- Required when constructing above an existing building or reusing an existing foundation system
- Wall bracing plans
- For new construction or additions of wood framing systems
- Asbestos Inspection Report
- For buildings constructed prior to January 1, 1981 with costs of work exceeding $50,000, but excluding one-to-three-family dwellings
- Report shall be accompanied by laboratory sample reports and analyses
- Executed contract or itemized cost estimate
- For alteration projects using the option for 2 percent permit fee calculation
- Where requested by plans examiner for existing building accessibility compliance
- Key plan
- For properties with multiple buildings or tenant spaces
- Philadelphia Parks and Recreation (PPR) receipt
- If applicant submitted payment in-lieu of planting required by section 14-705 of the Philadelphia Code.
- Affidavit of Limited Cooking
- If cooking equipment is present without a commercial exhaust system
- Affidavit of Restricted Use
- For existing levels that will be sealed off and not occupied as part of a decision made by either the Board of Safety and Fire Prevention or the Board of Building Standards.
Related Permits
- You will usually need to get a Zoning Permit.
- You will need to get separate permits for construction projects that involve sign installation, sidewalk/shelter platforms, and tower cranes.
Required pre-approvals
Where and when
Online
You can apply online using eCLIPSE.
If you need help filing your application online, you can schedule a virtual appointment.
In person
You need an appointment to visit the Permit and License Center in person.
Permit and License Center
1401 John F. Kennedy Blvd.
MSB, Public Service Concourse
Philadelphia, PA 19102
Office hours: 8 a.m. to 3:30 p.m., Monday through Friday
Offices close at noon on the last Wednesday of each month.
Cost
Fee types that may apply
Filing fee
- For one-or-two-family dwellings: $25
- For any other occupancy: $100
This fee is nonrefundable and is applied towards the final permit fee.
Permit fee
The cost of your building permit depends on your project size and type.
Before applying, review the summary of building permit fees to estimate the cost.
Surcharge fees
- City surcharge: $3 per permit
- State surcharge: $4.50 per permit
- Development impact tax – tax rate as follows:
- Fixed values based on construction and use classification for new construction
- 1% of total improvement costs for alterations and additions
The development impact tax will only apply to all residential, including multi-family, new construction and improvement projects eligible for a real estate tax abatement. For more information on the real estate tax exemptions, refer to sections 202 (c) – (e) of the regulations.
Record retention fee
- Per page larger than 8.5 in. by 14 in.: $4
Accelerated Plan Review fee (optional)
Applications for new construction that include plans are eligible for expedited review. Accelerated applications are reviewed within 5 business days.
- Fee: $2000
- $350 is due when you apply. You must pay the remainder once approved.
To apply, fill out an Accelerated Plan Review request form and submit with your permit application. Accelerated review fees will not be credited toward your final permit fee.
(There is a $500,000 limit for online payments.) (Items paid at the Cashier’s Station will be mailed within five business days.) Surcharges and fees are applied automatically to all credit and debit card transactions. L&I will not accept checks that are missing depository information or are: If your check is returned unpaid for insufficient or uncollected funds: If you renew your license more than 60 days after the due date, you will be charged 1.5% of the license fee for each month since the license expired.Payment methods and details
Accepted payment methods
Where
Accepted payment
Online through the eCLIPSE application
In person at the Permit and License Center in the Municipal Services Building
In person at the Cashier’s Station in the Municipal Services Building
Credit and debit card payments
Checks and money orders
Check requirements
Reasons your check may be rejected
Returned payment policy
Late license payment
How
You can apply for this permit in person at the Permit and License Center or online using eCLIPSE.
In person
The time it takes to process an application varies by type:
- Alterations / Additions to a one-or-two-family dwelling: 15 business days
- New construction of a one-or-two-family dwelling: 15 business days
- All others: 20 business days
The applicant can accelerate the application for an additional fee. Accelerated applications are reviewed within 5 business days.
Affordable housing projects
Some affordable housing projects are eligible for a 10-day review. See the related L&I regulation for more information.
To get a 10-day review for a qualified project:
- Put “AFFORDABLE” at the beginning of the work description in the permit application.
- Submit confirmation letter:
- For projects that are seeking to use the Mixed-Income Housing Bonus pursuant to 14-702(7), submit a letter from the property owner’s agent.
- For a property receiving funding through the Low-Income Housing Tax Credit program, or for a property awarded funds controlled by the City of Philadelphia, submit a letter from the director of the Department of Planning and Development.
If you don’t meet these requirements, your project will be reviewed in the standard time period.
If not approved, the applicant will receive an email stating what is missing or required.
Before a permit can be issued, the contractor must be identified.
Contact your local inspection office when the contractor is ready to start work. The contact information and required inspections will be noted on your permit.
A Certificate of Approval will be issued upon successful completion of all required inspections.
Online
If applying as a licensed professional or contractor, you must first associate your license or registration with your online account.
The time it takes to process an application varies by type. Allow an additional business day for pre-processing.
- Alterations / Additions to a one-or-two-family dwelling: 15 business days
- New construction of a one-or-two-family dwelling: 15 business days
- All others: 20 business days
The applicant can accelerate the application for an additional fee. Accelerated applications are reviewed within 5 business days.
Affordable housing projects
Some affordable housing projects are eligible for a 10-day review. See the related L&I regulation for more information.
To get a 10-day review for a qualified project:
- Put “AFFORDABLE” at the beginning of the work description in the permit application.
- Submit a confirmation letter:
- For projects that are seeking to use the Mixed-Income Housing Bonus pursuant to 14-702(7), submit a letter from the property owner’s agent.
- For a property receiving funding through the Low-Income Housing Tax Credit program, or for a property awarded funds controlled by the City of Philadelphia, submit a letter from the director of the Department of Planning and Development.
If you don’t meet these requirements, your project will be reviewed in the standard time period.
If the application is not approved, you will receive an email stating what is missing or required.
Before a permit can be issued, the contractor must be identified and confirm their association with the project.
When the contractor is ready to start work, request an inspection through eCLIPSE or by calling (215) 255-4040.
Approval documents will be issued upon successful completion of all required inspections.