Philadelphia building department

Philadelphia is a consolidated city and county, so the Department of Licenses and Inspections (L&I) is the only building authority for every address in the city, from Center City rowhouses to Northeast twins. L&I issues zoning, building, electrical, plumbing, mechanical, fire-suppression, sign, fence, demolition, and solar permits. It licenses contractors and inspects construction. Nearly everything is filed through eCLIPSE, the city’s online permit and license system. The city also has rules that differ from the rest of Pennsylvania: its own contractor licensing, its own fee schedule, and a newer code cycle.

Code editions

Effective July 1, 2026, all new permit applications in Philadelphia must comply with the 2021 International Codes (building, residential, mechanical, plumbing, energy, and related codes) as modified by the Pennsylvania UCC and Philadelphia’s local amendments. L&I posts transition materials for each sub-code.

When you need a building permit

L&I requires a building permit to:

• build a new structure or enlarge an existing one
• change the interior or exterior of an existing structure
• partially or fully demolish a structure
• change the occupancy classification or increase the occupant load
• make major repairs beyond regular maintenance
• disturb 5,000 square feet or more of earth

A combination permit is mandatory for new one- or two-family construction and optional for other projects.

EZ permits (no plans)

Many common jobs qualify for an EZ permit, which does not require plans. Eligible work includes:

• interior non-structural alterations in single-family homes and removal of non-load-bearing walls
• residential decks up to 216 square feet
• same-size window and door replacement in one- and two-family homes
• roof covering replacement
• masonry facade replacement on non-historic properties
• pools and spas, retaining walls, and security grilles
• many electrical, mechanical, plumbing, and fire-suppression jobs

Most EZ applications are processed within 5 business days. Some are issued immediately when a licensed contractor with current credentials files them.

Fences

Wood, metal, or vinyl fence	Up to 4 ft	4–6 ft	Over 6 ft
Front yard	None (zoning if over 50% opaque)	Zoning permit	Zoning + building
Side or rear yard	None	None	Zoning + building

Masonry, concrete, or stone fences need a building permit once they are taller than 2 feet in any yard, and a front-yard masonry fence needs zoning approval at any height. Historic properties and sites in the 100-year floodplain always need a building permit for a fence. The building permit fee is $69 flat for one- or two-family properties, and the zoning fee is $50. See our fence permit guide for general background.

Who may do the work

L&I’s rule is that a licensed Philadelphia contractor must perform the work. The exception is a project on an existing one- or two-family home that doesn’t need an electrical or plumbing permit. That work can be done by an owner-occupant or by a registered Pennsylvania Home Improvement Contractor who also holds a Philadelphia Commercial Activity License.

Prior approvals

Depending on the project, L&I may require approvals from other agencies before it issues the building permit:

• Historical Commission for designated historic properties
• Department of Streets for work in the right-of-way or affecting curb cuts and parking
• Philadelphia Water Department for new construction (Act 537 sewage planning)
• PWD stormwater review (ERSA) for 5,000+ square feet of earth disturbance
• Department of Public Health dust-control permit for earthwork of 5,000+ square feet

Zoning is usually the first step. Check the parcel’s zoning district on Atlas.

Review times and fees

Item	Figure
Standard review, one- or two-family	15 business days
Standard review, other occupancies	20 business days
Accelerated review	5 business days, $2,000 fee ($350 due up front)
Eligible affordable housing	10 days
Filing fee	$25 (one- or two-family) or $100 (other)
City and state surcharges	$3 and $4.50 per permit
Development Impact Tax	Fixed amounts for new construction; 1% of improvement cost for alterations

The building permit fee itself depends on project size and type and is listed in L&I’s building permit fee summary. Card payments carry a processing charge of 2.10% ($1.50 minimum).

Applying and inspections

Apply online through eCLIPSE, or in person at the Permit and License Center, 1401 JFK Boulevard (Municipal Services Building), 8 a.m. to 3:30 p.m. on weekdays. In-person service is by appointment only.

To request inspections, use eCLIPSE or call the IVR line at (215) 255-4040. You’ll need the 2-letter, 10-digit permit number and the 3-digit inspection code from your permit’s IVR sheet. Regular inspections run 8 a.m. to 3:30 p.m., Monday through Friday. After-hours inspections must be arranged with the district office at least 2 business days ahead and cost $240 for the first four hours plus $60 per extra hour. If the inspector arrives and the work isn’t ready, a $100 reschedule fee applies. Some permits qualify for virtual inspections by smartphone or tablet. Upload any required certifications to eCLIPSE before you request the final inspection. L&I issues a certificate of approval when all inspections are complete.

Records

Use the L&I permit tracker to check an active application, and Atlas to see permits, violations, licenses, and zoning history for an address. L&I also processes requests for copies of older permits and certificates. General questions go to 311, or (215) 686-8686 from outside the city.