City of Johnson City

Johnson City states a permit is required for most new residential and commercial construction and specifically lists retaining walls over 4 feet of retained earth, roof sheathing replacement over 100 square feet, new exterior stairs or stoops, demolition, sump pumps, tents over 400 square feet, EV charging equipment, changes of occupancy in commercial space, lot line movement, underground storage tanks and larger LPG tanks, site grading and driveway entrances, new buildings and additions, interior alterations including finished basements, fire protection system alterations, porches and decks, replacement HVAC equipment, sheds and playhouses over 200 square feet, and qualifying swimming pools.

• Exempt Fences except those used as a swimming pool barrier or otherwise required for pedestrian safety
• Exempt Accessory structures under 200 square feet
• Exempt Residential window or door replacements in the same opening only
• Exempt Residential reroofs on single-family structures
• Exempt Residential roof sheathing replacement of 100 square feet or less
• Exempt Residential residing on single-family structures
• Exempt Replacement plumbing fixtures in front of the trap and or valve
• Exempt Low-voltage wiring systems under the listed limits that are not part of fire protection, access control, egress control, or fire-rated or smoke-protected assemblies
• Exempt Gutters or gutter replacement
• Exempt Kitchen cabinets
• Exempt Playground equipment
• Exempt On-grade patios, including wood patios
• Exempt Flagpoles 30 feet or less in height
• Exempt Temporary ramps serving residential dwellings that are no more than 30 inches high
• Exempt Replacement of above-ground LPG containers when installed in the same location, with the same capacity, by the serving gas supplier

Building code

Johnson City posts adoption of 2018 ICC codes including 2018 IBC, 2018 IRC, 2018 IEBC, 2018 IFC, 2018 IMC, 2018 IFGC, 2018 IPC, 2018 IPMC, 2018 ISPSC, ICC A117.1-2017, 2017 NEC, and the listed IECC editions and local amendments in city code section 12-301.

Permit validity

Not clearly stated on the reviewed Johnson City public pages and handouts.

Owner-builder

Owner-occupants may obtain permits only for single-family home work. The homeowner affidavit cites T.C.A. 62-6-103 and says an owner may construct one single residence once every 2 years for the owner's own use and not for resale, lease, or rent.

Contractor requirements

All trade subcontractors regardless of valuation, and general contractors over $24,999, must satisfy Johnson City contractor requirements including a $10,000 surety bond, business license rules, Tennessee contractor licensing when required, and workers' compensation or exemption documentation.

1. 01
   Confirm whether the work requires a permit and whether zoning review or a site drawing is required. Johnson City says most new residential and commercial construction requires a permit, and new homes and additions generally need a site drawing.
2. 02
   Create a CityView Portal account if applying online, or go to the Permit Counter in City Hall. Qualified contractors apply through the portal or in person.
3. 03
   Complete the application, list all project contacts, upload plans and supporting documents, and submit for review. The city's permit form also routes for Codes Division and Planning Division review.
4. 04
   Pay plan review fees after submission. The portal guide says fees are calculated by the system and appear on the application after submission.
5. 05
   Respond to any review comments and wait for permit release. Johnson City's contractor requirements sheet says plans requiring review should expect a minimum of 5 business days before approval and issuance.
6. 06
   Once released, the permit can be purchased only by a licensed contractor or an owner-occupant for a single-family home project.
7. 07
   Schedule inspections by phone or email, keep approved drawings on site if required, complete all required finals, and obtain occupancy approval before use.

Typical processing time: Minimum 5 business days for plans requiring review, per contractor requirements sheet.

Source: City of Johnson City Development Services Department, Building Division ↗

Portal guide says application plan review fees are calculated in CityView after submission. Water and sewer tap fees must be paid before issuance of a building permit for new houses or new commercial work.

Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.

• Building Division at 423-434-6047, option 1 or 423-434-6232 (phone)
• inspections@johnsoncitytn.org (email)

Scheduling deadline

Requests must be made 24 hours in advance.

Inspection hours

Inspectors take calls from 7:30 a.m. to 8:00 a.m. and 3:30 p.m. to 4:00 p.m.

Time windows

Requests received by 4:30 p.m. may be scheduled as early as the next business day; later requests are scheduled no earlier than the second business day. Same-day open trench inspections may be requested by calling before noon. ETA requests can be made at 423-434-6051 between 7:30 a.m. and 8:00 a.m.

Typical sequence: Foundation or footing; foundation drain and damp-proofing as needed; fire wall where applicable; trade rough-ins; framing after approved electrical, plumbing, and HVAC rough-ins; insulation; final building after all other final trade inspections are approved.