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§ 02
When a permit is required
Permit triggers and exempt work for Orleans
A building permit is required for all construction within the Town of Orleans.
One-story detached accessory structures (tool sheds, playhouses) with floor area 120 sq. ft. or less
Fences not exceeding 7 feet in height
Retaining walls not over 4 feet high (unless supporting surcharge or impounding liquids)
Water tanks on grade, 5,000 gallons or less, height-to-diameter ratio 2:1 or less
Sidewalks and driveways not more than 30 inches above adjacent grade
Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work
Prefabricated swimming pools (1-2 family, less than 24 inches deep, less than 5,000 gallons, above ground)
Swings and playground equipment (1-2 family dwellings)
Window awnings (residential/utility, not more than 54 inches projection)
Other statewide exemptions per 780 CMR 105.2
- Exempt One-story detached accessory structures (tool sheds, playhouses) with floor area 120 sq. ft. or less
- Exempt Fences not exceeding 7 feet in height
- Exempt Retaining walls not over 4 feet high (unless supporting surcharge or impounding liquids)
- Exempt Water tanks on grade, 5,000 gallons or less, height-to-diameter ratio 2:1 or less
- Exempt Sidewalks and driveways not more than 30 inches above adjacent grade
- Exempt Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work
- Exempt Prefabricated swimming pools (1-2 family, less than 24 inches deep, less than 5,000 gallons, above ground)
- Exempt Swings and playground equipment (1-2 family dwellings)
- Exempt Window awnings (residential/utility, not more than 54 inches projection)
- Exempt Other statewide exemptions per 780 CMR 105.2
Note: Orleans FAQ states that 'many projects, even very small ones, require a building permit' and all projects are evaluated case by case. Contact Building Department at 508-240-3700 before assuming a project is exempt.
Required documents
- Completed building permit application
- 2 physical paper copies of building plans and site plan (minimum 18 x 24 inches)
- Workers' Compensation Affidavit
- CSL and/or HIC license copies
- Zoning compliance documentation
- Property Owner Authorization (if applicable)
- Building code
- Massachusetts State Building Code 780 CMR, 10th Edition (effective October 11, 2024)
- Permit validity
- Work must commence within 6 months of issuance. Permits expire if work is abandoned for 6 months.
- Owner-builder
- Homeowner Exemption available for owner-occupants of 1-2 family primary residences.
- Contractor requirements
- CSL required for structural work and structures over 35,000 cubic feet; HIC required for residential remodeling.
Source: Building Department ↗
§ 03
Application process
Typical processing: Varies by project complexity; online applications strongly encouraged for faster processing
- 01 Create an OpenGov account at https://orleansma.portal.opengov.com/ (existing OpenGov accounts from other MA towns are valid).
- 02 Select permit type: 1/2-family building permit, commercial building permit, express permit, shed application, sign permit, trade permits, or specialty permits.
- 03 CRITICAL: All building permit applications for new homes, additions, alterations, and renovations require 2 physical paper copies of building plans and site plan (minimum 18 x 24 inches) submitted to the Building Department at 19 School Road.
- 04 Attach required documents and generate permit number online (does not constitute permit issuance).
- 05 Pay in full before review begins. Online payment via credit card or bank account (convenience fees apply); cash/check accepted in person or by mail.
- 06 For Old King's Highway District properties (Orleans is eastern terminus, north of Route 6), obtain Old King's Highway Regional Historic District Committee approval first.
- 07 For wetlands or coastal work, obtain Conservation Commission Order of Conditions.
- 08 Schedule inspections by phone, email, or in person (NOT through online system).
Typical processing time: Varies by project complexity; online applications strongly encouraged for faster processing
Source: Building Department ↗
§ 04
Fee schedule
Effective FY25 (effective July 1, 2024)
Fee type
Amount
01
Minimum permit fee
Contact Building Department for specific rates
02
Permit fee formula
Based on total square footage of work proposed (new construction, additions, alterations, repairs, decks, etc.) or fixed per-project rates for specific project types. Per-sq.-ft. calculations made by Building Inspector based on proposed scope.
