Permits and Approvals for Properties Impacted by the May 16 Tornado
Information for City residents and property owners about permitting processes for rebuilding damaged homes and other buildings.
Permit Process and Requirements
Permits for Rebuilding
If you are doing a major rebuild of your structure, typically a permit will be required. More minor fixes, such as repairing your guttering, fencing, roofing, or decking, do not require a permit if you are merely restoring things to how they were before the storm.
Acquiring a Permit
If you are hiring a professional construction company or a design professional as part of your rebuilding process, it can be helpful to find one who is familiar with the process and able to procure permits. City staff can provide some insight if you contact the Permit Office at 314-622-3313 or visit Room 425 in City Hall.
The City has also partnered with the American Institute of Architects to create the Ask an Architect program, where storm-impacted individuals can sit down with a licensed architect to discuss any and all topics related to rebuilding. Ask an Architect has open hours on Mondays and Wednesdays from 12 p.m. to 3 p.m. in City Hall, Room 426.
Permit Approval Timeline
Most properties impacted by the May 16 tornado were residential structures with four or fewer units (like single-family homes, duplexes, or small multifamily buildings with four units). These projects are eligible to be reviewed and approved in a single day via our Hot Spot desk, which is open Mondays, Wednesdays, and Thursdays from 12 p.m. to 3 p.m. If they are available, Building Division staff are also able to review and approve these projects over the counter outside of Hot Spot hours.
For larger or more complicated projects, the Building Division strives to approve applications or provide feedback within 15 days of application submission.
Permit Costs
All fees have been waived for rebuilding in the tornado impact zone.
Occupancy Permits
If you had a legal occupancy permit before May 16 and have completed the repairs to your home within a year, a new occupancy permit is not necessary. If it has been more than a year, a new occupancy permit can be applied for online.
Occupancy permits can typically be processed in as few as three days. If you applied for a building permit or you are working with an inspector, you should check with them regarding the specifics of your situation.
Roof Replacement
A permit is not needed for roof replacement, unless other parts of the home need to be repaired as well to fix the roof (such as collapsed walls or foundations). A permit is required if the property is located within a local historic district. Please call 314-657-3851 for more information.
Construction Drawings
If your property is structurally condemned, you need an architect to make your construction drawings to get a building permit. If you are unsure of your current status, you can request an inspection of your property through the Citizens' Service Bureau, visit the Ask an Architect desk or call 314-622-3332 to speak with a Plan Examiner.
Regulatory Flexibility
Extended Timeline for Zoning Regulations
You can receive a permit to rebuild your home even if it does not comply with some of the zoning regulations that apply to your property.
Executive Order Number 90 extends the timeframe through which non-compliant, grandfathered structures can be restored.
Extended Timeline for Conditional Use Permit
Executive Order Number 90 extends the timeframe for a conditional use permit’s expiration from one year to three years. If you received a conditional use permit before the tornado, but won’t be able to open within the year required by ordinance, you now have three years before it expires.
Accessory Dwelling Units on a Residential Property
You may stay in an accessory dwelling unit (ADU) on your property while you rebuild your home. However to ensure your safety, all units should have a residential occupancy permit, also known as a housing conservation certificate, if they are being inhabited as a residence.
An ADU is an additional, independent housing unit on the same lot as a single- or two-family home. Sometimes they are also called “granny flats” or “carriage houses.” If you don’t yet have an ADU but would like to build one, the City is in the process of making this easier to do. The Planning Commission and Board of Aldermen are working to amend the zoning code so ADUs can be permitted “by-right,” meaning they wouldn’t require any special hearings or exceptions.
Local Historic District Requirements
Contact the Cultural Resources Office at 314-657-3865 to discuss your project. The CRO can consider certain hardship conditions in its decision-making.
Building Permit Extensions
The Building Division would be happy to grant you an extension on your permit. Just make a request to your assigned building inspector, and they will do so. Don’t know who that person is? Visit the STL City Permits website and search your address to find out, or call 314-622-3318.
Other Information and Resources
Vetted Contractors
For the benefit of residents impacted by the May 16, 2025, tornado, the City has developed a registry of contractors who have expressed an interest in working on tornado-impacted properties. These contractors have been vetted for their legitimacy, and the City recommends only working with approved contractors on the registry if possible.
Assistance with Structural Analysis
Along the direct path of the May 16, 2025, tornado and in the surrounding area, the Missouri SAVE Coalition, in partnership with the Building Division, made a series of rapid assessments and provided color-coded (green, yellow or red) placards on many properties. The results of these assessments can provide some insight to residents.
The City has also partnered with the American Institute of Architects (AIA) to develop the Ask an Architect program, where residents can sit down with a licensed architect for a free consultation to discuss storm-related damage and potential repair scenarios. Ask an Architect is open from 12 p.m. to 3 p.m.on Mondays and Wednesdays in Room 426 in City Hall.
Building Demolitions
For safety purposes, demolitions must be performed by licensed demolition contractors, and the requisite permits must be obtained by said contractors as well. The City recommends residents work with approved contractors on the City’s Contractor Registry.
In the case of small single-story residences and accessory structures of 1,000 square feet or less that do not have a basement, individuals can demolish their own property without a license. However, they must comply with all City standards for demolition and must provide proof of insurance.
Red-Tagged Buildings
A red tag on a building does not mean it’s already been condemned or that it will be demolished by the City. It is simply the result of a rapid assessment that indicates that the building sustained substantial damage. A red designation is not a formal condemnation or prescription of any particular next steps.
Compassionate Demolition
A request for compassionate demolition can be made through the Citizens’ Service Bureau. A request for compassionate demolition does not guarantee services will be rendered.
Additional Questions
Do you have a question that hasn’t been addressed here? Don’t hesitate to reach out to 314-622-3318 to let us know and we will do our best to help.
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