City Building Permits

Omaha, NE - 2026 Building Permit Guide

How to apply for a building permit in Omaha, Nebraska. Permit authority, application steps, fees, and inspection requirements.

Nebraska Douglas County Updated March 2026

Permit Authority

All properties within the incorporated City of Omaha, including formerly annexed areas of Millard and Elkhorn. Does not cover Ralston, Bennington, Valley, Waterloo, or Boys Town, which have separate authorities.

Department
City of Omaha Planning Department -- Permits and Inspections Division
Address
1819 Farnam Street, Suite 1100, Omaha, NE 68183
Phone
(402) 444-5350
Website
https://permits.cityofomaha.org/

Online Permit Portal

Open OmahaPermits.com

Platform: Accela Citizen Access • Account required: Yes • Submission: Online only

Application Process

  1. Determine whether a permit is required for the scope of work.
  2. Gather required documents: site plans, construction drawings, contractor licensing information, energy documentation as applicable.
  3. For simple residential permits (roofing/siding, basement finish, window replacement), submit application and permit fee only; no drawings required.
  4. For new construction, additions, and structural work, submit three full sets of plans (or digitally for commercial), site plan drawn to scale showing lot dimensions and proposed structure location.
  5. Submit application online at OmahaPermits.com or in person at Suite 1100.
  6. City reviews plans; applicant notified of approval or required revisions.
  7. Pay permit fees upon approval.
  8. Permit issued; post on job site.
  9. Schedule required inspections by texting 844-295-4282, calling (402) 444-5350, or using OmahaPermits.com. Provide at least 4 days notice.
  10. Pass all required inspections.
  11. Final inspection and Certificate of Occupancy issued.

Typical processing time: Simple permits (roofing, window replacement, basement finish) issued quickly, often same day or next day. Complex or commercial projects may take several weeks.

Source: City of Omaha Planning Department -- Permits and Inspections Division

General Requirements

Required for new construction, additions, structural alterations, electrical work, plumbing changes, HVAC changes, roofing or siding meeting or exceeding 200 square feet (two roofing squares), basement finishing to habitable space, egress windows, decks, garages, accessory structures, foundation work, and changes of occupancy.

Required Documents

  • Completed permit application
  • Site plan showing lot dimensions and structure placement
  • Construction plans/drawings drawn to scale (for structural, new construction, additions)
  • Contractor licensing information
  • Energy efficiency documentation where applicable
Permit validity
Permit is void if work is not commenced within 180 days of issuance or if work is abandoned for six months. Work must be substantially completed within two years of issuance.
Building code
2018 International Building Code (IBC) with local amendments (Omaha Building Code 2018); 2018 International Residential Code (IRC) with local amendments
Owner-builder
Property owners may apply for permits directly. Homeowner electrical permits must be applied for in person; contact Chief Electrical Inspector to set up an appointment.
Contractor requirements
Any contractor performing work on a permit-required project must hold a City of Omaha Building Contractor license. License classes A through E based on project type and size. Classes A through C require passing an ICC-approved exam. All classes require general liability insurance (amounts vary: Class A and B require $1,000,000; Class C requires $500,000; Classes D and E require $300,000) and a $10,000 contractor license bond. Nine hours of continuing education required per renewal period. Licenses renewed every three years.

Fees

Minimum permit fee
$41
Plan check fee
For commercial projects, typically 25% of the building permit fee.
Permit fee formula
Valuation-based. Total value of all construction work (including own labor and used materials at reasonable value) is used to compute permit fee per fee table (Table 43-91 in city code). New homes, room additions, and garages calculated on square footage basis using Planning Department tables.
Reinspection fee
Fees are doubled per IBC Section 108 language; Omaha applies its own penalty.
Penalty (no permit)
If work begins before a permit is issued, permit fees are quadrupled.
Payment note
Payments accepted in person and online via OmahaPermits.com.

Fees change. Verify current amounts at the official fee schedule.

