Below are Building (Commercial) Permits frequently asked questions. Scroll down to find the answers. If your questions are not listed, please contact our division at (757) 385-4211.
How much does a commercial building permit cost?
What information is required to obtain a permit for:
New Commercial Construction?
When are commercial building inspections required?
How are commercial building inspections scheduled?
What information is required for review of commercial building plans?
When is a commercial building permit required?
Building Permit Requirements:
- Construction or alteration of a structure (commercial or residential); this includes cutting away any wall, partition, or portion thereof, the removal or cutting of any structural beam, the removal or change of any required means of egress, or rearrangement of parts of the structure affecting the egress requirements.
- Making a change in use group in a commercial building
- Alterations (commercial or residential) including: bow or bay windows alterations, converting garage space / screened in porches to living space, foundation repairs, replacing windows or exterior doors IF frames or jams are altered, roofing or siding replacements.
- Construction of an addition including: carports, garages, attached / detached, room additions (commercial or residential), screened in porches.
- Other structures and alterations: chimneys, decks, detached structures (including: gazebos, sheds, storage buildings, trellises, etc. greater than 200 square feet in size), driveways / driveway aprons, fences, hot tubs / spas (capable of holding at least 24 inches of water), pool installations, in-ground and above-ground (capable of holding at least 24 inches of water), portable buildings or classrooms, trailers / mobile homes, waterfront construction (i.e. bulkheads, piers, boat lifts, rip rap, etc.).
Structures in the Chesapeake Bay Preservation Area (CBPA) or Southern Watershed Area may require permits, regardless of size.
- Demolition or removal of a structure
- Moving a lot line which affects an existing structure
How much does a commercial building permit cost?
Building Permit Costs:
- Mobile home, construction trailer, portable classroom = $30.00
- Demolition of any structure = $50.00
A 2.0% levy is assessed on the total permit fees (rounded up):
- Business, Mercantile, Institutional, Industrial, Hazardous Storage, Assembly Building Areas:
$30.00 plus $8.00 per 100 square feet or fraction thereafter, without limit, (i.e. 2,130 square feet: 2,200 ÷ 100 = 22; 22 x $8 = $176, + $30 = $206.00 + 2.0% ($4.12) = $210.12)
- Commercial Storage Building Area:
$30.00 plus $4.00 per 100 square feet or fraction thereafter, without limit, (i.e. 350 square feet: 400 ÷ 100 = 4; 4 x $4 =$16 + $30 = $46.00 + 2.0% ($.92) = $46.81)
- Farm Building Area:
$30.00 plus $3.00 per 100 square feet or fraction thereafter, without limit, (i.e. 475 square feet: 500 ÷ 100 = 5; 5 x $3 =$15 + $30 = $45.00 + 2.0% ($.90) = 45.90)
- Alterations, Repairs, Commercial Interior Finishes, Pools, Patios & Driveways, Waterfront Construction (piers, bulkheads, boat lifts, rip rap, etc.) are based on the value of construction costs, calculated at:
$30.00 plus $5.00 per $1,000.00 value of construction or fraction thereafter, without limit, (i.e. $2,175: $3000 ÷ $1000 = 3; 3 x $5 = $15 + $30 = $45.00 + 2.0% ($.90) = $45.90)
To obtain a permit for...
New Commercial Construction:
- 2 copies of the site plan which has been approved for location of the construction by the Zoning Office and the Development Services Center (DSC); the site plan should include an address assigned by the Planning Department
- Receipt from Public Utilities showing that all water and sewer tap fees and Drain Fixture Unit (DFU) fees have been paid. If the house is being constructed in an area where City water and sewer are not available, an exemption letter from Public Utilities should be obtained.
- If the building will be serviced by a well and / or septic system, preliminary approval from the Health Department indicating the locations of the well and septic fields
- Other Health Department approval, if applicable (i.e. restaurants, hair salons, etc.)
- Approval from the Zoning Division for the business use at that location
- Building Permit Application completed with the following information:
- General contractor's State Registration number, company name, address and phone number, name of customer / customer's business, and signature of a designated employee (if general contractor is obtaining the permit)
- Property owner's name, current address, phone number and signature (if owner is obtaining the permit)
- Physical address of the new building, including 3-digit suite numbers (as designated by the property owner, when applicable)
- Cost of construction for the building minus the electrical, fire, gas, mechanical, plumbing, and land costs
- Size of the structure in square feet
- Construction type(s) and use group(s)
To obtain a permit for . . .
Commercial Additions:
- 2 copies of the site plan which has been approved for location of the construction by the Zoning Office and the Development Services Center (DSC)
- Receipt from Public Utilities showing that all water and sewer tap fees and Drain Fixture Unit(DFU) fees have been paid. If the house is being constructed in an area where City water and sewer are not available, an exemption letter from Public Utilities should be obtained.
- If the building will be serviced by a well and / or septic system, preliminary approval from the Health Department indicating the locations of the well and septic fields
- Other Health Department approval, if applicable (i.e. restaurants, hair salons, etc.)
- If the building was constructed prior to 1985, a letter of asbestos certification by a registered asbestos abatement company
- Building Permit Application completed with the following information:
- General contractor's Class A, B or C State Registration number, company name, address and phone number, name of customer / customer's business, signature of a designated employee, and if there is another associated permit at the same address, that permit number (if general contractor is obtaining the permit)
- Property owner's name, current address, phone number, signature, and if there is another associated permit at the same address, that permit number (if owner is obtaining the permit)
- Physical address of the new building, including 3-digit suite numbers (as designated by the property owner, when applicable)
- Cost of construction minus the electrical, fire, gas, mechanical and plumbing costs
- Size of the structure in square feet
- Construction type(s) and use group(s)
To obtain a permit for . . .
