Omaha building department

The Building and Development Division of the City of Omaha Planning Department handles permits, plan review, inspections, code administration, housing enforcement, rental inspections, and occupational licensing for property in Omaha. Building codes are in Chapter 43 of the Omaha Municipal Code, and zoning is in Chapter 55. The office is at the Omaha-Douglas Civic Center, 1819 Farnam Street, Suite 1100. Hours are 7:30 a.m. to 4:00 p.m. on Monday, Tuesday, Thursday, and Friday, and 10:00 a.m. to 4:00 p.m. on Wednesday. If your parcel is outside the city, check which government has jurisdiction before you apply.

What needs a permit

You need an approved permit before construction starts. Working without one can bring delays, fines, or penalties. If you start before a permit is issued, the fee is four times the regular amount. Emergency work is exempt from the penalty if you apply within 48 hours.

The City’s how-to page lists:

• New buildings and structures
• Additions and major alterations
• Demolitions
• Electrical, plumbing, and mechanical work
• Signs
• Certain temporary uses and structures

Trade work is never covered by a residential building permit. Electrical, mechanical, and plumbing each need their own permit, pulled by that trade. A new water heater needs a permit and an inspection, and the work must be done by a licensed plumber. Only minor plumbing repairs listed in Omaha Plumbing Code 49-301(b) can be done by a homeowner without a permit.

Any change to the framing of a window, door, load-bearing wall, exterior wall, or roof is a structural repair, and it needs full plan review. See also do I need a permit to replace a water heater.

Applying and plan submittals

Apply through Omaha’s Accela Citizen Access portal. There you can start an application, upload plans, pay fees, track status, and download approved electronic plans. The City encourages electronic plans for any permit that needs a plan submittal. Questions go to [email protected].

The City’s accessory-structure checklist covers detached garages, sheds, carports, decks, patios, driveways, and sidewalks:

• Sheds under 150 sq ft, uncovered patios, driveways, and sidewalks: a scaled plot plan showing lot lines, easements, setbacks, and existing and proposed structures
• Sheds 150 sq ft or larger, garages, carports, gazebos, decks, patio covers, and pergolas: a plot plan plus construction drawings, including wall sections, footing layout, deck framing (posts, beams, joists, stairs, railings), roof framing, and any attachment to the house

Paper submittals need three sets, drawn in ink at 1/8 inch per foot or larger. Applications are void if the permit isn’t issued within six months, and permit fees are non-refundable.

The shed form lists minimum setbacks by zoning district. In R2, for example, a shed needs 40 feet from the front lot line, 20 feet from a street side lot line, and 25 feet from the rear lot line. You can’t apply for a permit on a parcel until its final plat is recorded and an address is assigned.

Building permit fees (Sec. 43-91)

Total valuation	Fee
$1 – $2,000	$41
$2,000 – $25,000	$41 plus $9.53 per additional $1,000
$25,001 – $50,000	$260.19 plus $6.44 per additional $1,000
$50,001 – $100,000	$421.19 plus $3.19 per additional $1,000
$100,001 – $500,000	$580.69 plus $2.78 per additional $1,000
$500,001 – $1,000,000	$1,692.69 plus $2.37 per additional $1,000
Over $1,000,000	$2,877.69 plus $1.96 per additional $1,000

Other fees:

• Extra inspector trips: the first is free, then $50 each
• Inspections outside business hours: $34 per hour, with a 2-hour minimum
• Additional plan review: $30 per hour
• Certificate of occupancy: $125, whether for a new building, a change of use, or a temporary CO of up to 90 days

Sign permits start at $41. All permits also carry a technology fee.

Inspections

You can request an inspection three ways:

• Online in the permit portal
• By text at (844) 295-4282
• By phone at (402) 444-5350

The City has how-to guides for scheduling online or by phone or text. It also has a guide for scheduling a roof inspection with photos.

Certificates of occupancy

1. Finish all earlier inspections and approvals.
2. Apply for the Certificate of Occupancy in Accela and pay the fee. No inspection happens until the fee is paid.
3. Submitting the application automatically schedules a final inspection.
4. Fix any issues the inspector finds.
5. Display the certificate once it’s issued.

For a business opening, the Omaha Fire Department handles fire inspections and permits. The Douglas County Health Department handles food service permits.

Codes and early planning

The 2024 International Mechanical Code is mandatory for permit applications submitted on or after November 2, 2026, and designers may use it now. For larger projects, call (402) 444-5150 to request a pre-application meeting. The Planner’s Help Desk (extension 2063) answers questions about what can be built where.