When a Residential Building Permit is Needed

Overview

A building permit is required when any structural change or major alteration is made to an existing building or when any new construction is undertaken. Normal building maintenance does not require a building permit in most instances, but it's best to check and see if your type of work is listed as requiring a permit. Separate permits for plumbing, mechanical and electrical work are also required when applicable.

There are different rules for properties in historic districts or flood zones.

Work That Requires a Building Permit

• New structures of any description, including main buildings, garages, carports, room additions and/or extensions or enlargement of existing rooms;  
• accessory buildings over 50 square feet; 
• porches, decks, and retaining walls; 
• any work which involves the installation, removal or cutting of any structural beams, joist replacement or bearing support;  
• foundations and footing repair and/or replacement, underpinning or shoring of structure; 
• any work that changes the class of construction of the building;  
• the conversion of basement or below-grade space to living quarters, conversion of attic space to living quarters; 
• the removal or installation of any partition in a habitable or occupiable space;  
• swimming pools more than 24 inches deep or more than 30 inches wall height and with a surface area of 250 square feet or more;  
• involve structural work and/or supports and all pools that have a permanently equipped water circulating system;  
• the installation of pre-cast stone also requires a permit;  
• all new fences of any type, except the replacement of existing fencing, of the same height, material and location in the rear or side yard;  
• an entire new roof, when roof work is not replacement of like material, and/or when more than 25% of the roof sheathing is removed and replaced.

Work That Usually Does Not Require a Permit

• Ordinary repairs to residential buildings and structures up to four (4) units;  
• tuckpointing, plaster patching, exterior and interior painting, floor sanding and refinishing, floor tile, carpeting, replacement of flooring with like materials, wall paper, cabinet installation;  
• repair or replacement of gutters and downspouts;  
• applications of pre-finished aluminum, steel or vinyl on soffits, fascia boards, rake boards and overhangs;  
• replacement or repair of existing windows and frames, whenever no modification is made to the opening; installation of storm windows and doors, glazing and glass replacement;  
• replacement or repair of exterior doors and non-fire rated interior doors whenever no modification is made to the opening;
• sidewalks and driveways within property lines provided the surface drainage water does not adversely effect the adjacent property or create a nuisance;  
• exterior stairs and/or steps which are on grade and not attached to the structure and within property lines;  
• paved areas for residential use on the same lot as the primary structure, without roof, covers or enclosures;  
• site work, landscaping, excavation of fill creating a permanent change in property elevation less than 6" along property lines;  
• fixed or retractable awnings that do not project over property lines and not 40 square feet in projected area;  
• wall paneling applied directly to wall surfaces; acoustical ceiling tile applied directly to ceiling surfaces;  
• installation of battery-operated smoke detectors;  
• small accessory buildings 50 square feet in area or less, provided such accessory buildings maintain setbacks required by the Zoning Ordinance;  
• above-ground swimming pools and in-ground swimming pools less than 24" water depth with a surface area of less than 250 square feet;  
• roof replacement when done with like material and replacement of 25% or less of the roof sheathing; new aluminum, steel or vinyl exterior siding with no change to existing openings;  
• replacement of existing fencing, same height, material and location in the rear or side yards;  
• retaining walls 18" or less in height;  
• non-dish radio or television antennae 12 feet or less in height; tents smaller than 1,000 square feet; 
• statues on private property.

Exceptions for Historic Districts and Landmarks

Property located within a City Historic District or is a City Landmark requires approval for:

• exterior painting
• gutters and downspouts
• windows
• doors
• tuckpointing
• all fences
• awning and canopies and similar exterior work

In most instances a building permit is required by the Cultural Resources Office even though it is not required by the Building Code. This is done to protect the exterior appearance of the building. Copies of design standards for the 14 historic districts or 112 landmarks can be obtained by contacting the Cultural Resources Office at (314) 657-3865 or from the Register's Office in City Hall.

Exceptions for Flood Areas

For all construction projects in an area designed as a flood area per the FEMA Floodway or FIRM maps , a Floodway Development Permit must be issued even though a building permit may not be required by the Building Code.

Contact

Contact the Building Division Permit Section if you have questions.