Philadelphia, PENNSYLVANIA Building Permit Guide

Permit Authority

Philadelphia is a consolidated city-county and first-class city. All building, zoning, trade, and related construction permits in Philadelphia County are administered by Philadelphia L&I under the Philadelphia Code.

Department

Department of Licenses and Inspections (L&I)

Address

Permit and License Center, 1401 John F. Kennedy Blvd., MSB, Public Service Concourse, Philadelphia, PA 19102

Phone

311 inside Philadelphia; (215) 686-8686 outside Philadelphia; inspection scheduling: (215) 255-4040

Website

https://www.phila.gov/departments/department-of-licenses-and-inspections/

Online Permit Portal

Application Process

1. Confirm whether zoning approval is required. In most cases, a Zoning Permit is required before a Building Permit. Obtain any outside approvals first, such as Streets, PWD, Planning Commission, Fire Department, Parks and Recreation, or Historical Commission approvals where applicable.
2. Prepare the application package. The permit application must include the full scope of work and current owner information. Upload plans if required and include supporting items such as zoning approval, structural design criteria, waste hauler form, and adjacent property protection documentation when triggered.
3. Submit the application through eCLIPSE or in person at the Permit and License Center. Pay the nonrefundable filing fee at submission.
4. L&I and other reviewing departments examine the application. Standard review targets are 15 business days for one- or two-family alterations/additions and one- or two-family new construction, and 20 business days for all others. Add one business day for online pre-processing. Eligible accelerated review applications are reviewed within 5 business days for an additional fee.
5. If approved, pay the remaining permit balance. Before issuance, the contractor must be identified, and for online filings the contractor must confirm association with the project.
6. After permit issuance, post or keep the permit documents and approved plans available on site, then request required inspections through eCLIPSE or the IVR phone line.
7. Complete all required inspections and upload any required certifications before the final inspection. Approval documents and, where applicable, the Certificate of Occupancy or related approval are issued after successful completion.

Typical processing time: 15 business days for one- or two-family alterations/additions and one- or two-family new construction; 20 business days for other applications; accelerated review 5 business days; affordable housing projects may qualify for a 10-day review

Source: Department of Licenses and Inspections (L&I)

General Requirements

Building and repair permits are required for construction, alteration, repair, demolition, and many trade scopes regulated by the Philadelphia Code. In most cases, zoning approval must be obtained first. Permits are still required for historic properties and for work in floodplain areas even where a normal exemption might otherwise apply.

Required Documents

• Permit application with complete scope and owner information
• Deed or settlement sheet if recently sold
• Lease if filed by tenant
• Plans if required
• Zoning permit and approved zoning site plan where applicable
• Waste hauler form for plan-required new construction/addition/alteration projects
• Structural design criteria form except for one- and two-family homes
• Adjacent property protection documentation when triggered
• Any required outside approvals from Streets, PWD, Planning Commission, Fire Department, Public Health, Parks and Recreation, or other agencies depending on project type

Permit validity

Building permits become invalid if work does not start within 6 months of issuance, or if work is suspended or abandoned for 6 months after starting. A construction or demolition permit may not remain valid more than 5 years from issue date. Up to two 6-month extensions may be granted in eligible cases. Zoning permits involving building expire in 3 years if construction does not begin; use permits expire in 6 months if the activity does not start; conditional zoning permits are valid for 1 year.

Building code

Philadelphia enforces Title 4, the Philadelphia Building Construction and Occupancy Code, and Title 14, the Philadelphia Zoning Code. Under Code Bulletin B-2501 dated October 20, 2025, the 2021 International Codes took effect January 1, 2026, but permit applications received before July 1, 2026 may be reviewed under either the 2018 or 2021 editions if clearly identified; otherwise Philadelphia defaults to the 2018 code provisions during the transition period.

Owner-builder

For an existing one- or two-family home that does not require an electrical or plumbing permit, work may be performed by an owner who resides in the building. Otherwise, a licensed Philadelphia contractor is required.

