Nebraska building permits

Where to get a building permit in Nebraska

Apply to the building department of the city, town or county where the property is (the steps).

Our Nebraska city guides, with each department's contacts, fees, inspections and project rules:

• Omaha

Nebraska state agencies

These offices set statewide codes or license the trades. They do not issue permits for most home projects.

Building code in Nebraska

For homes, the residential code is the International Residential Code, 2018 version⁷ (adopted locally⁷).

Every code family, edition and effective date is on Nebraska building codes.

State rules on which work needs a permit

Neb. Rev. Stat. §§ 81-2124, 81-2125; LB96 (2019) farm exemption; § 71-6406

• Farm buildings exempt from the default state building code. Any building that is on a farm or is used for farm purposes is exempt.⁷
• Single-family electrical work subject to state inspection when new service equipment is required. All new electrical installations for single-family residential applications requiring new electrical service equipment shall be subject to the inspection and enforcement provisions of the act.¹
• Routine maintenance outside state inspection. State inspection shall not apply to routine maintenance.¹

Homeowners doing their own work

Neb. Rev. Stat. § 81-2121(5) (electrical)

• Owner may do electrical work on own single-family principal residence or farm property without a license. Prohibit an owner of property from performing work on his or her principal residence, if such residence is not larger than a single-family dwelling, or farm property, excluding commercial or industrial installations or installations in public-use buildings or facilities, or require such owner to be licensed under the act…¹
• Limits on owner electrical exemption. Residential property owners may install electrical wiring on their principal residence property without being licensed. This does not include a relative's home, rental property, or recreational properties.¹
• Owner still files inspection request. At or before commencement of any installation required to be inspected by the board, the licensee or owner making such installation shall submit to the board a request for inspection, on a form prescribed by the board, together with a supervisory fee of fifty cents and the inspection fees required for such installation.¹
• Homeowner permit route exists. If you determine that you are able to complete the work individually, your next step would be to apply for a Homeowner Permit.¹¹

Contractor licensing

Contractor Registration Act, Neb. Rev. Stat. § 48-2101 et seq.; State Electrical Act, Neb. Rev. Stat. § 81-2101 et seq.

• Registration, not licensing, for contractors and subcontractors. The Nebraska Contractor Registration Act requires contractors and subcontractors doing business in Nebraska to register with the Nebraska Department of Labor.⁶
• Registration is not a quality check. While the registration is a requirement, it does not ensure quality of work or protect against fraud.⁶
• Must be registered before construction work. Before performing any construction work in Nebraska, a contractor must be registered in the Database.¹²
• Annual renewal. Registration in this Database is required to be renewed every 12 months.¹²
• Workers' compensation certificate required with employees. All contractors with one or more employees must provide a current Workers’ Compensation Certificate of Insurance (ACORD 25) with the Department of Labor listed as the certificate holder.⁶
• 5% withholding on unregistered subcontractors. All contractors making payments to another contractor (subcontractor) who is performing construction contractor services, and who is not registered in the Database are required to withhold 5% of all payments made to the nonregistered contractor (subcontractor).¹²
• How homeowners check a contractor. You can search all currently registered contractors and subcontractors on the Nebraska Department of Labor’s website at www.dol.nebraska.gov or by calling (402) 471-2239.¹³
• State Electrical Act governs electrical licensing. Nebraska Statutes governing electrical licensing and inspection are known as the Nebraska State Electrical Act, Sections 81-2101 through 81-2144.²
• Felony for listed violations. It shall be a Class I V felony to knowingly and willfully to commit or to order, instruct, or direct another to commit any of the following acts…¹
• Claiming a license you lack is a listed violation. To perform electrical work for another without a proper license for such work while claiming to have such license.¹

Private plan review and inspections

LB441 (virtual inspection); private inspector statute none confirmed

• Virtual inspections allowed at local or state option. Under LB441, [...] passed 47-1, any state agency, county, city or village that requires an inspection as part of a building permit may allow for virtual inspection by an authorized inspector under certain conditions.⁷
• Virtual inspection limits. The inspection must be of an area of a single-family or two-family residential building that is less than three stories in height and under 10,000 square feet.⁷

Selling a home with unpermitted work

Neb. Rev. Stat. § 76-2,120; 302 NAC Ch. 1

• Seller disclosure statement required. Each seller of residential real property located in Nebraska shall provide the purchaser with a written disclosure statement of the real property's condition.¹⁴
• Covers 1 to 4 dwelling units. Residential real property shall mean real property which is being used primarily for residential purposes on which no fewer than one or more than four dwelling units are located…¹⁴
• Must disclose defects materially affecting value. The condition of all improvements on the real property and any defects that materially affect the value of the real property or improvements…¹⁴
• Must disclose title conditions including zoning restrictions. Any title conditions which affect the real property, including encroachments, easements, and zoning restrictions…¹⁴
• Form asks about room additions or structural changes. Any room additions or structural changes?¹⁵
• Form asks about zoning and setback violations. Any zoning violations, non-conforming uses, or violations of “setback” requirements?¹⁵
• Seller not liable for matters outside personal knowledge. The seller shall not be liable under this section for any error, inaccuracy, or omission of any information in a disclosure statement if the error, inaccuracy, or omission was not within the personal knowledge of the seller.¹⁴

Accessory dwelling units (ADUs)

Municipal Density and Missing Middle Housing Act

• Act requires biennial housing reports from larger cities. Under the Municipal Density and Missing Middle Housing Act, metropolitan, primary and first class cities with a population of at least 20,000 are required to submit biennial reports to the committee.⁷
• Veto override failed. An attempt to override the veto failed on a vote of 19-28.⁷