New Orleans building department

New Orleans and Orleans Parish share the same boundaries, so the city’s Department of Safety and Permits is the building authority for the whole parish. Its divisions cover:

• permit processing and plan review
• building, electrical and mechanical inspection
• zoning administration, which enforces the Comprehensive Zoning Ordinance and checks zoning on building and sign permits
• trade licensing
• coastal and floodplain management
• stormwater management

You apply for permits and licenses through the One Stop App.

Who issues which permit

Permit	Who applies	Issued by
Building, demolition	Owner or authorized agent	Safety and Permits
Electrical	Licensed Class “A” electrical contractor	Safety and Permits
Mechanical (HVAC, gas, boilers, hoods, elevators)	City-licensed mechanical contractor	Safety and Permits
Plumbing	Orleans Parish licensed master plumber	Sewerage and Water Board

The Electrical and Mechanical divisions license contractors in Orleans Parish. New license applicants must apply in person with original documents.

Work that doesn’t need a permit

The city’s permit guide exempts these jobs unless the Director decides a job is hazardous or complex:

• Exterior finishes:
  • siding replacement under 50% of any one exterior wall
  • exterior painting with no public scaffolding or lead removal
  • stucco repairs with no public scaffolding
• Roofs: replacing less than 50% of the roof on a one- or two-family home
• Interior work:
  • painting and finishing
  • replacing deteriorated floorboards
  • replacing cabinets or countertops without plumbing changes
• Site work:
  • fences up to 7 feet, and masonry walls up to 3 feet used as fences
  • retaining walls up to 3 feet
  • zoning-compliant yard paving
• Porches and decks:
  • removing uncovered porches or steps under 5 feet tall
  • uncovered decks up to 200 sq ft and 30 inches high, if they aren’t attached and aren’t an exit
• Other:
  • playground equipment at detached homes
  • tents under 150 sq ft outside the Fire District

In a historic district, exempt work can still need VCC or HDLC approval.

Application package and fees

A building permit application includes:

• the market value of the work
• an executed contract
• a recorded act of sale, if ownership changed recently
• a plot plan showing setbacks and parking
• the previous and proposed use
• the contractor’s registration and license number

New construction, additions and structural renovations need plans bearing live seals from a Louisiana-licensed architect or engineer. You also need:

• a Certificate of Appropriateness in a local historic district
• a Benchmark Certificate for new construction or work over 50% of the building’s value

Building permit fees from the city guide:

• Base fee: $60 plus $5 per $1,000 of construction value
• Plan review, when required: $1 per $1,000, with a $60 minimum
• Historic district surcharge: an added 50% of the permit fee for properties under HDLC or VCC
• Work started without a permit: double the permit fee. For demolition, the penalty is five times the fee or 10% of the building’s assessed value, whichever is greater.

Fees are non-refundable once you submit. The city has an online fee estimator.

Requesting inspections

You can request an inspection only after the permit shows “Issued”. Email [email protected] with:

• a contact name and phone number
• the property address
• the permit number
• the inspection type

Watch the One Stop App for status updates.

Discipline	Inspections
Building	Slab/foundation (forms and steel set) · Rough framing (after MEP rough) · Stormwater and Design Review (if applicable) · Final
Electrical	Underground · Rough “open wall” · Pool deck bonding · Temporary 30-day/pre-occupancy (commercial) · Final
Mechanical	Underground · Rough “open wall” · Final

A General Inspection extends a permit by 180 days. Contractors can also use registered Third-Party Service Providers. The city reviews their photos and notes before approving the inspection.

Reroofing permits

The reroofing permit is for single- and two-family homes only. Buildings with three or more units file a structural or non-structural renovation permit instead. The permit costs $60, plus $30 in HDLC or VCC districts. To apply, you need:

• a geotagged photo of the outside of the house
• an estimate or contract signed by both parties

Processing takes two to four days, and longer in historic districts.

There are no scheduled site inspections. Instead, you upload 16 geotagged photos, one from each of the house’s four sides at each of four stages:

1. existing roof removal
2. underlayment
3. drip edge and flashing
4. finished shingles or metal panels

Then email [email protected] with the permit number.

Floodplain and historic commissions

Any change to the ground, including grading, fill, new construction or repairs, requires a permit. New buildings and buildings substantially damaged or improved by 50% or more must meet current flood protection rules. You can request elevation certificates on file by emailing [email protected]. The floodplain office is at (504) 658-7130.

Exterior changes in historic areas need commission approval:

• Vieux Carré Commission (VCC): reviews properties in the Vieux Carré (French Quarter).
• Historic District Landmarks Commission (HDLC): reviews landmarks and local historic districts outside the Vieux Carré, including the CBD commission. HDLC is at 1300 Perdido St., 7th floor. Call (504) 658-7051.

Safety and Permits is at 1340 Poydras Street, Suite 800, and is open weekdays from 9 a.m. to 5 p.m. For technical building questions, call the Building Division at (504) 658-7130 or email [email protected].