Item | Philadelphia zoning permit, one- or two-family house |
|---|---|
Needed for | Additions, new buildings, changing the number of units, lot lines, parking, demolition |
Filing fee | $25, credited to the permit ($100 for other uses) |
Permit fee | $189 new construction; $189 per use for a change of use |
Review | No plans: often same visit in person; with plans: 15 business days plus 1 |
Where | eCLIPSE, or the Permit and License Center at 1401 JFK Blvd by appointment |
If refused | Appeal to the Zoning Board of Adjustment within 30 days |
What's the difference between the two permits?
Zoning decides what a property can be used for and how big a building can get. The building permit covers how the work is built. L&I (Licenses and Inspections) issues both, and one doesn't replace the other. In most cases you get the zoning permit first, because the building permit application asks for the approved, stamped zoning site plan.
Which projects need zoning approval?
- Additions of any kind, including a rear addition or an extra story. The City's additions page says zoning approval is required for new buildings and additions.
- Changing the number of homes on a property, up or down. The City's change-of-use page lists this first, along with turning a commercial space into an apartment.
- Lot line changes, new or removed off-street parking, signs, complete demolition and site clearing, which each have their own zoning permit.
A new owner or tenant doesn't trigger a change-of-use permit if the established use stays the same. If you aren't sure what the legal use of a house is right now, a property sales certification shows the zoning classification and the last use on the zoning record.
What can I skip zoning for?
The general zoning permit page lists work that doesn't need a zoning permit. For one- and two-family homes that includes:
- Alterations that don't change area, height, floor area or current legal use, such as most kitchen, bath and interior layout projects.
- Decks no more than 12 inches above the ground and not over a basement or other story (see whether a deck repair needs a permit).
- Sheds, playhouses and pergolas in the rear yard, 130 square feet or less.
- Canopies or awnings of 120 square feet or less, pools, patios and driveways, and fences at or below the zoning height limit.
- Generators or air conditioners that serve the house and sit outside the required setback. See what permit a furnace or central air swap needs.
Skipping zoning isn't the same as skipping the building permit. Moving or removing interior walls changes the interior of the structure, which the building permit page lists as permit work. That page also lists jobs that often need no building permit if the house isn't on the Philadelphia Historic Registry: painting, cabinets and countertops, new drywall over existing walls, regular maintenance repairs, and replacing doors and windows in a one- or two-family home. Roofing has its own rules, covered in when a rowhome roof replacement needs a permit.
How do I check my own project?
Look up your property's zoning district on Atlas, the City's property map. Then try the City's Permit Navigator, a pilot tool that lists likely permits and approximate fees for renovations to existing one- and two-family homes. It doesn't cover new construction or buildings with more than two units, and the City says it doesn't replace the normal process, so treat its answer as a list of questions for L&I.
How long does zoning take, and what does it cost?
Apply through eCLIPSE, the City's online permit system, or in person at the Permit and License Center by appointment. Per the zoning permit page, applications with plans for one- or two-family uses are reviewed within 15 business days plus a day of pre-processing; without plans, many are issued the same visit.
For a change of use, the City lists a $25 filing fee for one- or two-family dwellings and $189 per permitted use. Plans usually aren't needed for a change of use alone, but if the project also involves renovation, you get the building permit after the zoning approval. The zoning permit expires after six months if the new use doesn't start. Small projects like a single-family addition can have zoning and building reviewed together, but only if you file both applications.
The zoning fee summary (PZ_008_INF, rev. July 2026) lists $50 for zoning revisions on a one- or two-family job, and charges a use permit for an existing single-family house the $37 "certification that a permit is not required" fee instead of $189.
What if zoning says no?
If your plans don't meet the code, L&I issues a Notice of Refusal or Referral, and you'd need a variance or special exception from the Zoning Board of Adjustment. The right to appeal expires 30 days after the notice is issued and can't be extended. Before you commit to drawings for an addition or unit change, ask your architect or contractor in writing which permits they'll file, in what order, and whether answering City comments is in their price. For a disputed use or an appeal, a land-use attorney is the right call.
This covers the City of Philadelphia. In Bucks and Montgomery County, zoning is handled by each township or borough, so check with your municipal zoning officer.
Related permit guides
Trade permits that often follow zoning: electrical, plumbing and furnace or central air. After filing: track an application. Before buying: permit history. Outside the city: why Bucks County township rules differ.