Your Guide to Permitting
Portland Permitting & Development (PP&D) manages building permits, land use, inspections, code enforcement, and public works permits to ensure our built environment is safe and accessible.
The Office of Small Business can help you navigate the permitting process and get you started in the right direction; however specific questions should be directed to Portland Permitting & Development.
Permitting
Basics
Before You Buy, Rent, or Lease a Site
Contact Portland Permitting & Development to help you find out if:
The proposed use is allowed at the location
There are building or zoning requirements. Review more about the Building Code and Zoning Code below
If a building permit is needed to alter the building or to change how the building is used
You’ll need to pay System Development Charges (SDCs)
Getting a permit in Portland involves several steps, from researching a property to getting your approved plans for inspections. The permit process varies by permit type.
Review the Changing a Commercial Space guide for general guidance on applying for commercial building permits.
Fees
There are fees associated with permits, land use reviews, inspections, and other compliance services. Review individual fees and charges that might be part of your total project cost.
In addition to building permit fees, your project may be subject to System Development Charges (SDCs). These fees help offset the impact the project will have on the City’s streets, water, storm and sanitary sewer systems, and parks and recreation facilities.
Get an estimate for your City of Portland building permit. Find out how much it costs to build a new building. Review building permit fees, other fees, system development charges and trade permit fees.
Contact Portland Permitting and Development (PP&D)
Have questions? Schedule a free 15-minute meeting with PP&D.
There are several different types of appointments depending on your project and questions. You may need to schedule multiple 15-minute appointments with different permit experts.
In-person services in the Development Services Center (1900 SW 4th Ave) are available Tuesdays and Thursdays from 8 a.m. to 4 p.m. Limited services are available to walk-in customers. Scheduling an appointment using the above link is recommended.
Before your appointment:
Review the Changing a Commercial Space guide.
Research your location. To find information on previous permits and zoning, go to the PP&D Public Records page to request all property records.
Be prepared to provide the following information when scheduling your appointment:
General project information such as a detailed project description (including what the space will be used for, what the space is currently being used for, what you want to change about the space), your budget and timeline
The address of the property (if applicable)
Any information you’ve collected about the property
Any specific questions you have
During your appointment, you may share any electronic project documents you have.
Zoning Code
Zoning regulations may affect your property. You can research the zoning of a property and permit history on PortlandMaps or you can request all property records on the PP&D Public Records page.
Under the Zoning Code, “use” describes allowable activities within Use Categories based on similarities such as the type and amount of activity, the type of customers, and how goods or services are sold or delivered. Different zones allow different uses. A Zoning Code Use Category may include more than one Building Code Occupancy Group, and vice-versa. If you have questions about what Use Category your business fits into, please talk to a City Planner.
View this helpful video about things to consider before applying for a building permit and how to find your zoning on PortlandMaps.
Building Code
Tenant improvements are changes made to the commercial property by the tenant.
Most tenant improvements involve a change in “occupancy”, a change in “use” or a physical change to the space. Each of these changes requires a building permit to ensure compliance with Building Code requirements.
“Occupancy” refers to how spaces are designed, occupied and used. Spaces are categorized by Occupancy Groups that define construction and life safety requirements. A building can include multiple occupancies.
“Use” refers to different Use Designations within an Occupancy Group. These uses vary significantly. Example: One building is designated with 1) Business Group B Occupancy with uses including a bank, a small restaurant space, and a beauty shop as well as 2) Educational Group E Occupancy with a day care facility.
Alterations within a tenant space refer to any construction or renovations to an existing structure other than a repair or addition. With very few exceptions, a physical change to a space requires a permit to verify that life safety requirements are being met or maintained.
It is important to verify permitted occupancies, uses, and building configurations by looking at previous permits. Any changes to occupancy, use, or physical layout that were made to a building without a permit are not considered legal and can create compliance issues later.
To find information on previous permits, go to the PP&D Public Records page to request all the property records. After finding previous records, it is a good idea to speak with a Commercial Building Code Reviewer to get a better understanding of what has been permitted. Go to Portland Permitting and Development for information on how to speak with a reviewer.
Frequently Asked Questions
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Yes! Schedule a 15-minute appointment with:
a building code reviewer to better understand occupancy and
a city planner to review if your use is allowed in the location. Even if previous tenants used the space for the same type of business, it is a good idea to check with PP&D to confirm your zoning, building occupancy and use.
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Most likely, the answer is yes. Review the list of commercial permits to confirm what permits you might need for your project.
Additionally, check if the building is in an overlay zone or designated as a historic resource. Additional permitting requirements may apply if it is. Book a free appointment here with a City Planner to learn what may be required.
