What is a Building Permit?
A building permit is a document issued by the Department of Safety & Permits that allows - or permits - the owner of a property to construct a new building, or repair, alter , or demolish an existing building.
If plans are required for your job - such as for new construction or structural work - a building permit will not be issued until after the plan review process is completed. This review ensures compliance with the Building, Electrical, and Mechanical Codes of the City.
Why do I need a permit?
A permit protects you, your neighbor and your neighborhood. It protects your contractor and ensures that he meets the minimum requirements of the New Orleans Building Code. It protects your City and most importantly it protects your property value and can often be used in an insurance claim.
According to the Fire Department, the City of New Orleans has had thousands of electrically or mechanically created fires and collapsed buildings through the years. This number would have been even greater without a permitting system for construction, renovation and demolitions, as well as a method for enforcing the Building Code.
The permit process also ensures that your project and the work of others complies with the Comprehensive Zoning Ordinance to preserve the quality of life in our city. In a word, the reason you need a permit is safety.
Where do I get my Building Permit?
Building Permits are issued by the Department of Safety & Permits. This office is located at 1340 Poydras St, Suite 800, New Orleans, LA 70112. All Building Permits can be applied for online through the One Stop App.
Apply Online
When is a Building Permit required?
The New Orleans Building Code states, in part, “any owner, authorized agent, or contractor who desires to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect or construct a sign of any description, or to install or alter fire extinguishing apparatus, elevators, engines, or to install a steam boiler, furnace, heater, incinerator or other heat producing apparatus or other apparatuses, the installation of which is required by this code, or to cause any such work to be done shall first make application… and obtain the required permit for the work.”
If you are uncertain about the need for a building permit, please call the Building Division in the Department of Safety & Permits for assistance: (504) 658-7130.
When is a Building Permit not required?
105.2 Work Exempt from Permit. Exemptions from permit requirements of this Code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this Code or any other laws or ordinances of the City of New Orleans including Vieux Carré Commission and Historic District Landmarks Commission requirements. A building permit shall not be required for the following, unless in the opinion of the Director it involves hazardous or complex conditions which require permitting and inspection:
- Less than 50% per exterior wall removal and replacement of deteriorated weather boards, aluminum, or vinyl siding. (Note: Sheathing replacement is not exempt from permitting requirements removal and replacement of deteriorated weather boards, aluminum, or vinyl siding. Plywood sheathing is considered to be a structural material for a structural permit, other materials that are used as a substrate for finishes are not considered structural).
- Removal and replacement of deteriorated floorboards.
- Removal and replacement of unenclosed and uncovered deteriorated porches and steps that are five feet or less in height above grade - front and rear and sides, when not in conflict with the Comprehensive Zoning Ordinance. Roofs over otherwise unenclosed porches along with their framing is not exempt from permitting.
- Interior painting, papering and similar finish work.
- Paving of yard when in compliance with the Comprehensive Zoning Ordinance.
- Retaining walls which are not over three ft. in height.
- Exterior painting when not requiring protective scaffolding over public property or lead-based paint removal.
- Repairs to stucco when not requiring protective scaffolding over public property.
- Replacement of less than 50% of the roofing and/or gutter work with respect to one and two family dwellings.
- Fences up to seven ft. in height, when in compliance with the Comprehensive Zoning Ordinance.
- Masonry walls up to three ft. in height from grade or structure, when used as a fence and when in compliance with the Comprehensive Zoning Ordinance.
- Swings and other playground equipment accessory to detached one- and two-family dwellings.
- Tents with an area less than 150 sq. ft. and not located in a Fire District, pursuant to Section 425 of this code and Section 3103 of the International Fire Code.
- Uncovered decks, when part of a residential use, that do not exceed 200 sq. ft. in area and thirty in. high from grade at any point, that are not attached to a dwelling unit, and that do not serve as an exit door.
- Replacement of cabinets and countertops when it does not also include replacement of plumbing fixtures or any fixed equipment.
The above exemptions supersede the exemptions listed in the unamended Code and are in addition to any works listed as exempt in the IRC or IBC, unless deemed applicable by the Department of Safety and Permits.
Exemption from permit requirements does not imply that these items are exempt from code requirements and still may require permitting from Vieux Carré Commission or Historic District Landmarks Commission. If your property is within a local historic district please contact the approproate agency before you begin work.
