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The Guide to Portland, Oregon Permit Requirements

Building in Portland, Oregon? Here is permit requirements directly from the city’s website:

 

The City of Portland’s tenant improvement building permits and inspections. Learn more about what’s required for a complete commercial alteration application.

 

Step 1: Research your property and what you need for your project

A building permit is required to repair, alter or change occupancy or use of an existing commercial structure or multi-family residential project with three or more units.

Before you apply for a permit it is important to research the existing conditions established through reviewed, approved and final building permits. If no permit can be found, existing occupancy may be established through a Life Safety appeal process. Otherwise, all work without benefit of permit will be treated as new, regardless of when it was installed.

Other items to research:

Codes in effect in Portland include City Codes, such as Titles 24 and 33, as well as State building codes. See our Codes webpage for more information.

Find out how to research your property and where to locate the information in preparation for your permit application.

Code summary

Applications must show how they meet the building code with a code summary.  The building code summary is critical to convey design assumptions made for the building:

Download Word file Building Code Summary Worksheet (85.73 Kb)

Change of occupancy

Projects that change the occupancy of the existing space can be very complex. The Change of Use or Occupancy handout has information on this type of project:

Download PDF file Change of Use or Occupancy (Brochure 30) (863.34 Kb)

Fire and Life Safety summary

For very complex projects, a life-safety summary may be needed. This summary has more detail about sprinkler, fire alarms, detection systems and other construction information about the building:

Download PDF file Fire and Life Safety Summary (303.74 Kb)

Shell permits

“Shell” means the original building permit did not establish occupancy.  Tenant Improvement permits will be taken in and routed to the original reviewer.

  • Tenant Improvement permits cannot be submitted for review until the Shell permit has been issued.
  • Tenant Improvement permits cannot be issued until:
    • Shell permit has final approval or
    • Shell permit has reached substantial completion determined by the Building Inspector.

Under the Shell permit, the owner was required to complete the Shell Permit Acknowledgement Statement as part of that submittal:

Download PDF file Shell Permit Acknowledgement Statement (199.26 Kb)

Seismic Strengthening Requirements

Portland City Code, Title 24.85 contains criteria that may trigger requirements for additional seismic strengthening when the work involves an existing building.

Step 2: Get Early Assistance 

If you have questions after reviewing the information on this webpage, we recommend you book a free 15-minute appointment with us. This is an optional step. We’re here for you if you have questions about the information and materials you need to apply.

For projects with complicated building or fire code issues that need additional assistance, customers may request a preliminary Life Safety meeting.

Land use Early Assistance requests help applicants prepare a complete project proposal, usually a land use review application. A  Land Use Pre-Application Conference is required for all Type III and IV land use reviews prior to submittal of the application. They are also available but optional for lower tier land use reviews.

Step 3: What you need for a commercial alteration – tenant improvement building permit (submittal standards)

The submittal guidelines in the required applications and forms provide a detailed list on what needs to be provided with the application.

As part of the review process, a complete submittal is required which includes a completed building permit application, life safety completeness checklist for commercial permits, a Shell TI Acknowledgement statement, architectural, structural, electrical, mechanical, plumbing and landscape drawings.

Review the drawings requirements:

  • Drawings, drawn to scale where necessary to verify compliance with code.
  • Drawings may be handwritten/drawn if clear and legible. Text or note shall be in print.
  • Minimum drawing size: 11×17. All required information is to be clear and legible. Minimum printed text is to be 3/32” or the equivalent 12-point font.
  • Cannot use professional’s drawings without the permission of the professional who signed the original drawings. For example, an architect’s stamped plan set cannot be used without their permission.

Prepare the following information:

, mitigation form and/or stormwater plan

  • Review the submittal standards and drawing criteria from the required applications and forms:

Download PDF file Submittal Guidelines Commercial – Major Interior Alterations (530.82 Kb)

or

Download PDF file Submittal Requirements Commercial – Minor Interior Alterations (547.07 Kb)

  • Complete  a

Download PDF file Shell Permit Acknowledgement Statement (199.26 Kb)

if the project includes space that defers occupancy to a future tenant improvement permit

Your project may also need commercial electrical, mechanical and plumbing permits 

Your project will most likely need separate electrical permits, mechanical permits and plumbing permits. Apply for these permits once the project has been approved to get a building permit.

Step 4: Apply for a building permit and submit your plans 

You can submit your permit application request online using Development Hub PDX. Read step-by-step instructions for submitting a permit application request online or in person.

For most projects, electronic plans are submitted through the Single PDF process. Large projects such as commercial new construction are submitted though PDX E-plans and ProjectDox.

If you need to submit paper plans, you can set up an appointment to pick up plans or drop off plans in person. Or, please call us and we will work with you.

Step 5: Plan review process and making corrections to an application (check sheets)

You can check the status of a permit review on Portland Maps permit/case search. Many people might review a single permit. The Permit Review Process web page has more information about the groups who review permits.

A check sheet is sent to the applicant when a reviewer needs additional information, or a correction must be made to the plans. Read more about how to send us corrections and how to prepare corrected paper plans.

Step 6: Getting your permit and paying permit fees

We’ll contact you when your permit is ready and notify you of any fees due. You’ll get instructions for how to get your approved permit and pay your fees. Your permit is not issued until all fees are paid. Read more about the pre-issuance process.

Step 7: Start building and get ready for inspections

The inspection card lists all the inspections you will likely need during your construction project, and what work needs to be done first.

Once your building permit is issued, erosion control measures and sometimes tree protection measures must be installed, inspected, and approved prior to beginning any further ground-disturbing activities.

All permits need a final approval inspection to be complete.

Step 8: Commercial inspections, results, and corrections 

To schedule an inspection, call the automated Requests for Inspections phone number. You will need your IVR or permit number and the three-digit code for the inspection. You must call before 6:00 a.m. or the inspection will be scheduled the following business day.

Get the results of the inspection on Portland Maps permit/case search the next day.

Read more about why work does not get approved and how to schedule a reinspection.

 

The Robert Hakes Team is here to help guide you and remove the stress from the permit process. After decades of commercial builds within Portland, our team can help you with your tenant improvements. Reach our team now at 360-836-8622.

source: https://www.portland.gov/bds/commercial-permitting/commercial-permit-inspections/commercial-tenant-improvement-alteration