Building a house in Portland is exciting in that uniquely Portland way: you can picture the cedar siding, the big windows for that soft gray light, and maybe even a little ADU out back for guests or rental income. But before you get too attached to a floor plan, you’ll want to understand the permit landscape. Portland is very permit-driven, and the process can feel like a maze if you don’t know what to expect.
This guide walks through the permits you may need to build a new house in Portland, Oregon, what triggers each one, and how the review process typically works. I’ll keep it practical and real-world—because permits aren’t just paperwork. They affect your timeline, your budget, and the decisions you make about design, energy efficiency, trees, stormwater, and even where your driveway lands.
One quick note: permit requirements can vary depending on your site conditions, zoning, design, and which bureau has jurisdiction. So think of this as a strong roadmap, not legal advice. When in doubt, confirm with the City of Portland’s Bureau of Development Services (BDS) and your design/build team.
Why Portland’s permit process feels like “a lot” (and why it’s not all bad)
Portland layers multiple goals into its building regulations: life safety, earthquake resilience, energy efficiency, stormwater management, neighborhood character, and environmental protections. That’s a lot of priorities for one project, which is why a single house can touch several bureaus.
The upside is that the rules are designed to prevent expensive mistakes—like building in the wrong place on a lot, missing a required seismic detail, or creating drainage problems that flood your neighbor’s yard. When you work with a team that knows the system, permits become less of a hurdle and more of a structured checklist.
And yes, it’s normal to feel overwhelmed at first. The key is to break the process into phases: land use and zoning checks, building permit review, trade permits (mechanical/electrical/plumbing), and site-related approvals like erosion control or right-of-way work.
Start here: zoning, overlays, and what your lot will allow
Confirm zoning and allowed uses before you draw anything serious
Before you spend money on architectural plans, confirm the property’s zoning designation and what that zoning allows. Portland’s residential zones (like RF, R20, R10, R7, R5, and RM) have different rules for setbacks, height, lot coverage, and sometimes the number of units allowed.
Zoning also influences whether you can do things like a detached garage with living space, an ADU, or a duplex. Even if your project is “just a house,” the zoning rules will shape the building envelope and may affect whether you can keep certain trees, where you can place a driveway, and how you manage stormwater.
It’s also smart to check for “overlays” (like environmental overlays) and plan districts. These can add extra review steps or restrictions. A lot that looks straightforward can become more complex if it’s in a floodplain, near a resource area, or within a design overlay zone.
When you might need a land use review (and when you probably won’t)
Many single-family builds can proceed without a separate land use review if the design meets code. But if you’re asking for exceptions—like reducing setbacks, increasing height beyond what’s allowed, or doing something unusual in an overlay zone—you may need a land use review or adjustment.
Land use reviews can add time because they may include public notice and an opportunity for neighbors to comment. That doesn’t mean it’s a bad route; it just means you should plan for it early so you don’t get surprised midstream.
If you’re unsure, a pre-project meeting or an early assistance appointment with BDS can clarify whether your plan is likely to trigger land use review. Catching that early can save months.
The core permit: your new construction building permit
What the building permit covers for a new house
The building permit is the main umbrella permit for constructing the house itself. It covers structural elements (foundation, framing, seismic requirements), life safety features (stairs, guards, egress), and code compliance across the building.
In Portland, building permits are reviewed against the Oregon Residential Specialty Code (ORSC) for most one- and two-family dwellings, along with local amendments and related city code requirements. Your plans need to be detailed enough for reviewers to verify compliance—think structural details, wall sections, energy details, and site plans.
Most projects also require a series of inspections tied to the building permit: footing/foundation, framing, insulation, and final inspection, plus any special inspections if your design calls for them.
Plan review: what reviewers typically look for
Plan review isn’t just a rubber stamp. Reviewers look at the site plan (setbacks, lot coverage, height), structural calculations (especially for seismic design), energy compliance, and how the project interfaces with utilities and drainage.
They’ll also check for things like smoke/CO alarms, emergency egress windows, stair geometry, tempered glass locations, and fire separation requirements if you’re close to property lines. If you have a garage, there are additional fire-rating and door requirements between garage and living space.
The more complete your drawings, the smoother the review tends to be. Missing notes and unclear details often lead to checksheets (requests for corrections), which can slow your timeline.
Trade permits you’ll almost always need (and why they’re separate)
Electrical permit: service, panels, circuits, and inspections
Any new home will require an electrical permit for the service connection, panel installation, wiring, outlets, lighting, and any special systems like EV charging circuits or solar-ready provisions.
Electrical inspections happen at multiple stages (rough-in and final are common). If you’re doing anything modern—heat pumps, induction ranges, smart panels—make sure the electrical design is coordinated early so the service size and panel layout fit your load needs.