What information do I need to get a Building Permit?
The following information is necessary to process a Building Permit application:
- Municipal address of the property
- Market value of work to be done (even if you’re doing the work yourself)
- Owner’s name, address and telephone number
- Architect / Contractor name, address and telephone number (where applicable)
- Executed contract or approved estimate with the scope of the work to be performed, costs inclusive of labor and materials with signatures, printed names and titles of both the owner and contractor. If the property is owned by a business, please provide proof of signatory authority
- Recorded Act of Sale, if the property has recently changed ownership
- Detailed description of work to be performed
- Plot plan reflecting all dimensions of the lot and all structures, setbacks to property lines and the location and dimensions of off-street parking spaces. If you are building an addition the square footage of the existing structure and the proposed addition are also required
- Complete plans, stamped with live seals from a Louisiana licensed Architect or Civil Engineer, are required for all new construction, additions, and structural renovations
- Previous/current and proposed use of the structure
- Number of floors or levels in the structure
- Certificate of Appropriateness, if the property is within a local historic district or a designated landmark
- Benchmark Certificate for all new construction or projects where work exceeds 50% of the value of the existing building
- Copy of a current Certificate of Registration for your contractor as well as the company name and license number
- Check or money order payable to the City of New Orleans
Note: Plans are generally required for all commercial projects, depending on the scope of work to be performed. This is determined by the Chief Plan Examiner based upon the requirements of the New Orleans Building Code and the Life Safety Code.
What other permits may be necessary from Safety & Permits?
- Electrical
If you plan to install, repair, replace, or alter any electrical apparatus or equipment, except for the replacement of light bulbs and fuses. This assures compliance with the National Electrical Code and City regulations. Only an electrical contractor with a Class “A” license from the City of New Orleans can apply for this permit.
- Mechanical
If you plan to install, repair, replace, or alter any mechanical or gas-fired apparatus or equipment, such as air conditioning systems, electric or gas heaters, electric or gas furnaces or heaters, gas lines, or elevators. This requires permits to be applied for only by the appropriate City-licensed contractor.
- Demolition
When you plan to demolish any structure liability insurance and photos of all four sides of the building must be provided to Safety & Permits at the time of application. A Letter of Intent/Demolition Request form is also required to be completed. Additional approvals will be necessary if your property is within the Neighborhood Conservation District or a local historic district (see the brochure on Demolition Permits).
What about plumbing permits?
You will need a plumbing permit if you plan to remove or replace any water piping or plumbing fixture. This assures compliance with the regulations of the Sewerage and Water Board. Only your Orleans Parish licensed master plumber may apply for this permit.
Plumbing permits are issued by the Sewerage and Water Board, not the Department of Safety & Permits.
What are the fees for obtaining a permit?
Fees for building permits are based on the value of work to be performed. Fees are due at the time of application and must be in the form of check or money order, made payable to the City of New Orleans.
- The building permit fee is $60 plus $5 per $1000 of work to be performed (use the formula: job value x .005 + $60)
- If plans are required there is a plan review fee of $1 per $1000 of work to be performed (job value x .001 + permit fee from above). Please note that the minimum Plan Review fee is $60.
- If a property is within a local historic district there is a 50% surcharge on the permit fee (job value x .0025 + fees from above)
Building Permit Fee Estimator
Other Information
Fees include normal inspections and the Certificate of Use and Occupancy. Once application is made, the fees are non-refundable.
A separate fee will be charged for Electrical and Mechanical Permits when the licensed contractors applies for those. There is also a separate fee for plumbing permits from the Sewerage & Water Board.
There will be penalty fees assessed if work begins prior to obtaining a Building Permit. The fee is two (2) times the building permit price plus the regular permit fees for ordinary construction. If the non-permitted work is a demolition the fees assessed will be five (5) times the permit price or 10% of the assessed value of the building, whichever is greater. Do not begin work before receiving your permit!
When you receive your permit, it must be posted clearly and visibly on the site in a location that can be seen from the street.
If you remove paint from the exterior of an existing structure you must notify the Building Division. You may be required to take appropriate actions if there is lead-based paint on the structure.
You should obtain a copy of the brochure “Working with the Plan Review Division” if plans are required for your project.