City and Borough of Sitka, AK - 2026 Building Permit Guide

Permit Authority

All properties on private fee-simple land within City and Borough of Sitka boundaries. Note: CBS encompasses approximately 4,800 square miles, but the majority is Tongass National Forest, Sitka National Historical Park, or other federal land. Confirm private land status through CBS GIS parcel viewer before assuming CBS jurisdiction.

Department

Community Development Department, Building Division

Address

100 Lincoln Street, Sitka, AK 99835

Phone

(907) 747-1823

Email

commdev@cityofsitka.com

Website

https://www.cityofsitka.com/government/departments/communitydevelopment/buildingpermits.html

Online Permit Portal

Application Process

1. Contact the CBS Community Development Department at (907) 747-1823 for a pre-application consultation. Confirm zoning, setback requirements, conditional use permit needs, FEMA flood zone status, and current code edition in effect.
2. Verify that the project parcel is private fee-simple land within CBS boundaries (not federal land, tribal trust land, or in a right-of-way) using the CBS GIS parcel viewer.
3. Identify the permit type(s) required: building, mechanical, plumbing, electrical, sign, right-of-way, floodplain development, or demolition.
4. Obtain the current CBS Building Permit Application form from the Community Development counter or website. Complete all required fields: owner information, contractor information with Alaska state license number, project address, legal description, parcel number, scope of work narrative, and estimated construction valuation.
5. Prepare required drawings and supporting documents according to the scope (site plan, floor plans, elevations, cross-sections, foundation plan, structural calculations, energy compliance documentation, soils report for new construction).
6. Submit the completed application and plans to the Community Development counter at 100 Lincoln Street during counter hours (Monday-Friday, 8:00 a.m. to 5:00 p.m. AKST/AKDT). Pay any plan check fee due at the time of submittal. Obtain a receipt with a permit application tracking number.
7. CBS staff review submitted drawings for code compliance. Review periods vary: simple residential 3-7 business days; residential new construction or substantial addition 2-4 weeks; commercial new construction or major tenant improvement 4-8 weeks.
8. Address any plan review comments by revising drawings and resubmitting. Resubmittal restarts the applicable review period.
9. Once plan review is complete, pay the final permit fee based on approved valuation and current fee schedule.
10. Permit card or document is issued to the applicant. Post the permit on-site in a conspicuous, weather-protected location throughout construction. Keep approved plans on-site and available for inspector.
11. Proceed with construction in accordance with approved plans. Schedule all required inspections at appropriate stages. Do not cover work that has not been inspected and approved.
12. Upon completion of all construction, schedule a final inspection. Obtain final inspection sign-off before occupancy.

Typical processing time: Simple residential: 1-2 weeks total. Residential new construction: 4-8 weeks. Commercial projects: 6-12+ weeks. Remote/mail submission may add additional time for each round of review.

Source: Community Development Department, Building Division

General Requirements

A building permit is required for: new construction of any building or structure; any horizontal or vertical addition; structural alterations; repairs affecting structural, fire-resistance, energy, or life safety systems; relocation of an existing building; demolition; change of occupancy; installation or modification of mechanical, plumbing, or electrical systems; installation of solid-fuel-burning appliances; installation of swimming pools, hot tubs, or spas; retaining walls exceeding 4 feet; and decks, porches, or exterior stairs attached to the building or elevated more than 30 inches.

Required Documents

• Completed CBS Building Permit Application form
• Property owner full legal name, mailing address, phone number, email
• Project address and legal description (lot, block, subdivision, parcel number per CBS assessment records)
• Scope of work description (clear narrative of all proposed construction)
• Estimated construction valuation (total cost of labor and materials including overhead and contractor profit)
• Contractor information (company name, Alaska state contractor registration number, contact name, address, phone, email) or owner-builder affidavit
• Proof of contractor insurance (general liability certificate naming CBS as additional insured; workers' compensation certificate as applicable)
• Site plan (minimum 1"=20' scale for residential: lot boundaries with dimensions, existing structures, proposed structure footprint, setback distances, driveway, topographic contours if slope exceeds 10%)
• Floor plans (dimensioned plans of each floor showing room layout, door/window locations with sizes, stair locations, use designations)
• Building elevations (all four exterior elevations showing finished grades, wall heights, roof pitch, exterior materials)
• Building cross-section (at least one full cross-section showing foundation, floor-to-floor heights, ceiling heights, roof construction, insulation locations)
• Foundation plan (footing sizes, depth, reinforcing, anchor bolt locations)
• Roof framing plan (rafter/truss layout, ridge beam sizing, point load locations)
• Window and door schedule (each unit designation, rough opening size, unit size, U-factor, SHGC, operability)
• Structural calculations or prescriptive compliance worksheet (IRC prescriptive path or Alaska-licensed structural engineer stamped calculations)
• Energy code compliance documentation (REScheck report for residential or COMcheck for commercial demonstrating IECC Climate Zone 6 compliance)
• Soils report or geotechnical memo (required for sites with evidence of fill, weak soils, organic material, slope instability, or shoreline proximity)

