The Construction Permitting Process
Navigate the complexities of construction permits, building permits, change of use permits and ADU permits with ease. Our step-by-step guide ensures you stay compliant and on schedule.
Residential Construction Permit Overview
Embarking on a residential construction permit project is an exciting journey that involves a series of carefully planned steps to transform a design concept into a fully realized home. From the initial site preparation to the final touches, each phase of construction is crucial in bringing your vision to life. This guide outlines the key stages of the residential construction process, providing a clear roadmap from breaking ground to receiving your certificate of occupancy. Whether you’re building a new home from the ground up or overseeing a major renovation, understanding these steps will help you navigate the complexities of construction with confidence.
Step 1: Project Scope and Research
Your Permits Are Dependent on the Scope of Work
What are you looking to do and is it even possible in your jurisdiction?Â
- Understand Your Local Regulations: Research local building codes, zoning laws, and permit requirements. Each municipality has its own regulations.
- Portland
- Lake Oswego
- Beaverton
- West Linn
- Wilsonville
- Washington County
- Determine Permit Type: Identify the type of permit required for your project (e.g., new construction, building, renovation, electrical, plumbing).
Step 2: Prepare Your Project Plans
Certain Trades and Items Require Special Licenses and Your Permit Will Not Be Allowed Without Them
- Hire Professionals (if necessary): Depending on the project, you might need to hire an architect, engineer, or contractor to draw up detailed plans.
- Create Detailed Plans: These should include site plans, floor plans, elevations, and other required drawings that detail the construction work.
- Compliance Check: Ensure that your plans comply with local building codes and zoning regulations.
Step 3: Submit Your Permit Application
Now you must prepare all of the schedules and plans to submit to the jurisdiction for approval.Â
- Fill Out Application Forms: Complete the permit application form provided by your local building department.
- Attach Required Documents: Submit your construction plans, site plan, property survey, and any other required documents.
- Pay Fees: Permit applications usually come with a fee, which varies based on the scope of the project.
Step 4: Permit Review Process
The jurisdiction will now review your plans and provide feedback or changes necessary before proceeding.Â
- Initial Review: The building department will review your application and plans to ensure compliance with local regulations.
- Corrections (if needed): You may be asked to make corrections or provide additional information.
- Public Hearings (if required): For larger projects, you might need to attend a public hearing or obtain approval from a zoning board.
Step 5: Permit Approval
The jurisdiction will now issue your permit and construction can begin.Â
- Receive Permit: Once your plans are approved, you’ll receive the construction permit. This will include any conditions you must adhere to during construction.
- Post the Permit: The permit must typically be posted on the construction site where it is visible.
Step 6: Construction and Inspections
The jurisdiction will now issue your permit and construction can begin.Â
- Begin Construction: With the permit in hand, you can begin construction.
- Site Preparation
- Foundation Work
- Framing
- Roofing
- Exterior Siding and Trim
- Rough-In Mechanical, Electrical, and Plumbing (MEP)
- Insulation
- Drywall Installation
- Interior Finishes (Flooring, Cabinets, Trim)
- Painting
- Install Fixtures (Plumbing, Electrical)
- Exterior Finishes (Driveways, Walkways, Landscaping)
- Final Inspections
- Punch List and Final Touches
- Cleaning and Site Clearing
- Certificate of Occupancy
- Project Handover to Owner
- Schedule Inspections: During construction, you’ll need to schedule inspections at various stages (e.g., foundation, framing, electrical, plumbing).
- Pass Inspections: Each inspection must be passed before proceeding to the next phase of construction.
Step 7: Final Inspection and Certificate of Occupancy
The jurisdiction will now issue your permit and construction can begin.Â
- Final Inspection: Once construction is complete, schedule a final inspection to ensure everything complies with the permit and local codes.
- Receive Certificate of Occupancy: If the final inspection is passed, you will receive a Certificate of Occupancy (CO), indicating that the home is safe and ready for habitation.
- Close the Permit: After the final inspection and issuance of the CO, your permit will be officially closed.
Your Construction Dream Team
There a quite a few experts, licenses and 3rd parties required to execute any construction project requiring permits. Luckily, Boss PDX will handle the entire process for you – so sit back and watch us execute!
Owner/Client
This is you – our fearless leader and the ultimate Boss. Your team relies on your leadership and decisions to guide us to the promised land.Â
Estimator
Provides detailed cost estimates for materials, labor, and other expenses, helping to establish and manage the project budget.
General Contractor
Oversees the entire construction process, coordinating the work of subcontractors, managing timelines, and ensuring the project stays within budget and meets quality standards.
Interior Designer
Focuses on the aesthetics and functionality of the interior spaces, selecting materials, finishes, and furnishings that meet the client’s needs and style preferences.
Surveyor
A surveyor is brought in to conduct precise measurements of the land, establishing property boundaries and other key site details that the architect and engineers will need.
Architect
Designs the overall layout, appearance, and functionality of the building, balancing aesthetics with practicality and ensuring compliance with zoning laws and building codes.
Civil Engineer
Focuses on the design and planning of site infrastructure, including grading, drainage, and utilities, ensuring the environmental integrity and safety of the project.
Geotechnical Engineer
Often hired in conjunction with the civil engineer, the geotechnical engineer assesses soil and subsurface conditions to determine the appropriate foundation design.
Structural Engineer
The structural engineer ensures that the building’s framework is strong enough to support the design, considering loads and safety.
Mechanical Engineer
Focuses on the design and planning of site infrastructure, including grading, drainage, and utilities, ensuring the environmental integrity and safety of the project.
