Johnson City, TENNESSEE Building Permit Guide

Permit Authority

Building Division permit authority for work inside Johnson City corporate limits. This does not cover unincorporated Washington County outside city limits.

Department

City of Johnson City Development Services Department, Building Division

Address

601 E. Main Street, Johnson City, TN 37601

Phone

423-434-6047

Email

permits@johnsoncitytn.org , inspections@johnsoncitytn.org , abrown@johnsoncitytn.org for portal assistance

Website

https://www.johnsoncitytn.org/services/planning_and_development_services/building_codes/index.php

Online Permit Portal

Application Process

1. 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. 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. 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. Pay plan review fees after submission. The portal guide says fees are calculated by the system and appear on the application after submission.
5. 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. Once released, the permit can be purchased only by a licensed contractor or an owner-occupant for a single-family home project.
7. 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

General Requirements

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.

Required Documents

• Permit application
• Project valuation
• Project contacts
• Plans as required
• Site drawing for new homes and additions and some accessory structures or pools
• Any zoning review materials
• Approved drawings on site for inspection when applicable

Permit validity

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

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.

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.

Fees

Minimum permit fee

No fee up to $1,000 valuation unless an inspection is required, in which case $15 per inspection applies

Plan check fee

Minimum $25. Residential is $25 per unit. Commercial is 0.0005 times construction value, rounded up to the nearest dollar.

Permit fee formula

Valuation-based. $1,000 to $50,000 is $15 for the first $1,000 plus $5 per additional $1,000 or fraction; $50,001 to $100,000 is $260 plus $4 per additional $1,000; $100,001 to $500,000 is $460 plus $3 per additional $1,000; $500,001 and up is $1,660 plus $2 per additional $1,000.

Reinspection fee

Reinspection fee is $25.

Penalty (no permit)

Work started before permit issuance triggers double permit fees. Demolition fees are $50 for single-family residential and $100 for other structures.

Payment note

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. Verify current amounts at the official fee schedule.

Work That Does NOT Require a Permit

• Fences except those used as a swimming pool barrier or otherwise required for pedestrian safety
• Accessory structures under 200 square feet
• Residential window or door replacements in the same opening only
• Residential reroofs on single-family structures
• Residential roof sheathing replacement of 100 square feet or less
• Residential residing on single-family structures
• Replacement plumbing fixtures in front of the trap and or valve
• 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
• Gutters or gutter replacement
• Kitchen cabinets
• Playground equipment
• On-grade patios, including wood patios
• Flagpoles 30 feet or less in height
• Temporary ramps serving residential dwellings that are no more than 30 inches high
• Replacement of above-ground LPG containers when installed in the same location, with the same capacity, by the serving gas supplier

Inspections

How to Schedule

• 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 inspection 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.

Additional Resources

• 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.
• Zoning information: View zoning info
• Owner-builder rules: View rules
• Building Codes FAQ
• Contractor Requirements
• Inspection General Info Guide
• License lookup guide: Tennessee Contractor License Requirements
• Contract template: Tennessee Homeowner-Contractor Agreement
• Tennessee hub: Tennessee Contractor License & Permit Hub

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