All Cities / Oregon / Portland
How Much Does a Building Permit Cost in Portland?
✓ Fee schedule checked against city sources
Fee math from Portland Permitting & Development (PP&D), not a national average
Data last verified: September 27, 2026
Portland prices building permits on the ICC valuation table with the 12% State of Oregon surcharge on the permit fee, plus 65% plan review and a residential development services fee. Plumbing, electrical and mechanical permits are separate, each with the 12% state surcharge.
Permit Cost by Project
Reroof 5pack Permit$2,142.00
Kitchen Remodel$1,485.50
Bathroom Remodel$1,388.93
Demolition Commercial With Basement$1,372.00
Demolition Commercial Without Basement$1,372.00
Demolition Residential With Basement$1,352.00
Demolition Residential Without Basement$1,352.00
Solar Panel Installation$1,129.09
Building Permit ($25K project)$1,078.94
Building Permit ($12K project)$710.25
Deck / Patio$596.81
Building Permit ($8K project)$596.81
Demolition$455.01
Solar Pv 15 To 25kva$372.00
Reroof 5pack Plan Review$359.00
View full municipal schedule (9 more items)
Solar Pv 5 To 15kva$283.00
Electrical Panel$237.44
Solar Pv 5kva Or Less$201.00
EV Charger Installation$194.88
Electrical Permit$194.88
HVAC Replacement$187.04
HVAC / Mechanical Permit$187.04
Water Heater$70.56
Plumbing Permit$70.56
Do You Need a Permit?
No: Paint, cosmetic updates, fixture swaps
Yes: Bathroom remodel ($1,388.93)
Yes: Kitchen remodel ($1,485.50)
Exempt: Roof replacement
Yes: HVAC replacement ($187.04)
Yes: Water heater ($70.56)
Yes: Deck / patio ($596.81)
Exempt: Window replacement (same size)
Yes: Electrical panel ($237.44)
Yes: Solar panels ($1,129.09)
Verified Permit Cost by Project Type
Reroof 5pack Permit
$2,142.00
Flat Fee
Kitchen Remodel
$1,485.50
Building, Electrical, Plumbing
Bathroom Remodel
$1,388.93
Building, Electrical, Plumbing, Mechanical
Demolition Commercial With Basement
$1,372.00
Flat Fee
Demolition Commercial Without Basement
$1,372.00
Flat Fee
Demolition Residential With Basement
$1,352.00
Flat Fee
Demolition Residential Without Basement
$1,352.00
Flat Fee
Solar Panel Installation
$1,129.09
Building, Electrical
Compare these permit costs across U.S. cities
Two Types of Permits
Portland issues building permits for structural work and separate trade permits for plumbing, electrical, HVAC, and roofing. Most remodels need both kinds. See the full breakdown of which projects need a permit and which are exempt.
Portland Permit Cost Calculator
Choose a common project or enter a project value to estimate local permit fees from Portland Permitting & Development (PP&D) data.
✓ Updated from local fee schedule
✓ No account needed
Source confidence
Published local schedule
Permit scope
Permit not required
Method
Formula-backed estimate
Estimate summary
Portland calculator ready. Select a project to update the local permit estimate.
Estimated permit fee
$0.00
Updates instantly when project type or valuation changes.
✓ Verified local fee schedule
✓ EXEMPT 2026-09-27: portland.gov "Do you need a permit for your home project?": "Reroofing with a roofing material of similar weight does not need a building permit. This includes the replacement of some or all existing roof sheathing." A permit is still needed in Wildfire Zones, on townhouses, and for photovoltaic roof coverings.
Local sourceBuilt from Portland Permitting & Development (PP&D) fee data, not a national average.
Formula-backedValuation-based projects recalculate from the local fee formula.
Bookmark friendlyThe tool lives on this city page so citations and saved links stay stable.
Portland prices a building permit on project value, then adds a plan review fee of 65% of the permit fee and a Development Services Fee. Oregon adds a 12% surcharge to the permit fee. An $8,000 job comes to $596.81 and a $25,000 job to $1,078.94. Many common jobs need no building permit at all: a same-weight re-roof, most siding, same-opening windows and doors, and fences up to seven feet. A $15,000 bathroom remodel, with its plumbing, electrical and exhaust-fan permits, comes to $1,388.93. A 6 kW rooftop solar system, with its building and electrical permits, comes to $1,129.09.
Portland Permit Fees Explained
Portland Permitting & Development's fee schedules, effective July 10, 2026, price the building permit from a valuation table that counts every started $100 or $1,000: $167 up to $500, then tiered rates above. Plan review adds 65% of the permit fee, and the Development Services Fee for residential permits adds a smaller valuation-based charge.
The State of Oregon adds a 12% surcharge to building, plumbing, electrical and mechanical permit fees. Oregon's Building Codes Division lists plan review and general development fees as excluded, so the calculator applies it to the permit fee only. An $8,000 job comes to $596.81, a $12,000 job to $710.25 and a $25,000 job to $1,078.94.
Trade permits are separate. Replacing a water heater is $63 plus surcharge, $70.56. An air conditioner falls under the $167 mechanical minimum, $187.04. A 200-amp service is $212, $237.44. A new circuit for an EV charger is a first branch circuit at $174, $194.88.
Chuck's Take
"I see this all the time. Guys bid the job then act shocked when the permit package runs seven hundred bucks. Portland's plan review and that state surcharge add up fast. Tell your customers up front or eat the difference yourself."
Leonard "Chuck" Thompson, LC Thompson Construction Co.
What Needs a Permit in Portland?
