Town of Amherst, MA Building Permit Guide

Permit Authority

All properties within the Town of Amherst (note: UMass Amherst campus buildings use separate institutional permitting).

Department

Inspection Services (Building Division) -- part of Conservation & Development Department

Address

Town Hall, 4 Boltwood Avenue, Amherst, MA 01002

Phone

413-259-3030

Email

inspections@amherstma.gov

Website

https://www.amherstma.gov/1192/Permits-Inspections

Online Permit Portal

Application Process

1. Create an account at amherstma.portal.opengov.com.
2. Select the applicable permit category (building, electrical, plumbing, gas, etc.).
3. Complete the online application form. Upload all required documents directly in the portal.
4. Pay applicable fee online at time of submission.
5. Application is reviewed by the Building Division. Applicant receives notifications as the application progresses.
6. Upon approval, permit is issued electronically. Print and post at job site before commencing work.
7. Schedule inspections by calling 413-259-3030.
8. Final inspection must be passed before Certificate of Occupancy is issued.

Typical processing time: 30 calendar days from receipt of complete application

Source: Inspection Services (Building Division) -- part of Conservation & Development Department

General Requirements

A building permit is required for all construction, alteration, and renovation within the Town of Amherst.

Required Documents

• Completed online application
• Workers' Compensation Insurance Affidavit (for all contractor applicants)
• Homeowner Exemption Affidavit (if applicable)
• Site plan / plot plan (new construction and additions)
• Construction plans (architectural drawings, structural calculations for larger projects)
• Design professional construction control affidavits (commercial / larger residential per 780 CMR)
• Pool safety compliance documentation (for pool permits)
• Smoke/CO detector compliance documentation (residential)

Permit validity

Permit lapses if work does not commence within 6 months of permit issuance or if work is suspended for 6 months.

Building code

Massachusetts State Building Code (780 CMR) -- 10th Edition (2021 IBC/IRC base) effective July 1, 2025

Owner-builder

The owner of a detached 1- or 2-family dwelling who resides or intends to reside in the home may pull the building permit themselves without a CSL and act as their own general contractor. The homeowner assumes full liability for code compliance.

Contractor requirements

Construction Supervisor License (CSL) required for structural work on buildings over 35,000 cubic feet. Home Improvement Contractor (HIC) required for residential renovation projects over $1,000 on 1-4 family homes.

Fees

Minimum permit fee

$30.00 for alterations and additions

Permit fee formula

New residential (1-2 family): $0.55/sq. ft. first unit, $0.35/sq. ft. additional units. Alterations: $10.00 per $1,000 of estimated construction cost. Commercial: $0.65/sq. ft.

Penalty (no permit)

Double the normal permit fee if work is commenced before permit issuance

Fees change. Verify current amounts at the official fee schedule (effective July 2014 (note: may be under revision; verify before applying)).

Work That Does NOT Require a Permit

• One-story detached accessory structures (tool sheds, playhouses) with floor area not greater than 120 sq. ft.
• Fences not exceeding 7 feet in height
• Retaining walls not over 4 feet measured from bottom of footing to top of wall
• Water tanks supported directly on grade with capacity not greater than 5,000 gallons and height-to-diameter ratio not greater than 2:1
• Sidewalks and driveways not more than 30 inches above adjacent grade
• Prefabricated above-ground swimming pools less than 24 inches deep and less than 5,000 gallons
• Window awnings (supported by exterior wall) projecting no more than 54 inches from the wall
• Shade cloth structures for nursery or agricultural purposes
• Greenhouses with plastic film coverings
• Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work
• Non-fixed and movable fixtures, cases, racks, counters, and partitions not over 5 feet 9 inches in height
• Playground equipment on detached 1- and 2-family residential parcels
• Temporary motion picture, TV, and theater stage sets and scenery

Important: Ordinary repairs (like-for-like replacements, finish work) do not require a permit. Zoning requirements may still apply to exempt-from-permit work. Amherst adopted updated FEMA Flood Insurance Rate Maps in January 2023 with one-foot contour precision. Verify flood zone status before applying.

Inspections

How to Schedule

• 413-259-3030 (phone)

Inspection hours

Monday through Friday, 8:00 a.m. -- 4:30 p.m.

Typical inspection sequence: Standard required inspection stages: 1) Foundation/footing inspection (before backfill), 2) Framing inspection (after rough framing, before insulation/sheathing), 3) Electrical rough-in, 4) Plumbing/gas rough-in, 5) Insulation inspection (before drywall), 6) Final inspection (all work complete), 7) Certificate of Occupancy. Multi-Family Certificate of Inspection Program available for periodic re-inspections of multifamily rental properties (3+ units).

Additional Resources

• Building code: Massachusetts State Building Code (780 CMR) -- 10th Edition (2021 IBC/IRC base) effective July 1, 2025
• Verify contractor license: Massachusetts OCABR (CSL/HIC Licensing)
• Zoning information: View zoning info
• Owner-builder rules: View rules
• Inspection Services
• Fee Schedule
• Planning Department
• License lookup guide: Massachusetts Contractor License Requirements
• Contract template: Massachusetts Homeowner-Contractor Agreement
• Massachusetts hub: Massachusetts Contractor License & Permit Hub

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