Service overview
You need a Complete Demolition Permit to demolish an entire building or structure. If you remove more than two-thirds of existing framing and alter any outside wall, it is considered complete demolition.
If you are only demolishing part of a building, the work may qualify as an alteration and can be reviewed under a Building Permit application.
The Department of Licenses and Inspections (L&I) issues demolition and building permits.
EZ Permits
If you plan to demolish only interior, non-bearing partitions, you can get an EZ permit without submitting plans.
Who
Property owners and their authorized agents can apply for this permit. An authorized agent may include:
- Design professional.
- Attorney.
- Demolition contractor.
- Licensed expediter.
Requirements
Permit Application
The permit application must include the complete listing of addresses and current owner information.
- The permit application must be signed by the owner or include an authorization from the owner.
- If the property is NOT owned by a natural person or a publicly-traded company, provide the name and mailing address of one of the following:
- Each individual with more than 49% interest in ownership of the property
- The two individuals with the largest interest
- The site safety manager and demolition supervisor must be named.
- If the property was recently sold, a copy of the settlement sheet or deed must be submitted with application.
- All permits must be applied for under the legal address established by the Office of Property Assessment (OPA).
Contractor
A Philadelphia-licensed demolition contractor is required to perform all complete demolition work. The contractor must:
- Hold the correct license type (Class A or Class B).
- Be current on all City of Philadelphia taxes.
- Have current insurance on file with L&I.
Plans
If your application requires plans, they must follow plan requirements.
Forms and documents
- All demolitions
- Public Information Form
- Contractor work plan
- You can use the supplied form or submit equivalent information.
- Demolition schedule
- Include project milestones and a signed site safety plan
- PA One Call serial number
- Waste Hauler Form
- Asbestos Inspection Report
- For buildings other than one-to-three-family dwellings constructed prior to January 1, 1981
- Report shall be accompanied by laboratory sample reports and analyses
- Protection of Property documentation, including monitoring plan and adjacent owner acknowledgement
- For demolition that includes:
- modification to a party wall, including demolition of adjoining or abutting structure.
- severing of structural roof or wall covering spanning properties.
- For demolition that is within 90 ft. of a historic structure on the same or adjacent lot.
- For demolition that includes:
- Special Inspections, including:
-
- Licensed Special Inspection Agency
- Statement of Special Inspections Schedule
- Duties & Responsibilities Agreement
- For mechanical demolition a building over three stories or 40 ft. in height, or where monitoring is required
-
- Dust control permit
- For buildings over three stories, over 40 ft. in height or exceeding 10,000 sq. ft. footprint
Related permits
- A Zoning Permit is required prior to application.
- A Plumbing Permit is required prior to application to seal the existing sewer lateral.
- A Building Permit for party wall protection is required where a wall will be exposed as a result of demolition. Alternatively, wall covering may be included in the scope of the demolition permit.
- A permit is required if erecting a shelter platform for sidewalk protection.
- A permit is required from the Philadelphia Water Department to discontinue water service.
- A permit may be required from the Philadelphia Department of Public Health for dust control.
- A permit is required from the Department of Streets to close off any portion of the sidewalk or street.
Required pre-approvals
Where and when
Online
You can apply online using eCLIPSE.
If you need help filing your application online, you can schedule a virtual appointment.
In person
You need an appointment to visit the Permit and License Center in person.
Permit and License Center
1401 John F. Kennedy Blvd.
MSB, Public Service Concourse
Philadelphia, PA 19102
Office hours: 8 a.m. to 3:30 p.m., Monday through Friday
Offices close at noon on the last Wednesday of each month.
Cost
Fee types that may apply
Filing fee
- One-and-two-family dwellings: $25
- All other buildings: $100
This fee is nonrefundable and is applied towards the final permit fee.
Permit fee
The cost of your building permit depends on the project size.
- Per 100 sq. ft.: $23
- Minimum Fee: $232
- Maximum Fee: $46,440
- Zoning Permit fee for demolition: $58
Surcharge fees
- City surcharge: $3 per permit
- State surcharge: $4.50 per permit
Record retention fee
- Per page larger than 8.5 in. by 14 in.: $4
Accelerated Plan Review fee (optional)
Applications for new construction that include plans are eligible for expedited review. Accelerated applications are reviewed within 5 business days.
- Fee: $1050
- $350 is due when you apply. You must pay the remainder once approved.
To apply, fill out an Accelerated Plan Review request form and submit with your permit application. Accelerated review fees will not be credited toward your final permit fee.
Payment methods and details
Accepted payment methods
| Where | Accepted payment |
|---|---|
| Online through the eCLIPSE application
(There is a $200,000 limit for online payments.) |
|
| In person at the Permit and License Center in the Municipal Services Building |
|
| In person at the Cashier’s Station in the Municipal Services Building
(Items paid at the Cashier’s Station will be mailed within five business days.) |
|
Checks and money orders
Check requirements
- Make all checks and money orders payable to the “City of Philadelphia.”
- The individual or company listed on the check must be listed on the application.
- Personal checks are accepted.
- Checks and money orders must have issue dates within 12 months of the transaction.
Reasons your check may be rejected
L&I will not accept checks that are missing depository information or are:
- Unsigned.
- Expired.
- Post-dated.
- Starter checks without account info.
Returned payment policy
If your check is returned unpaid for insufficient or uncollected funds:
- You will be charged a $20 fee for collection.
- You authorize the City of Philadelphia or its agent to make a one-time electronic fund transfer from your account to collect this fee directly.
- The City of Philadelphia or its agent may re-present your check electronically to your depository institution for payment.
- If the City is unable to obtain payment, the license, permit, or appeal application will be void.
- You cannot take any additional action under a permit until you have paid all fees.
- The permit or license will be revoked if the outstanding fees are not paid within 30 days.
- You cannot file or obtain additional permits until you resolve the outstanding debt.
Late license payment
If you renew your license more than 60 days after the due date, you will be charged 1.5% of the license fee for each month since the license expired.
How
You can apply for this permit in person at the Permit and License Center or online using eCLIPSE.
In person
Applications are processed within 20 business days.
- The applicant can accelerate the application for an additional fee. Accelerated applications are reviewed within 5 business days.
L&I will give you a Notice of Demolition when you apply. The contractor must post this notice immediately.
If not approved, the applicant will receive an email stating what is missing or required.
Before a permit may be issued, the contractor must be identified and confirm association with the project.
Demolition notice
The contractor must submit a photo to L&I demonstrating proof of posting of the Notice of Demolition. Work cannot commence until permit issuance and 21 days after posting.
Inspections
Contact your local inspection office when the contractor is ready to start work. The contact information will be noted on your permit.
A Certificate of Approval will be issued upon successful completion of all required inspections.
Online
If applying as a licensed professional or contractor, you must first associate your license or registration with your online account.
- Before a permit can be issued, the contractor must be identified and confirm association with the project.
- Applications are processed within 20 business days.
- Allow an additional business day for pre-processing.
- The applicant can accelerate the application for an additional fee. Accelerated applications are reviewed within 5 business days.
Once your application is accepted by L&I, you can download the Notice of Demolition or receive it by email. The contractor must post this notice immediately.
If not approved, the applicant will receive an email stating what is missing or required.
Demolition notice
The contractor must submit a photo to L&I demonstrating proof of posting of the Notice of Demolition. Work cannot commence until permit issuance and 21 days after posting.
Inspections
When the contractor is ready to start work, request an inspection on eCLIPSE or by calling (215) 255-4040.
Approval documents will be issued upon successful completion of all required inspections.