1. What work does Montgomery County Building Regulations Division regulate?  
2. Is any construction exempt from building permits?
3. What permits do I need if I'm just moving into an existing space, and doing no remodeling?
4. What do I need to submit in order to get a permit?
5. How long does it take to get a permit?
6. Can I get a partial permit to get construction started more quickly?
7. Once I obtain a permit, what inspections do are required?
8. What are your local climatic design criteria for structural design?
9. What do I need to apply for a building permit for a small shed?
10. What do I need to apply for a building permit for a detached garage?
11. What do I need to apply for a building permit for a deck?
12. What do I need to apply for a building permit for a swimming pool?
13. What do I need to apply for a building permit for a post and frame building?
14. What do I need to apply for a building permit for a room addition?
15. What do I need to apply for a building permit for a New One, Two or Three Family Dwelling?
16. What do I need to apply for a building permit for a New Manufactured Home?
17. What do I need to apply for a building permit for a single family Industrialized unit?
18. What is the difference in an Industrialized unit and a Manufactured home?
19. How close can I build to the property lines?
20. What areas of Montgomery County are under your jurisdiction?

One, Two and Three Family Dwellings and their accessory structures, commonly referred to as "Residential Construction": Per local resolution, Montgomery County regulates new construction, additions, and alterations of these dwellings and their accessory structures, including work such as finishing basements, converting garages to living spaces, and deck construction. Enforcement extends to both structural and non-structural construction, and includes mechanical and electrical work as well.

All other Commercial and Multi-Family Residential Structures, commonly referred to as "Commercial Construction". Per state law, this construction is regulated by the Ohio Board of Building Standards, and is enforced locally by Montgomery County. This includes new construction, additions, structural and non-structural alterations, and changes of occupancy. Enforcement also covers mechanical and electrical work, and fire suppression and alarm systems.

In addition to code compliance listed above, we also check for compliance with Flood Plain Damage Prevention Standards and Airport Zoning requirements around Wright Patterson Air Force Base.

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Maintenance and repairs may be made without building permits, but such repairs cannot include any structural work, mechanical or electrical work, or construction or removal of non-structural walls or partitions. Permits are not required for cosmetic changes such as painting or carpeting, but such work must still comply with applicable codes, such as not exceeding applicable flame spread requirements. Refer to RCO R105.2, and OBC Section 101.2.

Some work is exempt from local code enforcement, such as state or federal projects built on state or federally owned land, used for governmental purposes. In those cases, the state or federal government oversees code compliance. Other buildings such as those used for agricultural purposes are also exempt. If you have questions about whether your project is exempt, be sure to check with the building department before proceeding. Refer to OBC Section 101.2 and 105.2.

Certain minor residential construction has been deemed exempt from building permits, such as single story detached sheds that do not exceed 200 square feet in floor area.

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Continuation of existing uses. To use a building in the same manner as previously approved, such as a dress shop occupying a former men's clothing store, and the former use had been legally approved, no new Certificate of Occupancy is needed. C.O.'s are issued for a specific use of a building or space, not a specific tenant, and do not expire if the use does not change.

Same overall use, but some specific changes in occupancy. If any significant changes are proposed in how the spaces are used, even if the overall use remains the same, the changes must be approved by our department. Examples include converting offices to storage rooms (may require fire rated separations or fire sprinklers), or storage rooms to employee lounges (may require additional mechanical ventilation).

New use of an existing space. Some proposed occupancies are considered a Change of Use, and may increase the amount of people using the building enough that additional exits, toilet facilities, ventilation systems and fire suppression systems are required, such as locating a church in a space previously approved for a business use. Also when a new use goes in a building, specific code requirements for that use must be met, such as installing alarm systems in churches or daycare centers.

Same use, I think, but I can't prove it. A variety of documentation approaches may be considered. Contact your design professional or our department if you have questions. Montgomery County maintains extensive permit approval records which are available to the public for research any time during normal business hours. Contact our office for details about our Records Research Policy.

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Residential permit applications must include two copies of drawings that describe the proposed work and how it will meet applicable code requirements, along with a completed application. Submittal requirements are described in more detail on the back of the Residential Application Form. Upon approval of a permit, we will return one set with approval marks and notes, and keep one set on file in our offices. Refer to back of Residential Permit Application for more detailed information.

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Most Commercial Permits are processed within seven to ten working days after receiving sufficient information to do a plan review. Turn around for some partial permits is three to five working days. Most Residential Permits are processed within three to five working days after receiving enough information to do a plan review.

When submittals are found to be deficient, either because the submittal is incomplete or the work proposed is code deficient, the applicant is notified of the need to submit additional or corrected information, and the "turn around clock" stops until a response is received. Time spent waiting for such responses is not counted against turn around goals.

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A variety of Partial Permits are available to expedite construction. The most common is the issuance of a Footing/Foundation Permit which is processed in one to three days. Footing/Foundation permits are not available for residential additions or accessory buildings. Shell Permits are processed in the same time frame as complete construction permits, but allow expedited construction since work can proceed before all interior detailing is completed. Again, see the back of the application forms for submittal information.

