Manhattan building department

In Manhattan, building permits come from the Risk Reduction Division of the Manhattan Fire Department, not a separate building department. Risk Reduction reviews plans and issues permits for building, demolition, moving, plumbing, mechanical, electrical, signs, mobile homes and curb cuts. It also licenses contractors and tradespeople and enforces property maintenance codes. The office is at 2000 Denison Avenue and is open Monday through Thursday, 8 a.m. to noon and 1 to 5 p.m., and Friday, 8 a.m. to noon.

The city spans Riley and Pottawatomie counties. These rules apply only inside Manhattan city limits. Projects in the Blue Township Sewer District need two permits: one from Pottawatomie County and a separate sewer permit through the city portal.

Applying in OPAL

On June 29, 2026, the city launched OPAL, an Oracle-based online portal for permits, licenses and planning applications. About 80 application types moved into OPAL at launch, including building permits, contractor and trade licenses, and planning, zoning and right-of-way applications. In OPAL you apply, upload plans, pay, track status and schedule inspections. The city posts how-to videos for registering, applying for a building permit or miscellaneous permit, and scheduling inspections.

Plan submittal rules from the city’s portal FAQ:

• Submit residential plans as PDF only. Image files like JPEGs aren’t accepted.
• Combine all plan sheets into one PDF. Engineering and geotechnical reports can be uploaded separately.
• When revisions are requested, upload the entire updated set, not just the changed pages.
• The applicant controls who can see the permit by assigning contacts. Assigned contacts get notifications and can schedule inspections.
• Permits that were active before the switch must be linked to your account by Risk Reduction staff before they show up in OPAL.

For a new home, the city’s checklist calls for construction plans with elevations, plus a site plan showing erosion control and best management practices (BMPs). A licensed contractor is also required. For a basement finish, submit a scaled floor plan that shows room sizes and uses, walls, stairs and egress windows, along with the names of all contractors.

What needs a permit

Project	City rule
Shed	Exempt if one story, detached and 200 sq ft or less. Zoning still applies, and an electrical permit is needed if you add power
Fence	Exempt up to 7 ft tall. Fences generally must sit at least 25 ft behind the front property line and can’t go in a drainage easement
Retaining wall	Exempt up to 7 ft from low-side grade to top, unless it supports a surcharge
Deck	Permit required for a new or replacement deck more than 30 in. above grade, and for a new or replacement cover over a deck, porch or patio. Submit a site plan and construction plan
Pool	Permit required for an in-ground or permanent above-ground pool that can hold more than 24 in. of water. Seasonal pools taken down each fall are exempt but still need a code-compliant barrier
Re-roof	No permit required. Roofing contractors must be registered with the Kansas Attorney General’s office
Basement finish	Permit required
Demolition	Permit required, except structures under 200 sq ft

The exemption list also includes:

• Paint, wallpaper, tile, carpet, cabinets and countertops
• Playground equipment
• Window awnings that project 54 in. or less
• Egress windows that get taller but not wider
• Changes of occupancy to an equal or lower hazard category with no other work

Pools, hot tubs and spas deeper than 24 in. need a barrier at least 48 in. high, with self-closing, self-latching gates. Spas with a cover meeting ASTM F1346 are exempt from the barrier rule.

When a roof is replaced, all old layers must come off if the roof is water-soaked or deteriorated, is wood shake, slate or tile, or already has two or more layers. Ice barriers are required.

Adopted codes

Since January 1, 2023, Manhattan has enforced the 2021 International Codes and the 2020 National Electrical Code, each adopted by ordinance with local amendments:

• IBC, IRC and IEBC
• IFC, IFGC, IMC and IPC
• IPMC and the Swimming Pool and Spa Code

The same adopted-codes page also lists the 2009 IECC.

Local design values for structural and foundation work:

Criterion	Value
Ground snow load	20 psf
Wind design speed	90 mph
Seismic design category	A
Frost line depth	34 in.
Winter design temperature	4°F
Ice barrier underlayment	Required

Inspections

All inspection scheduling is done online in OPAL. You request a time range, and the city emails you the confirmed inspection time. A final inspection is required before a new home is occupied. Risk Reduction posts a slide deck on final inspections for single-family homes, plus guides on decks, cold-weather concrete, egress windows, and smoke and CO alarms for remodels.

Contractor and trade licensing

Risk Reduction issues these contractor licenses:

• General, in three classes: Commercial (A), Combination (B) and Residential (C)
• Sign and demolition
• Electrical, plumbing, mechanical, and plumbing/mechanical
• Drainlaying, irrigation and fireplace installer

General contractors need a score of at least 75% on an ICC or Prometric exam and general liability insurance of at least $500,000 per occurrence. Journeyman applicants need 2 years of experience, and master applicants need 4. Journeymen and masters must work for a licensed contractor. Renewing a general contractor, plumbing, gas, mechanical or electrical license requires 12 hours of approved continuing education every two years, and 6 of those hours must be code-related. A public lookup lists currently licensed contractors.

Homeowners can do permitted work on their own primary residence without a license, but the permit is still required.