Philadelphia Building Permits — Cost, Timeline & Process

Philadelphia's Department of Licenses and Inspections (L&I) issues construction and repair permits, reviews plans, conducts inspections, and enforces the Philadelphia Building Construction and Occupancy Code (Title 4 of the Philadelphia Code). Most permit transactions are handled through eCLIPSE, the city's online permit and licensing portal.

As of July 1, 2026, Philadelphia requires the 2021 International Code family with local amendments for current applications, including the 2021 IBC, IRC, IEBC, IMC, and related codes adopted through Title 4.

Zoning Permit vs. Building Permit

Philadelphia separates two steps that many other cities combine:

• Zoning permit — issued under the Philadelphia Zoning Code (Title 14). It confirms that your proposed use, lot dimensions, setbacks, height, and occupancy are allowed at the location. Required for new construction, additions, changes of use, and certain alterations.
• Building permit — issued by L&I under the Building Construction and Occupancy Code (Title 4). It authorizes the actual construction work, covering structural, fire, energy, and life-safety requirements.

For most projects that touch the building envelope or change the use of a space, you will need the zoning approval first and then the building permit. Straightforward repair work on an existing legal use often only needs a building (or trade) permit.

When You Need a Permit

You generally need a permit from L&I for:

• New construction, additions, and rear/roof extensions
• Structural alterations, underpinning, and foundation work
• Changes to load-bearing walls, beams, or floor systems
• Electrical, plumbing, mechanical (HVAC), and fuel-gas work
• Roofing replacements and window/door openings in exterior walls
• Demolition of any structure
• Change of use or occupancy

Minor cosmetic work — painting, wallpaper, floor coverings, cabinetry without plumbing or electrical changes — is typically exempt, but verify with L&I before starting.

EZ Permits (Permits Without Plans)

L&I offers EZ permits for common, lower-risk repair and replacement projects that do not require submitted plans. These are intended to be issued quickly through eCLIPSE and cover work such as like-for-like window replacement, re-roofing, and similar maintenance. The full list of EZ-eligible work and the current scope is published by L&I on phila.gov.

The eCLIPSE Portal

eCLIPSE ("Electronic Commercial Licensing, Inspection and Permit Services Enterprise") is the single online front door to L&I for permits. Through eCLIPSE you can:

• Register an account as a homeowner or a licensed contractor
• Start and submit new permit applications
• Upload drawings and supporting documents
• Pay application, plan review, and permit fees
• Track plan review status and respond to reviewer comments
• Schedule and view results of inspections
• Download issued permits and Certificates of Occupancy

L&I publishes video tutorials and written guides on the phila.gov "Permits and Certificates" page to help first-time users navigate eCLIPSE.

Permit Costs

Philadelphia's permit fees are set by L&I and published in an official fee schedule. In general, expect:

• A zoning permit fee tied to the project type
• A building permit fee determined by the applicable project type and size under L&I's current fee schedule
• Plan review fees for projects that require submitted drawings
• Separate trade permit fees for electrical, plumbing, and mechanical work
• Re-inspection fees if an inspection fails and must be repeated

Because fees change, use the current L&I construction-permit fee schedule on phila.gov. Philadelphia has already published a new construction-permit fee schedule that takes effect October 1, 2026, so the applicable fee depends on the application date.

Typical Process

1. Check zoning — Use Atlas (atlas.phila.gov) to confirm the zoning district and any overlays (historic, flood, etc.).
2. Prepare drawings — For work that requires plans, prepare construction documents. Philadelphia L&I requires a registered design professional to prepare and seal plans when the project includes structural work or when the cost of work exceeds $25,000; additional project-specific requirements can also apply.
3. Apply through eCLIPSE — Create an account (or have your contractor do it), start the appropriate permit application, and upload documents.
4. Zoning review — If a zoning permit is required, L&I reviews for compliance with Title 14. Some projects trigger referrals to the Zoning Board of Adjustment, Civic Design Review, or the Historical Commission.
5. Building plan review — L&I reviews the drawings for compliance with Title 4 and the applicable 2021 International Codes with Pennsylvania and Philadelphia amendments.
6. Corrections — Address reviewer comments and resubmit through eCLIPSE until the plans are approved.
7. Permit issuance — Pay remaining fees; the issued permit is downloaded from eCLIPSE and must be posted at the job site.
8. Inspections — Schedule each required inspection through eCLIPSE at the appropriate construction stage.
9. Certificate of Occupancy — Where required (new construction, change of use, and many alterations), L&I issues a Certificate of Occupancy after the final inspection.

Current Plan-Review Times

Philadelphia L&I publishes service times for building-permit applications that require review:

The optional accelerated review fee is currently $2,000 for eligible new-construction applications that include plans. These are review targets for a submitted application, not a guarantee of total project duration: corrections, zoning or historical approvals, and other pre-approvals can add time.

Inspections

Common inspection milestones for a residential project include:

• Footings and foundation
• Underground plumbing and electrical
• Framing and rough mechanical/electrical/plumbing
• Insulation and energy
• Final building inspection
• Final trade inspections (electrical, plumbing, mechanical)

Inspections are requested through eCLIPSE. Work covered before a required inspection may have to be exposed, so plan the schedule with your contractor in advance.

Common Reasons Permits Are Delayed or Denied

• Incomplete drawings or missing scope items
• Zoning conflicts (use not permitted, setback, height, or floor area issues)
• Historic district or Historical Commission review not completed
• Missing structural calculations or design professional seal
• Unresolved L&I violations on the property
• Incorrect or unlicensed contractor information

Official Sources

Use the City of Philadelphia's current Get a Building Permit, Applicable Codes, and L&I fee pages together with eCLIPSE and Title 4. Regulations and fees change — always confirm the current requirements with L&I before starting your project, and consult a licensed design professional or attorney for project-specific advice.