Permit validity

Building permits are valid for 180 days from the date of issuance. If construction has not commenced within 180 days, or if construction is suspended for any 180-day period, the permit expires. Extension requests must be submitted in writing to the building official before expiration.

Building code

International Building Code (IBC) 2018 edition; International Residential Code (IRC) 2018 edition; International Mechanical Code (IMC) 2018 edition; Uniform Plumbing Code (UPC) 2018 edition; National Electrical Code (NEC) 2020 edition; International Energy Conservation Code (IECC) 2018 edition, Climate Zone 6; International Fire Code (IFC) 2018 edition; International Existing Building Code (IEBC) 2018 edition; ASCE 7-16. Confirm whether CBS has adopted a more recent edition (2021 or 2024) with the building official.

Owner-builder

A property owner building or improving a structure intended as the owner's own primary residence may act as their own general contractor without a state contractor registration if they personally perform or directly supervise the work. The exemption applies only to the owner's primary residence, not rental properties, commercial properties, or investment properties. The property may not be sold within 12 months of completion unless the owner demonstrates it was not constructed for resale. Owner-builders must obtain all required permits and pass all inspections. Licensed trade work (plumbing, electrical, gas) may require licensed trade contractors—confirm with the building official.

Contractor requirements

All contractors performing construction work in CBS Sitka must hold a current Alaska state contractor registration (General Contractor or Specialty Contractor) issued by the Alaska Department of Commerce, Community and Economic Development (DCCED) Division of Corporations, Business, and Professional Licensing (CBPL). Registration requires passage of a business and law examination, demonstrated financial responsibility (net worth of $20,000 or performance/payment bond), general liability insurance ($300,000 minimum per occurrence, $1,000,000 per project), and workers' compensation coverage where required. Trade-specific licensing: Plumbing, Electrical, and Mechanical/Gas contractors require separate state licenses.

Fees

Minimum permit fee

$75–$150 (confirm with CBS)

Plan check fee

Typically 65% of the calculated building permit fee, assessed at plan submittal. Plan check fees are generally non-refundable after plan review has commenced.

Permit fee formula

Valuation-based. Estimated fee structure based on comparable Southeast Alaska municipalities (NOT confirmed CBS figures): $1–$2,000 valuation: $75 minimum; $2,001–$25,000: $75 + $9.00 per $1,000 over $2,000; $25,001–$50,000: $282 + $6.50 per $1,000 over $25,000; $50,001–$100,000: $445 + $4.50 per $1,000 over $50,000; $100,001–$500,000: $670 + $3.50 per $1,000 over $100,000; $500,001–$1,000,000: $2,070 + $3.00 per $1,000 over $500,000; over $1,000,000: $3,570 + $2.00 per $1,000 over $1,000,000.

Trade permit fee

Mechanical, plumbing, and electrical trade permit fees are assessed separately. Estimated range: $75 minimum per trade permit; additional per-fixture or per-appliance charges ($10–$20 per unit). Confirm current trade fee schedule with CBS.

Reinspection fee

Typical range: $50–$100 per reinspection when required after a failed inspection or when an inspector cannot access the site. Confirm with CBS.

Penalty (no permit)

Building without a permit or operating under a stop work order may result in penalty fees or project suspension. Confirm penalty fee structure with CBS.

Payment note

Payments are accepted at the Community Development counter during business hours (Monday-Friday, 8:00 a.m. to 5:00 p.m. AKST/AKDT). Accepted payment methods typically include cash, personal or business check (payable to 'City and Borough of Sitka'), and credit/debit card. Confirm current payment methods with CBS.