Commercial Alterations:
- Floor plan including wall sections, egress signs and distances
- Receipt from Public Utilities showing that all water and sewer tap fees and Drain Fixture Unit (DFU) fees have been paid for any new plumbing fixtures. If the house is being constructed in an area where City water and sewer are not available, an exemption letter from Public Utilities should be obtained.
- Health Department approval, if applicable (i.e. for restaurants, hair salons, etc.)
- Approval from the Zoning Division for the business use at that location
- If the building was constructed prior to 1985, a letter of asbestos certification by a registered asbestos abatement company
- Building Permit Application completed with the following information:
- General contractor's Class A, B or C State Registration number, company name, address and phone number, name of customer / customer's business, signature of a designated employee, and if there is another associated permit at the same address, that permit number (if general contractor is obtaining the permit)
- Property owner's name, current address, phone number, signature, and if there is another associated permit at the same address, that permit number (if owner is obtaining the permit)
- Physical address of the new building, including 3-digit suite numbers (as designated by the property owner, when applicable)
- Cost of construction minus the electrical, fire, gas, mechanical, and plumbing costs
- Construction type(s) and use group(s)
When are commercial building inspections required?
The usual required inspections for the various types of work are listed below. However, this is a generic list and may not be applicable to, or inclusive of, all situations.
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| New Buildings/Additions/Storage: |
x |
x |
x |
x |
|---|
| Interior Alterations/Construction on Existing |
|
|
x |
x |
|---|
| Foundations/Windows: |
|
|
|
x |
|---|
| Siding/EIFS/Roofing/Fences: |
|
|
|
x |
|---|
| Construction Trailer: |
|
|
|
x |
|---|
| Garages/Sheds over 200 Square Feet: |
x |
|
|
x |
|---|
| Above-Ground Pools: |
x |
|
|
x |
|---|
| In-Ground Pools: |
|
|
|
|
|---|
| Decks/Screened-in Porches: |
|
|
|
x |
|---|
| Trailers/Mobile Homes: |
|
|
|
x |
|---|
| New Buildings/Additions/Storage: |
x |
x |
x |
x |
|---|
| Interior Alterations/Construction on Existing Foundations/Windows: |
|
|
x |
x |
|---|
| Siding/EIFS/Roofing/Fences: |
|
|
|
x |
|---|
| Construction Trailer: |
|
|
|
x |
|---|
| Garages/Sheds over 200 Square Feet: |
x |
|
|
x |
|---|
| In-Ground Pools: |
x |
|
|
x |
|---|
| Above-Ground Pools: |
|
|
|
x |
|---|
| Decks/Screened-in Porches: |
|
|
|
x |
|---|
How are commercial building inspections scheduled?
The inspections are scheduled through Permits and Inspections Online Permitting Service which allows contractors and homeowners to schedule inspections, cancel inspections or reschedule inspections. Comments can be entered regarding ie. an approximate time or any relevant information concerning the inspection. Additionally, inspection results and release information are available. This system is available 24 hours a day, 7 days a week.
Inspections may be scheduled up to 5 working days in advance of the desired inspection date. However, inspections must be scheduled PRIOR to 8:00 am the day the inspection is desired. All inspections scheduled after 8:00 am will not be available for a same day inspection. It is recommended to schedule inspections no later than 7:45 am the day the inspection is desired to assure the information will be recorded in time.
After an inspection has been scheduled using the Permits and Inspections Online Permitting Service scheduling system, inspectors may be contacted between 8:00 am - 9:00 am the day of the inspection. The inspectors will arrange their daily work schedules and do not know what inspections have been requested prior to the inspection date.
What information is required for review of commercial building plans?
Information Required for Review of Commercial Building Plans
- A $100.00 plan review deposit
- A cover letter with contact person's name, address, phone and fax number (This will be the person to whom all correspondence will be sent.)
- 2 copies of the complete signed and sealed architectural plans, structural plans and material specifications of all work
In addition, the following specifications, drawings and details should be submitted:
A site plan including the following information:
- Size and location of all new construction and all existing structures on the site
- Distances from lot lines
- Established street grades and proposed finished grades
Architectural plans and specifications to include:
- Description of uses and the proposed use group(s) for all portions of the building
- The design approach for mixed-uses (as applicable)
- Proposed type of construction of the building
- Fully dimensioned drawings to determine areas and building height
- Accurate details and dimensions to evaluate means of egress, including occupant loads for each floor, exit arrangement and sizes, corridors, stairs, doors, etc.
- Exit signs / means of egress lighting, including power supply
- Accessibility provisions
- Description and details of proposed special occupancies, such as a covered mall, high-rise, mezzanine, atrium, public garage, etc.
- Accurate details to evaluate fire-resistive construction requirements, including data substantiating required ratings
- Details of plastic, insulation and safety glazing installation
- Details of required fire protection systems
Structural plans, specifications and engineering details to include:
- Soils report indicating the soil type and recommended allowable bearing pressure and foundation type
- Local design load criteria, including frost depth
- Wind load design criteria and exposure
- Details of foundations and superstructure
- Provisions for required special inspections
- Applicable construction standards and material specifications (i.e. masonry, concrete, wood, steel, etc.)