Portsmouth building department

Portsmouth’s Building Inspection Department, on the second floor of Town Hall at 2200 East Main Road, issues building, electrical, plumbing, mechanical, sign, moving/demolition, and soil-erosion permits for the whole town. Matthew S. Kent is the Building Official. Newport County has no building department, so a Portsmouth project is permitted only by the town and any state agencies involved, such as RIDEM or CRMC.

What needs a permit in Portsmouth

The department quotes R.I. Gen. Laws § 23-27.3-113.1. Building, enlarging, altering, removing, or demolishing a building needs a permit, and so does changing its occupancy or installing regulated equipment. The town’s version calls out siding by name. Only ordinary repairs are exempt.

In practice, the town says roofing, siding, decks, swimming pools, sheds, detached garages, and temporary structures all need permits. Most electrical, plumbing, and mechanical work needs its own trade permit. Paint, wallcoverings, flooring, and cabinetry do not. Specific rules:

• Fences up to 6 ft need no permit and may sit on the property line. Taller fences need a building permit. Fence disputes between neighbors are a private matter, and the town appoints a Fence Viewer to help resolve them.
• Swimming pools deeper than 24 inches must have a barrier at least 48 inches high, unless the pool has a compliant lockable safety cover. Whether you also need a building permit depends on the pool size and lot, so call the department.
• Codes. Residential work follows the 2021 IRC as amended by Rhode Island (SBC-2), effective December 1, 2025. New construction must also meet the 2024 IECC, which includes “electric readiness” provisions for future EV chargers and solar.

Applying online

Portsmouth has used online permitting since March 29, 2017. Applications go through the town’s OpenGov portal at portsmouthri.portal.opengov.com, and Zoning Board and zoning-certificate applications are filed there too. You can attach plans electronically or drop off copies at Town Hall. Town Hall also has a public computer terminal, and staff will help applicants during office hours.

You can pay by check made out to the Town of Portsmouth, mailed or brought in, but it must come with a copy of the application. The town won’t accept payments or documents that arrive without one.

Single-family home requirements

The department’s checklist for a new house asks for:

• Site plan. Show dimensions to property lines, a soil erosion control plan, and the septic design layout. Add coastal or flood-zone information where it applies. In a flood zone, you need an Elevation Certificate before the permit is issued.
• Building plans. Include a foundation plan, floor plans, elevations, cross sections, and details, all drawn to scale. If the design uses LVLs or trusses, include layout plans and calculations.
• Recorded restrictions such as approved variances or coastal easements. Coastal lots may also need shear-wall bracing and engineered foundations with breakaway walls.
• As-builts. On tight lots, the town may require a location as-built before framing. If the house is close to the height limit, it may require a ridge-height as-built.
• Fire Department review of smoke and CO detector locations.

The department also posts the CRMC Building Official Form, the FEMA NFIP Elevation Certificate, and a V-Zone Design Certificate for flood zones.

Fees and penalties

Portsmouth bases most permit fees on project cost, with a $66 minimum. New construction adds other charges:

New-construction charge	Amount
Fire Department plan review	$75
Soil erosion and sediment control bond	$3,000+ (refundable)
Impact fee (lots subdivided after 2003)	$3,190 per bedroom; first bedroom free

The town collects the impact fee before it issues the Certificate of Occupancy.

In May 2025, the town revised its late filing fees for work started without a permit. A homeowner’s first offense is waived if the homeowner complies within one business day. After that:

Offense	Late fee per unpermitted permit
1st (contractors, or a homeowner’s 2nd)	$500
2nd	$1,000
3rd	$5,000
Each after	Doubles

For what happens after the fact, see unpermitted work.

Homeowners and contractors

A homeowner can do their own work, but only on their legal primary residence, not a rental. They must sign the town’s Homeowner Affidavit for Owner/Occupant to Perform Work, pull the permit, and pass the inspections. Electricians and plumbers must hold Rhode Island licenses. General contractors don’t need a license, but they must be registered with the state.

Zoning standards

Portsmouth’s Zoning Enforcement Officer works in the Planning Department. The town publishes residential dimensional standards for each district:

District	Min. lot	Front/rear/side setbacks	Max. height	Max. coverage
R-10	10,000 sq ft*	20’/20’/10’	2½ stories / 35’	20%
R-20	20,000 sq ft*	30’/30’/15’	2½ stories / 35’	20%
R-30	30,000 sq ft*	30’/30’/20’	2½ stories / 35’	20%
R-40	40,000 sq ft	30’/30’/20’	2½ stories / 35’	20%
R-60	60,000 sq ft	50’/50’/50’	2½ stories / 35’	10%

*Minimum is 40,000 sq ft where the lot has no public water.

The town’s zoning page includes a substandard-lot calculator, and its GIS has a “Flood Zones Group” layer. ADUs follow the state’s recent ADU legislation, summarized in a town handout.

Hours and contact

The department’s phone is (401) 683-3611 and its fax is (401) 683-6804. Office hours are Monday–Wednesday 8:30 a.m.–4:30 p.m., Thursday 8:30 a.m.–6:30 p.m., and Friday 8:30 a.m.–2:30 p.m. The late Thursday hours are useful for contractors. Heather Raposa is the department clerk.