Raleigh building department

The City of Raleigh Planning and Development Department handles planning, zoning, plan review, permits, and inspections for residential and commercial projects inside Raleigh city limits. The Customer Service Center is at One Exchange Plaza, Suite 400. The permits and inspections helpline is (919) 996-2500, and planning and zoning is (919) 996-2682. Raleigh lies mostly in Wake County, but part of it extends into Durham County. The city’s deck guidance asks for a legally recorded map at either the Wake or Durham County Register of Deeds. Properties outside city limits are permitted by Wake County or the town that has jurisdiction. Wake County also handles well and septic approvals for city parcels that use them.

When a permit is required

Raleigh applies NC General Statute 160D-1110, the NC State Building Code, and the city’s Unified Development Ordinance (UDO). The NC Office of State Fire Marshal lists the 2018 NC codes as currently effective statewide. Permits are generally needed for:

• New construction and additions
• Structural changes or repairs
• Electrical, plumbing, and heating/cooling work
• Roofing
• Demolition or moving a structure

The city notes that work costing $40,000 or less can still need a permit. That applies when the work involves load-bearing structures or certain plumbing, HVAC, electrical, roofing, or Fire Code items. Raleigh warns that unpermitted work can bring citations, fines, higher permit fees, forced removal, and trouble when you sell. See also unpermitted work.

Common residential projects

Project	What Raleigh requires
Shed, detached garage, gazebo, greenhouse, pool house	A permit at any size. Under 12 feet in every direction: zoning permit, applied for by email. Over 12 feet in any direction: building permit, applied for through the portal.
Deck, screened porch, balcony, sunroom	Building permit. Can’t be built over a septic system or its repair area.
Fence	Zoning permit for a new fence, or to change an existing fence’s material or height
Pool, spa, or hot tub holding more than 24 inches of water	Building and electrical permits; a plumbing permit if tied to the house water supply
Any work in a historic district	Certificate of Appropriateness from the Raleigh Historic Development Commission first

Accessory structures taller than 15 feet also need a Residential Permit Data Form. Residential work that adds 800 square feet or more of impervious surface may trigger stormwater requirements. Homeowners acting as their own contractor must file an Owner Exemption Affidavit. All contractors and subcontractors must be entered on the application.

Applying

Most permits go through the Permit and Development Portal (Tyler EnerGov). You need a registered account to upload plans, pay, respond to comments, and schedule inspections. Projects the portal can’t take go by email:

• Residential: [email protected]
• Land and site: [email protected]
• Commercial: [email protected]

The plan review fee is due before review starts. The rest is due when the permit is ready to issue. If an application sits on hold, or you don’t answer city requests for six consecutive months, the city may close it administratively. The portal sends a reminder 30 days before that deadline.

Fee highlights (FY27 guide, July 1, 2026 to June 30, 2027)

Item	FY27 rate
New residential building permit	0.38% of calculated construction value
New residential electrical / mechanical / plumbing	49% / 28% / 34% of the building permit fee
New residential plan review	57% of the building permit fee
Alterations: Level 1 / Level 2 / Level 3	25% / 50% / 75% of the building permit fee
Minimum trade permit fee	$124 per trade
Re-inspection	$122 per inspection per trade
Residential zoning permit (1–2 family, existing structures)	$261
Demolition	$150
Temporary CO, single-family or duplex	$200 per unit
After-hours residential inspection	$90 per hour

A 4% technology surcharge is added on top. Construction value comes from the ICC Building Valuation Data table, reduced 12.4% for regional costs. The city’s online fee calculator gives estimates.

Inspections

Schedule inspections with a registered account in the portal. You can reschedule or cancel through the portal before inspection day. Rescheduling or cancelling on the day of the inspection brings a reinspection fee. Field services hours are Monday through Friday, 8 a.m. to 5 p.m. A new home typically goes through these inspections in order:

1. Temporary pole
2. Footing
3. Foundation/crawl space
4. Under-slab
5. Electrical, plumbing, and mechanical rough-ins
6. Framing
7. Insulation
8. Trade finals
9. Final building

The city also offers live remote and after-hours inspections.

Certificates of occupancy

Once all inspections pass, a CO is issued the same day for new buildings, additions, changes of use, and interior completions. A Certificate of Completion for alterations and repairs is issued by the next day. A temporary CO covers portions of a building judged safe to occupy. It must be renewed every 30 days, up to 180 days. Temporary COs aren’t allowed for residential occupancies when dwelling-unit work is unfinished.