Contractor requirements

Contractors named on permits must have an active Philadelphia license where required, be current on City taxes, and have current insurance on file with L&I. A PA Home Improvement Contractor registered with the Attorney General and holding a Philadelphia Commercial Activity License may perform eligible work on existing one- or two-family homes. Specific trade licenses are always required for electrical, plumbing, fire suppression, and sheet metal work. General Philadelphia contractor licensing requires BIRT, Commercial Activity License, insurance, designated supervisors, OSHA 30 training, and tax compliance.

Fees

Minimum permit fee

Varies by permit type (examples: $31 for certain residential plumbing, $63 for some residential minor building, $69 for some residential EZ, $189 for residential zoning new construction)

Plan check fee

No separate percentage-based plan-check fee. Review is generally embedded in the filing and permit fee structure. Optional Accelerated Plan Review for eligible new construction with plans is $2,000 ($350 due at application).

Permit fee formula

Mixed. Many permit categories use flat fees by permit type, fixture count, square footage, sprinkler head count, or other unit measures. Some alteration or unlisted items use 2 percent of construction value subject to stated minimums. Zoning fees are generally flat by permit type.

Reinspection fee

$100 inspection rescheduling fee may be assessed if the project is not ready. After-hours inspections are $240 for the first 4 hours plus $60 for each additional hour.

Payment note

Online permit payments through eCLIPSE are limited to $500,000. Online and Permit and License Center payments accept electronic check, credit card with a 2.10 percent surcharge and $1.50 minimum, and debit card with a $3.45 fee. Cash, check, money order, and credit card are accepted at the Cashier's Station; mailed items are issued within 5 business days.

Fees change. Verify current amounts at the official fee schedule (effective January 1, 2025).

Work That Does NOT Require a Permit

• Repairs related to regular maintenance
• Fencing up to 6 feet in height
• Retaining walls up to 2 feet in height
• Sidewalks, driveways, and similar exterior work that does not enter the right-of-way or include parking
• Pointing masonry
• Replacing doors and windows in one- or two-family dwellings
• Painting, papering, and similar wall and ceiling finishes
• Paneling or gypsum wallboard over existing wall surfaces, and ceiling material applied directly to existing ceilings in one- or two-family and Group U occupancies
• Conventional floor coverings that are not comprised of fibers
• Carpeting and similar floor coverings not installed in exit access corridors, exit passageways, or vertical exits
• Cabinets and countertops
• Movable cases, counters, and partitions less than 6 feet tall
• Detached accessory structures for one- or two-family dwellings of 200 square feet or less
• Playground and pet equipment for one- or two-family dwellings
• Prefabricated swimming pools or spas less than 24 inches deep and less than 5,000 gallons

Important: Permit exemptions do not apply in floodplain areas, and historic properties still require permits for regulated work on historically designated portions.

Inspections

How to Schedule

• eCLIPSE portal (online)
• IVR system at (215) 255-4040 (phone)

Inspection hours

Monday through Friday, 8:00 a.m. to 3:30 p.m.

Time windows

AM and PM preferences available. 24/7 scheduling available through IVR system.

Typical inspection sequence: Typical sequence varies by permit type. Common building sequence is initial site inspection, footing/foundation inspections, under-slab if applicable, exterior and in-wall framing, insulation or other intermediate inspections, trade rough-in approvals, then final inspection. Residential and commercial final inspections close the permit after life-safety systems and all permit scope are complete.

Some permit types are eligible for virtual inspection.

Additional Resources

• Building code: Philadelphia enforces Title 4, the Philadelphia Building Construction and Occupancy Code, and Title 14, the Philadelphia Zoning Code. Under Code Bulletin B-2501 dated October 20, 2025, the 2021 International Codes took effect January 1, 2026, but permit applications received before July 1, 2026 may be reviewed under either the 2018 or 2021 editions if clearly identified; otherwise Philadelphia defaults to the 2018 code provisions during the transition period.
• Zoning information: View zoning info
• Owner-builder rules: View rules
• Building Codes
• Building and Repair Permits
• Construction Inspections
• Inspections by Permit Type
• License lookup guide: Pennsylvania Contractor License Requirements
• Contract template: Pennsylvania Homeowner-Contractor Agreement
• Pennsylvania hub: Pennsylvania Contractor License & Permit Hub