Portland’s push toward electrification and energy efficiency means many homeowners are moving away from gas. That can be a great choice, but it needs to be designed for from the start so you don’t end up with costly upgrades later.
Plumbing permit: water, waste, venting, and sometimes site work
A plumbing permit covers supply lines, drain/waste/vent systems, fixtures, and connections. If you’re adding features like a second laundry, multiple shower heads, or a long run to an ADU, your plumbing design becomes more important than people expect.
Depending on the property, you may also need permits or approvals tied to sewer connection or septic (most Portland homes connect to sewer, but not always). If the existing lateral is old or undersized, you might be looking at repair or replacement, which can involve additional coordination and cost.
Plumbing inspections typically include under-slab or rough plumbing, top-out, and final. If you’re on a tight schedule, it helps to coordinate inspection timing with your concrete and framing milestones.
Mechanical permit: HVAC, ventilation, and indoor air quality
The mechanical permit covers heating and cooling systems, ductwork, bathroom exhaust, kitchen ventilation, and sometimes gas piping (if applicable). In newer builds, you’ll also see more balanced ventilation strategies to meet energy and indoor air standards.
Heat pumps are common in Portland new construction because they handle mild winters efficiently. But the mechanical design has to match your building envelope. A super tight house needs a ventilation plan that keeps air fresh without wasting energy.
Mechanical inspections often include rough-in (ducts, vents) and final equipment verification. If you’re planning a high-performance home, your mechanical contractor and designer should coordinate early so the system is sized correctly (oversized systems can be inefficient and uncomfortable).
Site-related permits and approvals that can surprise first-time builders
Erosion control and grading: when dirt work triggers requirements
If your project involves significant grading, excavation, or soil disturbance, you may need erosion control measures and approvals. Portland takes runoff seriously—especially during rainy months when exposed soil can wash into storm drains.
Even if the city doesn’t require a separate erosion control permit for your exact scope, you’ll still need best practices on-site: silt fencing, stabilized entrances, and a plan to keep sediment out of the right-of-way.
Talk with your builder early about how they handle wet-season site management. It affects everything from excavation scheduling to where materials are staged.
Stormwater management: downspouts, infiltration, and onsite disposal
Portland often requires stormwater to be managed onsite where feasible. That can mean infiltration trenches, drywells, rain gardens, or other strategies to keep runoff from overwhelming the public system.
Stormwater requirements depend on your site and the amount of impervious surface you’re adding (roof area, driveway, patios). A bigger footprint can mean more stormwater infrastructure, which should be designed before you finalize grading and landscaping.
It’s worth treating stormwater like a design feature, not a last-minute engineering task. Done well, it can look great and protect your foundation and yard from pooling water.
Right-of-way permits: sidewalks, curb cuts, and street use
If your project affects the public right-of-way—think sidewalk repair, new driveway curb cut, utility work in the street, or staging a dumpster—you may need separate permits through the appropriate bureau (often Portland Bureau of Transportation, depending on scope).
Even placing a storage container or materials in the street can require approval. This is one of those “small detail” items that can cause avoidable friction if it’s not planned for, especially on narrow streets or in dense neighborhoods.
Ask your contractor who is responsible for right-of-way permits and how they schedule them. In many cases, it’s straightforward, but it needs lead time.
Environmental and neighborhood factors: trees, overlays, and historic considerations
Tree permits: removal, protection, and root zones
Portland’s tree code is a big deal. Depending on the size and species of trees on your lot (and sometimes street trees), you may need a permit to remove them or even to prune beyond certain thresholds.
Even if you aren’t removing a tree, you may need to show how you’ll protect it during construction. That can influence where you place the house, how you trench for utilities, and where you store materials. Root protection zones can be larger than people expect.
If your design conflicts with a protected tree, it’s better to find out early. Redesigning after plan review because of tree issues is painful and expensive.
Environmental overlays and sensitive areas
If your property is in an environmental overlay zone, there may be additional restrictions on what you can build and where. These overlays are meant to protect streams, wetlands, wildlife habitat, and steep slopes.
That can mean additional documentation, mitigation requirements, or limitations on disturbance. Sometimes it’s still very doable—you just need the right expertise and enough time for review.
In these scenarios, a strong site plan and early consultation can prevent a lot of back-and-forth later.
Historic districts and design constraints
If you’re building in or near a historic district, or replacing an older structure, you may face additional design review requirements. This can involve constraints around massing, materials, window patterns, or how the new home fits the streetscape.
Design review can add time, but it can also help ensure the finished home feels like it belongs. In Portland neighborhoods with strong architectural identity, this matters to both the city and your future resale value.
If your project might trigger design review, treat it as a creative brief rather than a burden. A good designer can work within guidelines and still create something modern and personal.
Energy code and building performance: permits meet comfort
How energy requirements show up in your permit set
Energy compliance is baked into the plan review process. Your permit drawings will need to show insulation levels, window performance, air sealing strategies, and sometimes mechanical efficiency targets.
