Major Residential Alteration and Addition Permit Requirements

The Major Alteration and Addition Ordinance

In 2018, City Council updated the rules for major residential alterations and additions. We refer to these as MRAAs. The guidance on this page follows those rules. 

Learn more about the Portland City Code for Major Residential Alterations and Additions.

You can find more specifics in the permanent administrative rule for demolitions.

When major alteration and addition requirements apply 

MRAA requirements apply to residential structures that have a residential Comprehensive Map Designation. They do not apply to properties in commercial areas, including multifamily residences. Check your property on the Zoning and Comprehensive Plan Maps. In most cases, the Comprehensive Plan designation is the same as the zoning for a property.

Projects exempt from the MRAA ordinance:

• Non-habitable accessory structures, such as detached garages. This kind of project is not an MRAA, even if you're converting it to habitable space as a result of the remodel.
  • NOTE: An attached garage is considered part of the main house. If your project involves an attached garage, its walls and size count toward the MRAA limits.
• Conversions that don’t remove exterior walls or expand the structure’s footprint or structural barrier. This is true even if your project adds over 500 square feet of habitable space.
• Detached accessory dwelling units (ADUs). The ordinance does not apply to new construction of detached ADUs.

Permits needed for an MRAA

You'll need a building permit for a major residential alteration or addition. 

You'll likely need trade permits (electrical, mechanical, and plumbing).

What qualifies as a major alteration or addition?

The ordinance defines a major alteration as:

• Removing more than 50% of the exterior walls above the foundation. To calculate this, we include any exterior wall above the foundation. Our calculations are in linear feet by story.

The ordinance defines a major addition as:

• Adding more than 500 square feet of new interior space that expands the structure’s footprint or envelope. New interior space does not include existing space within the building envelope. Major additions must increase the interior space and expand the footprint or envelope.

For more information about what qualifies as an MRAA

Get information on MRAA definitions, examples, instructions, and more: 

Download and save a copy of this Life Safety completeness checklist:

Delay requirements for major alterations and additions

• 35-Day Delay. You must notify others at least 35 days before you start your MRAA project. Recipients must include Recognized Organizations* and your neighbors. You can notify them before you apply for your permit. During this 35-day period, you can get your plans reviewed. However, we can't issue the permit before the 35 days are over, and work can't start until you get the permit.
• No delay extension. Unlike demolition permits, interested persons can’t extend the delay of an MRAA.

* Recognized organizations include neighborhood coalitions and associations. They must be recognized by the Office of Community & Civic Life.

Where MRAA notification and delay regulations apply (zoning maps)

The MRAA delay applies in areas with a residential Comprehensive Plan Map designation. Find zoning regulations and zoning maps.

The regulations only apply to MRAA applications for residential structures. They do not apply to accessory structures such as garages or other outbuildings.

Notification requirements

MRAA projects have more site and notification requirements than other types of permits. To apply for an MRAA, you or your representatives must send two kinds of notifications:

1. Email notice.
   • You must email Recognized Organizations at least 35 days before getting a permit. That notice must include this information:
     • Notice that an MRAA application has been (or will be) submitted to PP&D.
     • The date you filed the application, if you have already.
     • A general description of the proposed alteration or addition.
     • Notice that there is a delay period of 35 days from the date of the notice, and
     • Your contact information.

Find your recognized organization. 

2. Posted notice.

• You must post door hangers at least 35 days before getting a permit. PP&D provides these door hangers, below. These door hangers must go to properties abutting or across the street from the site of the project. The notice must contain all of the following information:
  • Notice that an MRAA application has been (or will be) submitted to PP&D.
  • The permit application number, if an application has already been filed.
  • The approximate date the construction activity will begin.
  • Contact information of the agencies that regulate asbestos and lead-based paint.
  • Contact information for the applicant. 

We created an MRAA Neighborhood Notice Certification form to comply with these requirements: 

*Recognized organizations include neighborhood coalitions and associations. They must be recognized by the Office of Community and Civic Life.

Change in status to major alteration, addition, or demolition after we issue a permit

Sometimes the scope of a project can change, causing the the project to become an MRAA. If the scope of your project changes after you have a permit, you may need a permit revision or a new permit.

The table below breaks down two different situations and how you can move forward. Though the permit type (alteration or addition) might not change, MRAA permits will change your requirements.

Permit requirements for a change from minor to major alteration or addition

Permitting projects that change from MRAA to demolition

Sometimes, an MRAA project becomes a demolition. If that happens to your project, you’ll need to stop work. See the requirements for getting a demolition permit. 

If your project changes from an MRAA to a demolition, you must submit two new permit applications: a demolition permit and a permit for new construction. This second permit application must follow the single-family permit process.

If your project changes to an MRAA or demolition, you'll need to get a permit revision or a new permit. If you do not, a building inspector will issue a Stop Work Order. You'll need to wait for approval and issuance of the proper permit.

Notification is the best prevention! Make the required notifications at least 35 days before starting work. You should send these notifications if there is ANY chance your project could become an MRAA. This will prevent delays and your neighbors will appreciate the courtesy, even if the project doesn’t change status. 

Dust suppression requirements

If your MRAA project uses heavy machinery, you must use dust suppression measures. Portland City Code describes the specific measures you must use during mechanical demolition. City code also defines mechanical demolition activities.

Dust suppression rules don't apply to accessory structures like garages or other outbuildings.

Asbestos and lead-based paint in remodeling projects

State and federal rules apply if your project involves asbestos or lead-based paint. The Toxic Substances Control Act and 40 CFR 745 set rules for homes built before 1978. If the home has lead-based paint and the project will disturb it, a Certified Renovator working for a Certified Firm must perform the work. This rule is to prevent lead contamination. Oregon’s OAR 340-248 regulates how asbestos must be removed and handled during remodeling projects.

Both asbestos and lead-based paint are toxic. They can become harmful in the air if not handled correctly, so must be disposed of properly. To keep workers safe, OSHA has stricter safety rules for jobs involving these materials. In Oregon, homes with lead-based paint or asbestos must be treated to protect workers and neighbors. Make sure you understand these requirements before starting your project.

Questions about asbestos and lead-based paint?

Application requirements 

Application requirements depend on the work you are doing:

• Adding an ADU
• All additions, including
  • Enlarging a building's footprint
  • Building a dormer or new upper-story 

Often an MRAA means you are making major changes to your home that can combine types of work. Review the submittal requirements for your project type carefully.

Apply for permits

Apply online with DevHub

Read step-by-step instructions for submitting a permit application request online or in person. 

For most projects, submit your electronic plans through the Single PDF process. Large projects like commercial new construction should go through PDX E-plans and ProjectDox.

If you need to submit paper plans, you can set up an appointment to pick up plans or drop off plans in person. Or, please call us at 503-823-7300 and we will work with you.