Some over the counter permits are available for Electric Permits, Gas Piping Permits, Residential Mechanical Permits, and Demolition Permits. Also, Residential Footing/Foundation Permits are available on a same day basis for new homes, with proper information being provided.

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Both Commercial and Residential work must have rough inspections of construction progress before work is covered up, and final inspections after work is complete. Typically all sub trade inspections such as electrical and mechanical must be approved before the main permit (general construction) inspection will be done. Approved plans must be on the jobsite for each inspection. Refer to the Commercial Inspection Checklist or Residential Inspection Checklist for more detailed information.

Note: Footings, Slabs, and Gas or Electric Trenches must be inspected before concrete is poured or backfill material is placed.

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Commercial Criteria:
Frost Depth - 32"
Ground Snow Load - 20 PSF
Wind Speed - 90 MPH;
Seismic Zone - 1.

Residential Criteria:
Table R301.2(1)
Ground Snow Load - 20 psf
Wind Speed - 90 mph
Seismic Design Category - B
Weathering - severe
Frost line depth - 32"
Termite - medium to heavy
Decay - slight to moderate
Winter design temp. - 0 to 10 degrees
Ice Shield Underlayment Required - yes
Flood Hazards - see firm map
Air Freezing Index - less or equal to 1,500
Mean annual temp - 50 degrees Back to Top

Detached sheds more than 200 square feet require a building permit and a foundation similar to a house, garage or post and frame building (pole barn). Detached sheds between 200 square feet and 400 square feet may have footings only extending 12" below grade. Drawings required are as follows:

1. A site plan.

2. A foundation plan.

3. A floor plan.

4. All Exterior views.

5. A wall section.

6. A copy of the Township zoning permit.

All drawings must be drawn to scale and submitted in duplicate. 

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All garages require a building Permit. Drawings required are as follows:

1. A site plan

2. A foundation plan.

3. A floor plan.

4. All Exterior views.

5. A wall section.

6. A copy of the Township zoning permit.

All drawings must be drawn to scale and submitted in duplicate.

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All elevated decks and all patio covers requires a building permit. Drawings required are as follows:

1. A site plan

2. A floor framing plan.

3. All Exterior views.

4. A deck section.

5. A copy of the Township zoning permit.

All drawings must be drawn to scale and submitted in duplicate.

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All above ground swimming pools over 24" high and all in ground swimming pools require a building permit. Drawings required are as follows:

Above ground swimming pools:   

1. A site plan

2. A copy of the installation specifications from the manufacturer.

3. A copy of the Township zoning permit.

In ground swimming pools:

1. A site plan

2. Swimming pool drawings. Plan view and wall section.

All drawings must be drawn to scale and submitted in duplicate.

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(Pole Barn)

All Post and frame buildings require a building permit. Drawings required are as follows:

1. A site plan

2. A post spacing floor plan.

3. All Exterior views.

4. A wall section.

5. If the design includes premanufactured roof trusses spaced more than 24" on center, submit the certified truss engineering with your application.

6. A copy of the Township zoning permit.

All drawings must be drawn to scale and submitted in duplicate.

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All room additions require a building permit. Drawings required are as follows:

1. A site plan

2. A foundation plan

3. A floor plan.

4. All Exterior views.

5. A wall section.

6. An insulation analysis

7. A copy of the Township zoning permit.

All drawings must be drawn to scale and submitted in duplicate. The site plan, foundation plan, floor plan and exterior views must include part of the adjoining, existing house.

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All new dwellings require a building permit. Drawings required are as follows:

1. A site plan

2. A foundation plan

3. A floor plan.

4. All Exterior views.

5. A wall section.

6. An insulation analysis

7. A copy of the Township zoning permit.

8. A copy of the septic system permit from the Montgomery County Combined Heath District. (If applicable)

All drawings must be drawn to scale and submitted in duplicate.

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Building permits for the installation of manufactured homes in Montgomery County are regulated through the Ohio Manufactured Home Commission. See www.omhc.ohio.gov

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All industrialized single family homes require a building permit. All drawings from the manufacturer must show approval of the Ohio Board of Building Standards. Drawings required are as follows:

1. A site plan

2. A cover sheet from the manufacturer

3. An index sheets from the manufacturer

4. A foundation plan and details certified by an Ohio Licensed Architect or Engineer.

5. A floor plan from the manufacturer.

6. All Exterior views from the manufacturer.

7. A wall section from the manufacturer.

8. All drawings from the manufacturer with field notes on them.

9. A letter of authorization from the Ohio Board of Building Standards.

10. A copy of the Township zoning permit.

11. A copy of the septic system permit from the Montgomery County Combined Heath District. (If applicable)

All drawings must be drawn to scale and submitted in duplicate.

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An Industrialized unit has been approved by the Ohio board of Building Standards. A Manufactured home must be approved by HUD. (Housing and Urban Development)

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The residential building code does not restrict how close you build to the property line. Any structure within 3 feet of the property line must be a one hour rated separation walls. We also require any buildings being placed within a utility easement be approved by the utilities, typically the phone company, electric company, cable TV and the sewer provider. The Zoning Department may have property line clearances greater than these.  

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