In practice, this affects wall thickness, window selection, and detailing around penetrations. If you want big glass walls (very Portland-modern), you may need to balance that with higher-performing windows or better insulation elsewhere.
It’s also where you decide whether you’re building “code minimum” or aiming for a higher-performance home. Even small upgrades—better windows, tighter air sealing—can pay off in comfort and lower bills.
Seismic details: not optional in the Pacific Northwest
Portland’s seismic risk shapes structural requirements. Your plans may need engineered design for shear walls, hold-downs, foundation anchorage, and nailing schedules that meet code.
Seismic detailing isn’t just for safety in a major earthquake; it also improves how a house handles everyday loads and reduces long-term movement and cracking. It’s one of those “invisible” investments that good builders take seriously.
If your site has challenging soil or slopes, the structural approach may become more complex, which can affect both permit review and construction cost.
Common project types that change the permit mix
Building a brand-new house vs. rebuilding after demolition
If you’re demolishing an existing structure, you’ll typically need a demolition permit before you can clear the site. Demolition can also trigger requirements around asbestos testing (common in older buildings) and utility disconnection coordination.
Rebuilds can sometimes reuse existing utilities, but don’t assume the old sewer lateral or water service is adequate. Many older connections don’t meet today’s needs or may be in poor condition. Budget for investigation and potential replacement.
Also, if the existing house is nonconforming (built under older rules), tearing it down and rebuilding may require full compliance with current setbacks and standards. That can change what you’re allowed to build.
Adding an ADU or extra unit: more than “just a small house”
Accessory dwelling units can be a great fit in Portland, but they add complexity: separate cooking facilities, additional plumbing and electrical load, and sometimes separate addressing requirements.
Even if the ADU is small, it still needs to meet building code, energy code, and life safety requirements. That includes egress, fire separation (depending on configuration), and utility planning.
If you’re considering an ADU, bring it up early. Designing the main house and ADU together often leads to a smoother permit path than trying to “add it later.”
Major remodels and expansions: when you’re not starting from scratch
Not every project in Portland is a ground-up build. Sometimes the smartest move is to keep the bones of a home and rework the layout, systems, and envelope. Permits for remodels vary widely depending on what you touch—structure, plumbing, electrical, and exterior changes can all trigger different requirements.
If you’re exploring that route, it helps to look at teams that do professional home remodeling because they’re used to the realities of older Portland houses: knob-and-tube wiring, undersized joists, quirky foundations, and the need to bring certain elements up to current code.
Remodel permits can sometimes move faster than new construction, but they can also uncover surprises once walls open up. A good plan includes contingency time and budget for discoveries.
How the permit timeline usually plays out (and how to make it less painful)
Pre-application steps that save weeks later
One of the best ways to reduce delays is to do a thorough pre-check: confirm zoning, order a survey, locate utilities, and clarify whether trees or environmental overlays will affect the design.
It’s also smart to talk through your goals with a builder early—even before finalizing plans. Experienced builders can flag details that commonly trigger checksheets, like unclear structural notes or missing energy details.
In Portland, the projects that move smoothly are usually the ones that treat permitting as part of the design process, not something you do after the design is “done.”
Plan review, checksheets, and revisions: what to expect emotionally
It’s normal to get a checksheet. It doesn’t mean your project is failing; it means reviewers need clarification or corrections. The fastest responses happen when your permit set is organized, consistent, and easy to read.
Try not to take comments personally. Permit reviewers are focused on compliance and clarity. If you respond thoughtfully and completely, you’ll usually get back on track quickly.
Keep a single source of truth for revisions (version control matters), and make sure your architect/designer, engineer, and builder are aligned before resubmitting.
Inspections during construction: scheduling is everything
Permits don’t stop once you’re approved. Inspections are the “gate checks” that allow you to continue to the next phase. Missing an inspection window can stall a project, especially when you’re coordinating multiple trades.
Build a realistic inspection schedule into your construction timeline. If you’re pouring concrete, framing quickly, or working during rainy months, you’ll want buffer time for inspection availability.
Also, keep your jobsite inspection-ready: safe access, posted permits, and clear visibility of work. Inspectors can’t approve what they can’t see.
Budgeting for permits: what people forget to include
Permit fees, system development charges, and utility costs
Permit fees aren’t just one line item. You may have building permit fees, plan review fees, trade permit fees, and potentially system development charges (SDCs) depending on the project type and scope.
Utility-related costs can also be significant: new water service, sewer lateral replacement, stormwater requirements, and right-of-way restoration. These aren’t always obvious when you’re staring at a floor plan.
If you want fewer budget surprises, ask for a permitting and fee estimate early, and revisit it once the design is more defined.
