Ohio building permits

Where to get a building permit in Ohio

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

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

• Columbus

Ohio state agencies

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

Building code in Ohio

For homes, the residential code is the Residential Code of Ohio (RCO)¹, in effect since July 1, 2019⁹ (statewide; applies everywhere¹).

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

State rules on which work needs a permit

RCO section 102.10 "Work exempt from approval" (OAC 4101:8-1-01); OBC 102.10 (OAC 4101:1-1-01)

• Approval not required for listed work. Approvals are not required for the following: (Refer to OBC and RCO 102.10 for other exemptions.)¹
• 200 square feet. 1. One-story detached accessory structures, provided the floor area does not exceed 200 square feet.¹
• 200 square feet. 1. One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed two hundred square feet and playground structures.¹⁵
• 6 feet. 2. Fences not over 6 feet high.¹
• 4 feet. 3. Retaining walls that are not over 4 feet in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge.¹
• 30 inches. 5. Sidewalks and driveways not more than 30 inches above adjacent grade and not over any basement or story below.¹
• Finish work exempt. 6. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.¹
• Playground equipment exempt. 7. Swings and other playground equipment accessory to a one, two, or three-family dwelling.¹
• 54 inches. 8. Window awnings supported by an exterior wall which do not project more than 54 inches (1372 mm) from the exterior wall and do not require additional support.¹
• 200 square feet. 9. Decks </= 200 SF and </= 30 inches above grade at any point, not attached to the dwelling, nor serve an exit door.¹
• Minor electrical repair exempt. Repairs and maintenance: Approval shall not be required for minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to ap- proved permanently installed receptacles.¹
• Plumbing leak repair exempt; replacement of concealed defective pipe is new work needing approval. The repair and stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that if any concealed trap, drainpipe, water, soil, waste or vent pipe becomes defective and it be- comes necessary to remove and replace the same with new material, such work shall be considered as new work and an approval shall be obtained and inspection made as provided in this code.¹

Applies to

1-3 family dwellings (RCO)¹

Homeowners doing their own work

ORC 3791.04 (owner obtains plan approval); no state residential contractor license

• Yes. In accordance with Ohio Administrative Code (OAC) Chapter 4101:8-1-01, pursuant to Ohio Revised Code (ORC) Section 3791.04, before beginning the construction, erection or manufacture of any building for which construction documents are required, the owner shall submit [jurisdiction to identify a # but at least two] copies of construction documents to [jurisdiction to identify location and address] for approval.¹
• No state license for residential contractors; local departments may require registration/licensing. While residential contractors are not required to be licensed by the state, local building departments throughout Ohio may have their own verification or licensing requirements.³

Contractor licensing

ORC Chapter 4740 (OCILB)

• State license (OCILB) for electrical, HVAC, plumbing, hydronics and refrigeration contractors. The Ohio Construction Industry Licensing Board (OCILB) operates within the Division of Industrial Compliance and is responsible for licensing qualified contractors in the electrical, heating, ventilating and air conditioning (HVAC), plumbing, hydronics, and refrigeration trades.⁷
• OCILB regulates commercial contractors; residential contractor regulation is local. While residential contractor regulation remains the responsibility of local jurisdictions, local building and health departments may also require state licensure for residential contractors at their discretion.⁷
• Commercial specialty trades under ORC 4740. Pursuant to Ohio Revised Code Chapter 4740, the Board regulates commercial contractors performing work in these specialty trades to ensure professional competency, public safety, and compliance with state law.⁷
• No state license for residential contractors; local departments may require registration/licensing. While residential contractors are not required to be licensed by the state, local building departments throughout Ohio may have their own verification or licensing requirements.³
• Https://elicense4.com.ohio.gov/Lookup/LicenseLookup.aspx. You can find information on all state-licensed commercial contractors by accessing Ohio’s License Lookup Tool at https://elicense4.com.ohio.gov/Lookup/LicenseLookup.aspx.³
• 614-644-3493. For information regarding contractor licensing, license renewals, continuing education requirements, or application procedures, please contact the Board office at 614-644-3493.⁷
• Residential contractor complaints: Ohio Attorney General Consumer Protection 1-800-282-0515 and/or local building department. Ohioans with complaints about residential contractors should file a complaint with the Ohio Attorney General’s Office’s Consumer Protection Section at 1-800-282-0515 and/or their local building department.³

Deadlines for permit decisions and inspections

RCO 107.2.1 and OBC 107.2.1 (OAC 4101:8-1-01, 4101:1-1-01); ORC 3781.031, 3781.19

• 30 days. Time limitation of Application: (RCO 107.2.1) The approval of construction documents under this section is a “license” and the failure to approve such construction documents as submitted within thirty days after filing or the disapproval of such construction documents is an “adjudication order denying the issuance of a license” requiring the opportunity for an “adjudication hearing” as provided by sections 119.07 to 119.13 of the Revised Code and as modified by sections 3781.031 and 3781.19 of the Revised Code.¹
• 30 days. 107.2.1 Time limitation of application. The approval of plans under this section is a “license” and the failure to approve such plans as submitted within thirty days after filing or the disapproval of such plans is an “adjudication order denying the issuance of a license” requiring the opportunity for an “adjudication hearing” as provided by sections 119.07 to 119.13 of the Revised Code and as modified by sections 3781.031 and 3781.19 of the Revised Code.⁴

Selling a home with unpermitted work

ORC 5302.30; OAC 1301:5-6-10 (Residential Property Disclosure Form)

• Residential Property Disclosure Form required by ORC 5302.30. This form is required by Ohio Revised Code Section 5302.30.¹⁶
• Form asks about known building/housing code and zoning violations; it has no question specifically about permits or unpermitted work. L) ZONING/CODE VIOLATIONS/ASSESSMENTS/HOMEOWNERS’ ASSOCIATION: Do you know of any violations of building or housing codes, zoning ordinances affecting the property or any nonconforming uses of the property?¹⁶
• Buyer may rescind the purchase contract if the form is not provided before the contract, by delivering a signed and dated rescission before the deadlines listed on the form (ORC 5302.30(K)). Pursuant to Ohio Revised Code Section 5302.30(K), if this form is not provided to you prior to the time you enter into a purchase contract for the property, you may rescind the purchase contract by delivering a signed and dated document of rescission to Owner or Owner’s agent, provided the document of rescission is delivered prior to all three of the following dates: 1) the date of closing; 2) 30 days after the Owner accepted your offer; and 3) within 3 business days following your receipt or your agent’s receipt of this form or an amendment of this form.¹⁶