Work That Does NOT Require a Permit

Contact the City of Omaha Planning Department -- Permits and Inspections Division to confirm whether your project requires a permit before starting work.

Inspections

How to Schedule

Scheduling deadline
At least 4 days advance notice required.
Inspection hours
Monday, Tuesday, Thursday, Friday: 7:30 AM to 4:00 PM; Wednesday: 10:00 AM to 4:00 PM

Typical inspection sequence: Foundation inspection; framing inspection; rough-in inspections (electrical, plumbing, mechanical); insulation/energy inspection; final inspection; Certificate of Occupancy (new construction).

Additional Resources

Information on this page was last verified: March 2026. Permit rules and fees change — confirm current requirements directly with the City of Omaha Planning Department -- Permits and Inspections Division before applying.

Frequently Asked Questions

Omaha Building Permit FAQ

Do I need a building permit in Omaha, NE?
Required for new construction, additions, structural alterations, electrical work, plumbing changes, HVAC changes, roofing or siding meeting or exceeding 200 square feet (two roofing squares), basement finishing to habitable space, egress windows, decks, garages, accessory structures, foundation work, and changes of occupancy.
How much does a building permit cost in Omaha, NE?
The minimum permit fee is $41. Fees are calculated as: Valuation-based. Total value of all construction work (including own labor and used materials at reasonable value) is used to compute permit fee per fee table (Table 43-91 in city code). New homes, room additions, and garages calculated on square footage basis using Planning Department tables.. Plan check fee: For commercial projects, typically 25% of the building permit fee..
How do I apply for a building permit in Omaha, NE?
1. Determine whether a permit is required for the scope of work. 2. Gather required documents: site plans, construction drawings, contractor licensing information, energy documentation as applicable. 3. For simple residential permits (roofing/siding, basement finish, window replacement), submit application and permit fee only; no drawings required. 4. For new construction, additions, and structural work, submit three full sets of plans (or digitally for commercial), site plan drawn to scale showing lot dimensions and proposed structure location. 5. Submit application online at OmahaPermits.com or in person at Suite 1100. 6. City reviews plans; applicant notified of approval or required revisions. 7. Pay permit fees upon approval. 8. Permit issued; post on job site. 9. Schedule required inspections by texting 844-295-4282, calling (402) 444-5350, or using OmahaPermits.com. Provide at least 4 days notice. 10. Pass all required inspections. 11. Final inspection and Certificate of Occupancy issued.
How long does it take to get a building permit in Omaha, NE?
Typical processing time is Simple permits (roofing, window replacement, basement finish) issued quickly, often same day or next day. Complex or commercial projects may take several weeks..
What work is exempt from building permits in Omaha, NE?
The following work is generally exempt: Painting (interior or exterior); Replacing flooring without structural changes; Replacing countertops without altering cabinet layout; Cabinet refacing; Replacing a toilet or sink in the same location without altering plumbing connections; Cosmetic repairs and finish work that do not affect structural, electrical, or plumbing systems; Roof work under two squares (under 200 square feet) considered routine maintenance. Note: The City of Omaha does not publish a comprehensive exempt-work list online as a standalone document. Confirm specific exemptions with the Permits and Inspections Division at (402) 444-5350.
How do I schedule a building inspection in Omaha, NE?
Inspections can be scheduled via: Text 844-295-4282, (402) 444-5350, OmahaPermits.com. At least 4 days advance notice required..

Need help with your project?

Navigating permits in Omaha can be complicated.

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Important: This page is an educational resource provided by jaspector.com. It is not legal advice, and it does not substitute for official guidance from the permit authority listed above. Permit requirements, fees, and processes change frequently. Always verify current requirements directly with the issuing department before beginning any construction project. Use of this page does not create an attorney-client relationship. Jaspector assumes no liability for any outcomes arising from reliance on this information.

Other cities in Douglas County

Ralston Bennington Valley Waterloo Boys Town Douglas
View all Douglas County jurisdictions →