Columbia building department

The City of Columbia’s Building and Site Development division (BSD), part of Community Development, reviews construction plans, issues permits, and performs inspections inside Columbia city limits. It also enforces building ordinances, updates the city’s construction codes, licenses contractors and trades, and collects construction fees. BSD also handles right-of-way, land disturbance, and floodplain development permits. Columbia is in Boone County, but county offices don’t issue permits for addresses inside the city.

Applying through Citizen Self Service

Permits are applied for through the city’s Citizen Self Service (CSS) portal, built on Tyler EnerGov. Applicants such as design professionals and contractors set up an account, confirm their email, and apply online at any hour. There’s no application fee when you apply. You give an estimated project value, and the permit fee is calculated from it. Applications are treated as abandoned 180 days after filing unless pursued in good faith. A permit becomes invalid if work doesn’t start within 180 days or stops for 180 days. Keep the permit posted on site until the project is complete.

For a new one- or two-family home or townhouse, the plot plan must be sealed by a Missouri-licensed engineer or surveyor. It must include a 100-year floodplain statement and show:

• Building dimensions and setbacks
• The driveway and sidewalk
• The low floor elevation relative to the curb
• Easements
• Sewer mains and laterals

Commercial projects and multifamily buildings with more than two units go through formal plan review. Their documents must be prepared by a Missouri-licensed design professional.

What doesn’t need a permit

The city’s Permitting Process Help Document (September 2023) lists these exceptions:

Work	Exempt when
Sheds, playhouses, similar detached structures	One story; 200 sq ft or less on single-family property, 120 sq ft or less for commercial uses
Fences	Not over 7 feet high
Retaining walls	Not over 4 feet from bottom of footing to top of wall, and not supporting a surcharge
Sidewalks and driveways	Not more than 30 inches above grade, not over a basement, and not part of an accessible route
Prefabricated pools	Above ground, less than 24 inches deep, 5,000 gallons or less
Finish work	Painting, papering, tiling, carpet, cabinets, counters

Swings and playground equipment at one- and two-family homes are also exempt. Replacing plumbing, electrical, or mechanical fixtures doesn’t need a trade permit. Zoning rules still apply to exempt work. See also do I need a permit for a shed.

Contractor licenses and homeowner permits

Permit applicants must hold a City of Columbia contractor license before a building permit is issued. Trade permit applicants must also be licensed by the city as masters of the trade. Electricians, plumbers, gas fitters, and mechanical workers are tested and certified through BSD.

Homeowners have an exception. A residential alteration permit can go to a licensed contractor or to a homeowner who intends to live in the home for at least one year. This permit is used for remodeling, basement finishes, reroofing, additions, and decks. A homeowner can also do trade work on their own residence by filing an Owner Affidavit. See also owner-builder permits.

Fees

Building permit fees are $2.25 per $1,000 of construction value, with a $35 minimum. Value for new construction and additions comes from the International Code Council’s building valuation data. Remodels are valued at 50% of new construction. Other common fees from the schedule updated October 1, 2023:

Item	Fee
Plan review (when plans are required)	50% of building permit fee
Failed inspection	$35; $75 for each failed re-inspection
Residential demolition	$50, plus a $2,000 cash performance bond
Footing and foundation only	$54, in addition to the building permit
Development charge, new construction	$0.50 per sq ft of floor area
Stormwater development charge, single-family or duplex	$0.09 per sq ft

Residential storage structures under 120 sq ft are exempt from permit fees. Starting work without a permit doubles the fee.

Inspections

Schedule BSD inspections by calling (573) 874-7474 or through CSS. Calls received by noon can be scheduled for a same-day afternoon inspection. Calls received by 5 p.m. can be scheduled for the next business morning. Online requests are performed in the next half-day slot after you schedule. Give the permit number and address, the inspection type, the AM or PM slot you want, and a contact name and phone number. The site must have a visible address, a posted permit, and work ready to inspect. Otherwise the $35 failed inspection fee may apply. Results usually show in CSS within a day.

Fire alarm and sprinkler systems are inspected by the Fire Department at (573) 874-7556. Food service and pool licensing inspections are done by the Health Department at (573) 874-7346. BSD won’t issue a certificate of occupancy until every department has approved its inspections.

Codes

BSD’s main page says the city reviews plans under the 2024 International Building Codes package. It lists the 2018 International Energy Conservation Code and the 2023 National Electrical Code. Separately, the city’s 2024 Building Code Adoption Project page describes the 2024 update as a change from the 2018 codes the city “currently uses.” It also posts proposed local amendments, dated November 2025, for public comment. Confirm with BSD which edition applies before you design a project. Appeals of building, plumbing, mechanical, electrical, or fire code decisions go to the Building and Construction Codes Commission. Unified Development Code appeals go to the Board of Adjustment.