How long it takes to get a project approved in Pennsylvania
Most projects in Pennsylvania start with the town. The town planning commission and the zoning hearing board must approve the land use, and the town building code official or a state certified inspection agency issues the building permit.
Below are the five phases of a project in Pennsylvania, who approves it and how long the path to a building permit usually takes, worked out by ShovelCue from the review times it holds for Pennsylvania.
How long to a building permit
- New multifamily building13 to 19 months
- Retail tenant fit outAbout 4 months
- Addition to a single family home4 to 7 months
These are estimates from typical review times, not promises. They run from the start of due diligence to the building permit. Your town, your site and how complete your drawings are can move them.
A sample list for a new multifamily building in Pennsylvania
Due Diligence
- Boundary / ALTA SurveyThe property lines, the easements and what sits on the land.
- Geotechnical Investigation / ReportSoil borings that tell the engineers what the foundations need.
- Phase I Environmental Site AssessmentA look at past uses of the site for signs of contamination.
- Zoning Verification / Zoning DeterminationWord from the town on what the zoning allows.
- Topographic SurveyThe ground levels the site design starts from.
Entitlements
- Land Development Plan ApprovalThe board approves the layout of the building, the parking and the drainage.
- Public HearingThe meeting where the board hears the project and the neighbors speak.
- Resolution of ApprovalThe board puts its decision and its conditions in writing.
- Appeal PeriodThe window when the approval can still be challenged.
- Final Plan RecordingThe approval goes on the record and runs with the land.
Pre-construction
- Civil Design PackageGrading, drainage, utilities and parking.
- Architectural Design PackageThe floor plans, the elevations and the code review.
- Structural Design PackageThe frame and the foundations.
- Mechanical Design PackageHeating, cooling and ventilation.
- Electrical Design PackagePower and lighting.
Construction
Inspections and insurance are tracked here once work starts.
Closeout
- Certificate of OccupancyThe town signs off that people can move in.
And 44 more for your site.
The five phases in Pennsylvania
- Due DiligenceBefore you commit to a site in Pennsylvania, you check the survey, the soil, the flood risk and what the zoning allows.
- EntitlementsThe town planning commission and the zoning hearing board must approve the site plan and any zoning relief, and the county planning board may review it too.
- Pre-constructionThe drawings go to the town building code official or a state certified inspection agency for the building permit and the trade permits, while the soil conservation district, the state environmental agency and the utility companies sign off on the parts of the site they control.
- ConstructionThe town building code official or a state certified inspection agency inspects the work in stages, and each stage must pass before it is covered up.
- CloseoutThe last inspections lead to the certificate that lets people move in, and in Pennsylvania the state labor or safety office checks equipment such as elevators before it runs. Then the owner gets the warranties, the manuals and the record drawings.
Who approves a project in Pennsylvania
- The town planning commission and the zoning hearing board
- The town building code official or a state certified inspection agency
- The county planning board
- The soil conservation district
- The state environmental agency, for stormwater, wetlands and flood zones
- The state transportation department, for driveways onto state roads
- The state fish and wildlife agency, for protected species
- The state historic preservation office, for historic sites
- The state labor or safety office, for elevators
- The water, sewer, power and gas companies
Not every project needs all of them.
Questions
How long does it take to get a building permit in Pennsylvania?
ShovelCue estimates 13 to 19 months for a new multifamily building, from the start of due diligence to the building permit. A retail tenant fit out takes about 4 months, and an addition to a single family home takes 4 to 7 months. Your town and your site can change this.
Who approves a construction project in Pennsylvania?
Most approvals come from the town, through the town planning commission and the zoning hearing board, then the town building code official or a state certified inspection agency. Depending on the site, 5 state agencies may also sign off, such as the state environmental agency and the state transportation department. The utility companies approve new service.
Why is the estimate a range?
The short end counts only what the rules require for every project of that type. The long end adds what is usual for that kind of project. In Pennsylvania the gap is widest for a new multifamily building, about 6 months.
Does a small job in Pennsylvania need state approvals?
Usually not. A tenant fit out or a small addition is mostly a matter for the town building code official or a state certified inspection agency. State approvals come in when you build new, disturb ground or work near water or a state road.
How do I see what my own project needs?
Ask for a free first look. ShovelCue builds the list for your site and shows the date the project can start.
This is general information from public sources. It is not legal advice. Confirm every item with your town and the agencies named before you rely on it.