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§ 02
When a permit is required
Permit triggers and exempt work for Omaha
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.
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
- Exempt Painting (interior or exterior)
- Exempt Replacing flooring without structural changes
- Exempt Replacing countertops without altering cabinet layout
- Exempt Cabinet refacing
- Exempt Replacing a toilet or sink in the same location without altering plumbing connections
- Exempt Cosmetic repairs and finish work that do not affect structural, electrical, or plumbing systems
- Exempt 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.
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
- Building code
- 2018 International Building Code (IBC) with local amendments (Omaha Building Code 2018); 2018 International Residential Code (IRC) with local amendments
- 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.
- 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.
§ 03
Application process
Typical processing: Simple permits (roofing, window replacement, basement finish) issued quickly, often same day or next day. Complex or commercial projects may take several weeks.
- 01 Determine whether a permit is required for the scope of work.
- 02 Gather required documents: site plans, construction drawings, contractor licensing information, energy documentation as applicable.
- 03 For simple residential permits (roofing/siding, basement finish, window replacement), submit application and permit fee only; no drawings required.
- 04 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.
- 05 Submit application online at OmahaPermits.com or in person at Suite 1100.
- 06 City reviews plans; applicant notified of approval or required revisions.
- 07 Pay permit fees upon approval.
- 08 Permit issued; post on job site.
- 09 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 ↗
§ 04
Fee schedule
Omaha building permit fees
Fee type
Amount
01
Minimum permit fee
$41
02
Plan check fee
For commercial projects, typically 25% of the building permit fee.
03
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.
04
Reinspection fee
Fees are doubled per IBC Section 108 language; Omaha applies its own penalty.
05
Penalty (no permit)
If work begins before a permit is issued, permit fees are quadrupled.
Payments accepted in person and online via OmahaPermits.com.
Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.
§ 05
Required inspections
Scheduling and sequence
How to schedule
- Text 844-295-4282 (text)
- (402) 444-5350 (phone)
- OmahaPermits.com (online)
- 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 sequence: Foundation inspection; framing inspection; rough-in inspections (electrical, plumbing, mechanical); insulation/energy inspection; final inspection; Certificate of Occupancy (new construction).
Source: City of Omaha Planning Department -- Permits and Inspections Division ↗
§ 06
Frequently asked
Common questions about Omaha permits
01 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.
02 How much does a building permit cost in Omaha, NE? ▸
Building permit fees in Omaha, NE are set by the local building department and vary by project type and valuation. 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..
03 How do I apply for a building permit in Omaha, NE? ▸
To apply for a building permit in Omaha, NE, follow these steps: 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.
04 How long does it take to get a building permit in Omaha, NE? ▸
Building permit processing times in Omaha, NE typically run Simple permits (roofing, window replacement, basement finish) issued quickly, often same day or next day. Complex or commercial projects may take several weeks.. Timelines can vary based on project complexity and current department workload.
05 What work is exempt from building permits in Omaha, NE? ▸
Not all construction work requires a permit 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. When in doubt, confirm with the local building department before starting work.
06 How do I schedule a building inspection in Omaha, NE? ▸
Once your permit is issued and work reaches an inspection milestone, you can schedule a building inspection in Omaha, NE via: Text 844-295-4282, (402) 444-5350, OmahaPermits.com. At least 4 days advance notice required..
last verified April 2026
source City of Omaha Planning Department -- Permits and Inspections Division ↗
entry id permits/nebraska/douglas/omaha
Educational reference. Permit rules and fees change — confirm current requirements directly with City of Omaha Planning Department -- Permits and Inspections Division before applying. Jaspector is not legal advice.