Work That Does NOT Require a Permit

Contact the Community Development Department, Building Division to confirm whether your project requires a permit before starting work.

Inspections

How to Schedule

• (907) 747-1823 (phone)
• Community Development counter at 100 Lincoln Street (in-person)

Scheduling deadline

Typically 24 to 48 hours advance notice required. Confirm current scheduling lead times with CBS, as small-staff department availability may be limited by pending inspections, weather, and staff capacity.

Inspection hours

Monday through Friday, 8:00 a.m. to 5:00 p.m. Alaska Standard Time (AKST) during winter; Alaska Daylight Time (AKDT) during summer daylight saving time. Closed on State of Alaska and CBS observed holidays.

Typical inspection sequence: Residential new construction typical sequence: (1) Foundation inspection (pre-pour); (2) Underslab rough-in inspection; (3) Foundation/stem wall inspection (post-strip); (4) Rough framing inspection; (5) Rough plumbing inspection; (6) Rough mechanical/HVAC inspection; (7) Rough electrical inspection; (8) Insulation inspection; (9) Wallboard/gypsum board inspection (if fire-rated); (10) Final inspection. Commercial new construction adds additional inspections for structural steel, concrete, masonry, fire-stopping, fire sprinklers, fire alarm, and special inspections per Statement of Special Inspections. CBS may require additional inspections based on project-specific conditions.

No online inspection scheduling system is available. Contractors or owner-builders coordinating from outside Sitka should establish a local point of contact (on-site superintendent or owner's representative) who can be present for inspections and address inspector comments. Electrical inspections in Alaska may be conducted by Alaska Division of Fire Prevention / Department of Labor inspectors rather than local building inspectors—confirm electrical inspection authority with CBS.

Additional Resources

• Building code: International Building Code (IBC) 2018 edition; International Residential Code (IRC) 2018 edition; International Mechanical Code (IMC) 2018 edition; Uniform Plumbing Code (UPC) 2018 edition; National Electrical Code (NEC) 2020 edition; International Energy Conservation Code (IECC) 2018 edition, Climate Zone 6; International Fire Code (IFC) 2018 edition; International Existing Building Code (IEBC) 2018 edition; ASCE 7-16. Confirm whether CBS has adopted a more recent edition (2021 or 2024) with the building official.
• Verify contractor license: Alaska Contractor Registration Lookup
• Zoning information: View zoning info
• Alaska Division of Building Safety
• Sitka National Historical Park (NPS)
• Alaska State Historic Preservation Office (SHPO)
• Tongass National Forest, Sitka Ranger District
• Alaska Housing Finance Corporation (AHFC) Efficiency Programs
• Sitka Fire Department (Fire Safety Plans and Inspections)
• CBS Public Works (Right-of-Way, Utilities, Stormwater)
• License lookup guide: Alaska Contractor License Requirements
• Contract template: Alaska Homeowner-Contractor Agreement
• Alaska hub: Alaska Contractor License & Permit Hub

Frequently Asked Questions

City and Borough of Sitka Building Permit FAQ

Do I need a building permit in City and Borough of Sitka, AK?

A building permit is required for: new construction of any building or structure; any horizontal or vertical addition; structural alterations; repairs affecting structural, fire-resistance, energy, or life safety systems; relocation of an existing building; demolition; change of occupancy; installation or modification of mechanical, plumbing, or electrical systems; installation of solid-fuel-burning appliances; installation of swimming pools, hot tubs, or spas; retaining walls exceeding 4 feet; and decks, porches, or exterior stairs attached to the building or elevated more than 30 inches.

How much does a building permit cost in City and Borough of Sitka, AK?

The minimum permit fee is $75–$150 (confirm with CBS). Fees are calculated as: Valuation-based. Estimated fee structure based on comparable Southeast Alaska municipalities (NOT confirmed CBS figures): $1–$2,000 valuation: $75 minimum; $2,001–$25,000: $75 + $9.00 per $1,000 over $2,000; $25,001–$50,000: $282 + $6.50 per $1,000 over $25,000; $50,001–$100,000: $445 + $4.50 per $1,000 over $50,000; $100,001–$500,000: $670 + $3.50 per $1,000 over $100,000; $500,001–$1,000,000: $2,070 + $3.00 per $1,000 over $500,000; over $1,000,000: $3,570 + $2.00 per $1,000 over $1,000,000.. Plan check fee: Typically 65% of the calculated building permit fee, assessed at plan submittal. Plan check fees are generally non-refundable after plan review has commenced..