Portland's residential permit guide says no building permit is needed to re-roof with material of similar weight, including replacing some or all of the roof sheathing; to replace or repair siding that is not required to be fire-resistant; to replace doors or windows without widening or reducing the openings; to build a fence up to seven feet high that meets the Zoning Code; or to build stairs, a patio or a deck no more than 30 inches above grade. A re-roof still needs a permit in a Wildfire Zone, on a townhouse, or for photovoltaic roof coverings.
A building permit is needed to convert an attic, garage or basement, add a bathroom, move or remove walls, cut or resize window and door openings, build a deck over 30 inches, or install solar panels. A plumbing permit is needed to replace a water heater.
Portland Penalty for Unpermitted Work
Portland's 2026 trade fee schedules list an Investigation Fee for work started before a permit is obtained, and the City publishes a separate Enforcement Fee and Penalty Fee Schedule. We have not reproduced its amounts here. Pull the permit before the work starts.
How Long Is a Building Permit Good For in Portland?
The fee schedules we reviewed do not state how long a Portland permit stays valid. Ask Portland Permitting & Development about expiration and extensions before you schedule the job.
Who Pulls the Permit in Portland?
The safest arrangement is a contract that makes your licensed contractor responsible for every permit in their name, so the inspections and code compliance stay with the people doing the work. Oregon licenses electrical work at the state level, and the electrical schedule cites state rules (OAR 918-309).
Chuck's Take
"If a Portland contractor wants you to pull the permit yourself walk away. That's not how honest operators work. They pull it in their name. They stand behind the work. Anything else is a warning sign."
Leonard "Chuck" Thompson, LC Thompson Construction Co.
The Oregon 12% State Surcharge
Oregon adds a 12% surcharge to building, plumbing, electrical and mechanical permits in every jurisdiction. The state's Building Codes Division lists what it does not apply to, including plan review fees, city administration fees and general development fees. On a $12,000 job the surcharge on the $359.95 permit fee is $43.19.
Portland's plan review charge is large: 65% of the permit fee. That is why a $12,000 job's permit package comes to $710.25 when the permit fee itself is $359.95.
Quick Reference · Portland Permit Requirements
| Homeowner Task | Permit? | Est. Cost |
|---|---|---|
| Paint interior / exterior | NO | Cosmetic |
| Replace flooring | NO | Cosmetic |
| Replace kitchen cabinets (same layout) | NO | Cosmetic |
| Swap a light fixture (same location) | NO | Cosmetic |
| Replace a water heater | YES | $70.56 Plumbing |
| Upgrade an electrical panel | YES | $237.44 Electrical |
| Remodel a bathroom | YES | $1,388.93 Building, Electrical, Plumbing, Mechanical |
| Remodel a kitchen | YES | $1,485.50 Building, Electrical, Plumbing |
| Replace / repair roof | EXEMPT | Permit not required |
| Build a deck or patio | YES | $596.81 Building |
| Build a fence (≤6 ft) | NO | Typically exempt |
| Install solar panels | YES | $1,129.09 Building, Electrical |
| Replace HVAC system | YES | $187.04 Mechanical |
| Replace windows (same size, same opening) | NO | Exempt |
∗ Costs are verified for Portland, OR from published fee schedule. Always confirm with your local building department.
Internal Comparison · separate trade permits
Compare Portland Permit Fees With Related Cities
Use these source-linked city pages to compare Portland against other Oregon markets and cities with similar permit fee structures.
Seattle, WAAlso uses separate trade permitsBathroom remodel permit package: $1,144.97 · -$243.96 vs Portland
San Francisco, CAAlso uses separate trade permitsBathroom remodel permit package: $1,653.78 · +$264.85 vs Portland
Minneapolis, MNAlso uses separate trade permitsBathroom remodel permit package: $967.70 · -$421.23 vs Portland
Fort Worth, TXCross-market benchmarkBathroom remodel permit package: $525.95 · -$862.98 vs Portland
Chicago, ILCross-market benchmarkBathroom remodel permit package: $325.00 · -$1,063.93 vs Portland
Dallas, TXCross-market benchmark
Permit Guides
Permit Cost and Process Guides
Pricing a specific project in Portland? These guides cover what each permit runs and how the approval process actually works.
Building permit cost, every verified city ranked
How much does a building permit cost?
How long does a permit take to get?
When is a permit not required?
Deck permit cost
Roof replacement permit cost
HVAC permit cost
Kitchen remodel permit cost
Solar panel permit cost
EV charger permit cost
Do I need a permit to replace a water heater?
Do I need a permit for an electrical panel upgrade?
How to speed up a building permit
Getting an electrical permit online
What happens if you build without a permit
Before You Build
The permit is just the start. Here is water pipe replacement costs on TheFatBook, built from the same source data.
Frequently Asked · Portland
How much does a building permit cost in Portland?
With plan review, the Development Services Fee and the state surcharge, $596.81 on an $8,000 job and $1,078.94 on a $25,000 job. Use the calculator on this page for your project value.
Do I need a permit to replace a water heater in Portland?
Yes, a plumbing permit. The fee is $63 plus the 12% state surcharge, $70.56.
Do I need a permit to replace my roof in Portland?
Not if the new roofing is of similar weight, even when some or all of the sheathing is replaced. A permit is still needed in a Wildfire Zone, on a townhouse, or for photovoltaic roof coverings.
Do I need a permit to build a deck in Portland?
Only if it is more than 30 inches above grade. A $7,100 deck that needs a permit pays $596.81 with plan review, the Development Services Fee and the state surcharge.
Why does Portland have so many separate permits?
Building, plumbing, electrical and mechanical work each take their own permit and fee schedule, and Oregon adds its 12% surcharge to each permit fee.
Cite This Data
APA format
Chicago format
Data Attribution