How to verify:
Go to portlandmaps.com and enter the property address in the search bar.
In the property details on the right-hand panel, find the Permits & Zoning section and click Zoning & Districts.
In the updated right-hand panel, look for the Overlay or Historic Resource fields.
If it shows n/a, the property is not in an overlay zone or designated as a historic resource.
Otherwise, your project may need additional review. Schedule a Zoning and Land Use appointment with a City Planner here to get more information.
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The permitting requirements vary depending on whether the property has a design overlay “d” or is a historic resource. Learn more here to verify the permitting requirements for security improvements.
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Review the Permit Start Guide and list of commercial permit submittal requirements.
Still have questions? Schedule a 15-minute appointment with a permit expert, or schedule with an Office of Small Business Liaison.
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If you are applying for a building permit, SDCs may apply to your project. SDCs are one-time fees based on the proposed new use or increase in use of a property. SDCs are collected by the bureaus that oversee environmental services, parks, water and transportation to help offset the impact your project will add to the City’s infrastructure. Depending on the project, SDCs may increase a project's budget substantially. It is important to determine the impact of SDC fees as early as possible in the process. Learn more about what SDCs might be required for your project.
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Fee-related services include permits for new and altered buildings and their properties, land use reviews, certificates and registrations, inspections, and other compliance services and fees collected for other Portland bureaus.
Review permitting fees and use this online building permit fee estimator to better understand the fees and charges that might be part of your total project cost.) to estimate individual fees and charges that might be part of your total project cost.
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Log into Development Hub PDX to review your permit status. You can also review permit status on PortlandMaps. Learn about how to track the permit status through this video here. Cómo rastrear el estado de su permiso.
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After reviewing your permit application, the reviewer will send you detailed notes with the problems or questions in a document called a “Checksheet.” In order to get your permit approved, you would need to submit corrections based on the checksheet. Learn more here about how to prepare and submit corrections to the checksheet electronically. Contact your assigned reviewers on the checksheet if you have questions.
It is recommended to wait until all reviews are done and you’ve received all the checksheets from the different reviewers before making changes. Different reviewers may ask for changes on the same part of your plans. It may save your time to accommodate all checksheets after all the reviews are completed.
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Some scopes of work require you to work with a licensed design professional, such as an architect, to develop site plans, floor plans or other required plans. You can meet with a building code reviewer to determine if your project needs a licensed design professional. Consider working with a professional who has experience with drafting and is familiar with building and zoning codes.
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You may need to upgrade a commercial space to comply with ADA requirements. For specific questions about ADA requirements, you should schedule a meeting with a building code reviewer here.
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During the plan review process, separate permits from the Fire Department may be triggered if the current plan does not meet the requirements. Schedule a meeting here on fire safety questions to learn more.
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If you plan to have outdoor dining on a public right-of-way, you are required to apply for an Outdoor Dining Permit from Portland Bureau of Transportation (PBOT). See details and how to apply here.
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Learn more about the Portland requirements for food trucks and food carts operating on a private property. Schedule a free 15-minute appointment with a City Planner for your zoning questions
All food carts (mobile food units) must be licensed by the Multnomah County Health Department. This includes carts, trailers, trucks, drive-through coffee stands and kiosks. All food carts must remain on wheels. Learn about the plan review requirements and what documents may be needed.
If operating with propane, apply for the portable propane device permit from Portland Fire and Rescue.
If you are going to operate in a public right-of-way (e.g. on the sidewalk), you must apply for a permit with The Portland Bureau of Transportation (PBOT). The food cart/truck can be located at any public sidewalk in a commercial zone in Portland. Search the address in PortlandMaps to check the zoning. Vending carts are only allowed on sidewalks 10 feet or wider.
If you are going to operate in City parks, apply for Commercial Activity Permit with Portland Parks & Recreation.
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Running a childcare in a residential property or a commercial property may have different requirements. If you're operating in a residential building, follow the steps listed here. For a commercial building, follow the steps listed here. For more information, refer to the How to Start a Childcare Business guide.
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If you're planning an event, refer to the Event Resource Guide from the Portland Events & Film office for helpful tips and information on potential permit requirements.
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Portland Permitting & Development issues permits for most signs and awnings on private property. Learn more about when a sign permit is needed and how to apply here. Additionally, learn about the sign registration for portable signs and temporary signs.
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The Permit Improvement Project is an effort to improve permitting policies and processes. The project includes several components such as process improvements, improved website design and content, improved software to better serve customers, and tracking, and code alignment.
Learn more about the Permit Improvement Project and sign up for email updates.