Design costs tied to permitting (engineering, surveys, and more)
Permitting often requires professional documentation: a site survey, structural engineering, energy documentation, and sometimes geotechnical input if soils are questionable.
These costs are part of building responsibly, but they can sneak up on first-time builders. The good news is they usually pay off by preventing construction issues and change orders.
If you’re value-engineering, be careful about cutting the “paper” side too aggressively. Clear plans and smart engineering often save money in the field.
Working with a builder who understands Portland’s rules
Why local experience changes your permit experience
Portland’s permitting process has its own rhythm. A builder who works here regularly will know how to coordinate drawings, anticipate reviewer questions, and plan construction around inspections and seasonal weather.
If you’re looking for a team that’s deeply familiar with the local landscape, it’s worth checking out Portland home builders who have a track record of navigating permits, managing trades, and keeping projects moving without sacrificing quality.
Local experience also matters for neighborhood-specific realities: tight lots, street parking constraints, mature trees, and older utility connections.
Questions to ask before you sign a contract
Ask who is responsible for pulling permits (builder, architect, or you) and how they handle plan review comments. Clarify how often you’ll get timeline updates and what happens if the city requests revisions.
Also ask about their approach to site logistics: erosion control, right-of-way permits, and neighbor communication. These details can make the difference between a smooth build and a stressful one.
Finally, ask how they budget for unknowns. Even the best-planned project can hit surprises—having a clear contingency strategy helps everyone stay calm and collaborative.
If you’re expanding instead of rebuilding: permits for additions
Setbacks, height, and lot coverage become the big story
Additions often look simple on paper—“just add a bedroom” or “push out the kitchen”—but zoning rules can make them tricky. Setbacks, lot coverage limits, and height rules may restrict where and how you expand.
Second-story additions can trigger additional structural requirements, especially if the existing foundation and framing weren’t designed for the added load. That means engineering, and sometimes more invasive construction than homeowners expect.
When you’re considering expansion, it helps to look at specialists in home additions in Portland because they’re used to solving the puzzle of modern space needs within Portland’s zoning and inspection framework.
Living in the home during construction: permits meet practicality
Many homeowners try to live in the home while adding on. That can be doable, but it affects sequencing, safety, and inspections. Temporary kitchen setups, dust control, and maintaining safe exits all matter.
From a permit standpoint, you may need to keep certain systems operational or meet interim safety requirements during construction. Your contractor should plan phases so you’re not stuck without heat or a working bathroom longer than necessary.
If living on-site is part of your plan, bring it up early so the construction schedule and permit inspections can accommodate it.
A practical checklist: permits you might need for a Portland house build
The “almost always” list
For a typical new house build in Portland, you can usually expect: a building permit for the structure, plus separate electrical, plumbing, and mechanical permits. You’ll also likely deal with inspections at multiple phases.
If you’re doing any work in the public right-of-way, plan for right-of-way permits. If you’re disturbing soil or changing drainage patterns, plan for erosion control measures and stormwater compliance.
And if there are trees involved—especially large or protected trees—assume there will be tree-related requirements and possibly permits.
The “depends on your site/design” list
This is where Portland gets specific: demolition permits, land use reviews, environmental overlay reviews, design or historic review, geotechnical requirements, and special structural engineering can all come into play.
Utility upgrades can also be a wild card. A new water service or sewer lateral replacement can add both permitting steps and cost, and it’s not always obvious until you investigate.
The best approach is to treat these as risk items: identify them early, assign an owner (who’s researching/handling it), and build time into the schedule.
How to keep your project moving: a simple strategy that works
Design with permitting in mind, not against it
If you want a smoother path, design within the rules whenever possible. Variances and adjustments can be worth it, but they add time and uncertainty. Many beautiful Portland homes are built fully within code—you just need a design that’s thoughtful about the envelope and site constraints.
Coordinate early between designer, engineer, and builder so the permit set is consistent. Conflicting notes, mismatched dimensions, and missing details are common reasons projects stall in review.
And don’t underestimate the value of a clean, well-labeled site plan. A great site plan answers a lot of questions before they become checksheet items.
Communicate early with neighbors when your build impacts them
Not every permit triggers neighbor notice, but your project will still impact people nearby—noise, trucks, street parking, and construction hours. A friendly heads-up can reduce friction and prevent complaints that slow things down.
Share a rough schedule, explain where staging will happen, and provide a point of contact. You don’t need to overpromise; you just need to be respectful and clear.
In a city of close lots and front-porch culture, neighbor relationships are part of a successful build.
If you’re planning to build a house in Portland, the permit process is a major part of the journey—but it’s manageable with the right roadmap and team. Start with zoning, get your site constraints on the table early, and treat permits as a design partner rather than a last-minute hurdle. That’s how you protect your budget, your timeline, and your sanity while you create a home that truly fits Portland living.