Electrical Engineer
Often hired in conjunction with the civil engineer, the geotechnical engineer assesses soil and subsurface conditions to determine the appropriate foundation design.
Plumbing Engineer
The structural engineer ensures that the building’s framework is strong enough to support the design, considering loads and safety.
Environmental Engineer
Evaluates and mitigates environmental impacts, including waste management, water quality, and sustainable practices, to ensure compliance with environmental regulations.
Life/Safety/Fire Engineer
Designs and implements fire safety systems, including alarms, sprinklers, and escape routes, to protect the building’s occupants.
Landscape Architect
Designs the outdoor spaces, including gardens, driveways, and patios, to enhance the property’s aesthetic appeal and functionality, while considering environmental factors.
Construction Manager
Supervises the day-to-day construction activities on-site, ensuring that the work is completed according to the plans, schedule, and safety regulations.
Permit Tech/Expediter
Specializes in navigating the permit process, helping to streamline the submission and approval of permits by working closely with local government agencies.
Building Inspector(s)
Inspects the construction at various stages to ensure that it meets all building codes, safety standards, and other regulations.
Boss In-House
Boss Facilitates
Boss Subcontracts
Boss Coordinates
Common Questions About the Permitting Process
Understanding the construction permitting process can be complex. Here are answers to some of the most frequently asked questions to help guide you through.
What documents are required for a construction permit?
Typically, you’ll need a completed application form, site plans, construction drawings, and any relevant engineering reports. Specific requirements can vary by municipality.
How long does it take to get a construction permit?
The timeline can vary widely depending on the scope of the project and the local permitting office’s workload. On average, it can take anywhere from a few weeks to several months.
What is the cost of obtaining a construction permit?
Permit fees depend on the type and scale of the project. Fees are usually calculated based on the project’s total value or square footage.
Do I need a permit for small renovations?
Minor renovations, such as painting or replacing fixtures, typically do not require a permit. However, structural changes, electrical work, and plumbing modifications usually do.
Can I start construction before the permit is issued?
No, starting construction without a valid permit can result in fines and legal issues. It’s essential to wait until you have the official permit in hand.
What happens if my permit application is denied?
If your application is denied, the permitting office will provide reasons for the denial and guidance on how to address the issues. You can then resubmit the application with the necessary corrections.
How do I schedule inspections during construction?
Once your permit is approved, you will receive instructions on how to schedule required inspections. These inspections ensure that the work complies with local building codes.
Can I apply for a permit online?
Many municipalities offer online permit applications. Check your local permitting office’s website for details on how to apply electronically.
What is the role of a general contractor in the permitting process?
A general contractor can assist with preparing and submitting permit applications, ensuring compliance with building codes, and coordinating inspections throughout the construction process.
A Letter from Our Engineer
This was so well written, we decided to bring you the information – straight from the horse’s mouth. Thanks to Justin Fenton of FentonStructural.com (a highly recommended resource).
Dear Boss PDX Client,
Here is a breakdown of the permits and engineering typically required for most residential construction or remodelling projects.
Regarding the structural drawings, I’ll usually charge this as part of the main lump sum fee. If the owner decides that they want the ADU or garage or whatever 10 feet bigger after it’s already been fully designed, then I would charge them to rework it. If it’s an owner requested change I would have to charge as I usually don’t provide fees to do things twice, in an attempt to keep the price reasonable.
Site plans (including setbacks) are not part of structural scope; however, I have done them before if the owner/client wants it. Usually this is handled by an architect (if one is on board), or by letting your GC (like Boss PDX) source this for you, specifically because it’s not structural related. The reason I don’t handle site plans, or apply for the permit online or in person, is the same reason I’ve given since I started doing this, generally it’s far more expensive for me to do it than anyone else. I’m happy to stand in line at the permit office, or to create the site plan, but I would charge my typical engineering hourly rate for that and it’s usually way less expensive for the owner to do it, or to pay for a site plan online or through an architect. This is true of almost every engineer, in general you’re paying an hourly rate for engineering expertise, so you really only want the engineer to spend time on engineering, and nothing else.
Parking spaces, or any kind of impervious surface or grading improvement is not going to be in the structural realm either, that’s very much a civil engineering item, and structural engineers don’t do that. There are civil engineering firms out there, just like structural ones, and they handle all of the civil aspects of the project, they’re experts in it and they know all the rules. In the same way, a civil engineer wouldn’t do the building design as they’re not experts and wouldn’t be efficient or qualified to do it.
Existing elevations would need to come from a site survey, also not in the structural realm. I did land surveying in school, however if you want site elevations (topo), property lines, existing structure locations, etc. it has to be done by a licensed, qualified land surveyor. They have specialized equipment that they take out on site and gather all the points to create the site survey plan that is usually passed on to the civil engineer and to the architect, from there the civil engineer can do a parking lot layout, road layout, determine cut/fill requirements, etc.
All of the pieces above are just part of the design side. Not all of it is required, depending on the scope of the project. For example, remodeling the interior of a house likely wouldn’t require anything except a structural drawing, but if you wanted to add an ADU, you’d need a site plan showing the ADU with setbacks and potentially a topo survey if it requires cut/fill, etc.
Each of the items above (civil drawings, site plan, architectural drawings, Geotech report, etc.) are reviewed by the jurisdiction, often by different departments within the jurisdiction, and they all can ask questions of the design team (checksheets) and ask for clarifications or corrections. The specific engineer/architect that prepared those drawings would be responsible for responding, in the same way that I respond to structural related checksheet items that pertain to my design, in order to satisfy the jurisdiction and get the building permit.
Let me know if you have any questions!
Justin Fenton, FentonStructural.comÂ
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