How do I apply for a building permit in City and Borough of Sitka, AK?

1. Contact the CBS Community Development Department at (907) 747-1823 for a pre-application consultation. Confirm zoning, setback requirements, conditional use permit needs, FEMA flood zone status, and current code edition in effect. 2. Verify that the project parcel is private fee-simple land within CBS boundaries (not federal land, tribal trust land, or in a right-of-way) using the CBS GIS parcel viewer. 3. Identify the permit type(s) required: building, mechanical, plumbing, electrical, sign, right-of-way, floodplain development, or demolition. 4. Obtain the current CBS Building Permit Application form from the Community Development counter or website. Complete all required fields: owner information, contractor information with Alaska state license number, project address, legal description, parcel number, scope of work narrative, and estimated construction valuation. 5. Prepare required drawings and supporting documents according to the scope (site plan, floor plans, elevations, cross-sections, foundation plan, structural calculations, energy compliance documentation, soils report for new construction). 6. Submit the completed application and plans to the Community Development counter at 100 Lincoln Street during counter hours (Monday-Friday, 8:00 a.m. to 5:00 p.m. AKST/AKDT). Pay any plan check fee due at the time of submittal. Obtain a receipt with a permit application tracking number. 7. CBS staff review submitted drawings for code compliance. Review periods vary: simple residential 3-7 business days; residential new construction or substantial addition 2-4 weeks; commercial new construction or major tenant improvement 4-8 weeks. 8. Address any plan review comments by revising drawings and resubmitting. Resubmittal restarts the applicable review period. 9. Once plan review is complete, pay the final permit fee based on approved valuation and current fee schedule. 10. Permit card or document is issued to the applicant. Post the permit on-site in a conspicuous, weather-protected location throughout construction. Keep approved plans on-site and available for inspector. 11. Proceed with construction in accordance with approved plans. Schedule all required inspections at appropriate stages. Do not cover work that has not been inspected and approved. 12. Upon completion of all construction, schedule a final inspection. Obtain final inspection sign-off before occupancy.

How long does it take to get a building permit in City and Borough of Sitka, AK?

Typical processing time is Simple residential: 1-2 weeks total. Residential new construction: 4-8 weeks. Commercial projects: 6-12+ weeks. Remote/mail submission may add additional time for each round of review..

What work is exempt from building permits in City and Borough of Sitka, AK?

The following work is generally exempt: Small detached accessory structures: detached one-story structures used as sheds, playhouses, or similar accessory uses with gross floor area not exceeding 200 square feet (subject to zoning setback, height, and lot coverage regulations); Low fences: fences not over 6 feet in height (confirm exact CBS threshold); Short retaining walls: retaining walls not over 4 feet in height measured from bottom of footing to top of wall, where the wall does not support a surcharge or hold back flammable liquids; Low-elevation platform decks: platforms, walks, and driveways not more than 30 inches above adjacent grade and not over any basement or story below; Interior cosmetic work: painting, papering, tiling, carpeting, cabinet installation, countertop replacement, and similar finish work that does not alter structural, mechanical, plumbing, or electrical systems; In-kind window and door replacement: replacement of existing windows or doors in existing framed openings without enlargement of rough opening, where the replacement does not degrade fire-resistance-rated assembly performance (note: replacements may trigger energy code upgrade requirements); Ordinary maintenance and repair: non-structural repair using same materials and installation methods as original construction, where the work does not affect egress, fire protection, energy performance, or structural capacity. Note: Exempt from building permit does not mean exempt from CBS zoning compliance (setbacks, height, lot coverage), Floodplain Development Permit requirements (if in FEMA SFHA), environmental permits (if near wetlands or shoreline), or right-of-way permits (if work affects CBS right-of-way). Confirm exemption applicability with CBS Community Development before relying on any exemption, as local amendments may modify IBC base exemptions.

How do I schedule a building inspection in City and Borough of Sitka, AK?

Inspections can be scheduled via: (907) 747-1823, Community Development counter at 100 Lincoln Street. Typically 24 to 48 hours advance notice required. Confirm current scheduling lead times with CBS, as small-staff department availability may be limited by pending inspections, weather, and staff capacity..