Online payment, cash, and check accepted
Fees change periodically. Confirm at the official fee schedule ↗ (effective FY25 (effective July 1, 2024)) before budgeting.
§ 05
Required inspections
Scheduling and sequence
How to schedule
- 508-240-3700 (phone)
- BuildingDept@town.orleans.ma.us (email)
- Scheduling deadline
- Cannot schedule through online portal; contact department by phone, email, or in person
- Inspection hours
- Monday-Friday, 8:30 AM - 4:30 PM
Source: Building Department ↗
§ 06
Frequently asked
Common questions about Orleans permits
01 Do I need a building permit in Orleans, MA? ▸
A building permit is required for all construction within the Town of Orleans.
02 How much does a building permit cost in Orleans, MA? ▸
Building permit fees in Orleans, MA are set by the local building department and vary by project type and valuation. The minimum permit fee is Contact Building Department for specific rates. Fees are calculated as: Based on total square footage of work proposed (new construction, additions, alterations, repairs, decks, etc.) or fixed per-project rates for specific project types. Per-sq.-ft. calculations made by Building Inspector based on proposed scope..
03 How do I apply for a building permit in Orleans, MA? ▸
To apply for a building permit in Orleans, MA, follow these steps: 1. Create an OpenGov account at https://orleansma.portal.opengov.com/ (existing OpenGov accounts from other MA towns are valid). 2. Select permit type: 1/2-family building permit, commercial building permit, express permit, shed application, sign permit, trade permits, or specialty permits. 3. CRITICAL: All building permit applications for new homes, additions, alterations, and renovations require 2 physical paper copies of building plans and site plan (minimum 18 x 24 inches) submitted to the Building Department at 19 School Road. 4. Attach required documents and generate permit number online (does not constitute permit issuance). 5. Pay in full before review begins. Online payment via credit card or bank account (convenience fees apply); cash/check accepted in person or by mail. 6. For Old King's Highway District properties (Orleans is eastern terminus, north of Route 6), obtain Old King's Highway Regional Historic District Committee approval first. 7. For wetlands or coastal work, obtain Conservation Commission Order of Conditions. 8. Schedule inspections by phone, email, or in person (NOT through online system).
04 How long does it take to get a building permit in Orleans, MA? ▸
Building permit processing times in Orleans, MA typically run Varies by project complexity; online applications strongly encouraged for faster processing. Timelines can vary based on project complexity and current department workload.
05 What work is exempt from building permits in Orleans, MA? ▸
Not all construction work requires a permit in Orleans, MA. The following work is generally exempt: One-story detached accessory structures (tool sheds, playhouses) with floor area 120 sq. ft. or less; Fences not exceeding 7 feet in height; Retaining walls not over 4 feet high (unless supporting surcharge or impounding liquids); Water tanks on grade, 5,000 gallons or less, height-to-diameter ratio 2:1 or less; Sidewalks and driveways not more than 30 inches above adjacent grade; Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work; Prefabricated swimming pools (1-2 family, less than 24 inches deep, less than 5,000 gallons, above ground); Swings and playground equipment (1-2 family dwellings); Window awnings (residential/utility, not more than 54 inches projection); Other statewide exemptions per 780 CMR 105.2. Note: Orleans FAQ states that 'many projects, even very small ones, require a building permit' and all projects are evaluated case by case. Contact Building Department at 508-240-3700 before assuming a project is exempt. When in doubt, confirm with the local building department before starting work.
06 How do I schedule a building inspection in Orleans, MA? ▸
Once your permit is issued and work reaches an inspection milestone, you can schedule a building inspection in Orleans, MA via: 508-240-3700, BuildingDept@town.orleans.ma.us. Cannot schedule through online portal; contact department by phone, email, or in person.
last verified April 2026
source Building Department ↗
entry id permits/massachusetts/barnstable/orleans
Educational reference. Permit rules and fees change — confirm current requirements directly with Building Department before applying. Jaspector is not legal advice.