Residential demolition permits

When you need a residential demolition permit

• You need a demolition permit for any structure that needed a permit to be built. This also includes structures that were improperly built without a permit.
• You need a separate demolition permit for each structure you wish to remove. To demolish a detached garage and house on the same property, you need two separate permits.
• You need a demolition permit before we can issue a building permit for the new building.

Application, forms, and handouts for a residential demolition permit

You must submit the following information when applying for a residential demolition permit. Since every project is unique, we might need to ask you for more information.

The demolition packet has all these forms and a submittal checklist: 

The demolition packet includes:

• demolition submittal checklist
• sample demolition site plan
• building permit application
• Site Controls Form
• pre-demolition survey checklist
• property owner’s intent to demolish acknowledgement statement
• asbestos survey submittal extension form (if applicable)
  • We only need this form if you don't have the asbestos survey and close-out letter at the time of application. You must submit the Site Controls Form, asbestos survey, and close-out letter before we can issue the permit.
• SB 871 Site Control Review - Demolition Checksheet Response
• simple site erosion control plan
• disclaimer for existing on-site sewage disposal system
• residential agreement for basement fill & compaction (if applicable)
• neighborhood notice printable door hangers

We may also require structural plans or tree preservation plans.

You might also find the following helpful: 

Demolition code and rules

We review demolition permits to make sure they follow rules from the City and State of Oregon. Here are some of the most relevant rules to be aware of:

• Portland City Code Title 24.55 Building Demolitions
• Portland City Code Title 33 Zoning Code
• Portland City Code Title 17.106 Deconstruction of Buildings Law
• ENB-25.01 - Demolitions Permanent Rule
• Oregon Residential Specialty Code (ORSC)
• OAR 333-068-0070
• Building Official Determination 19-04: Residential demolition slab salvage
• Building Official Determination 24-02: Demolition

Other codes may apply based on the scope of work. See our codes, rules, and guides page to make your demolition project successful.

Portland zoning code, Title 33, and requirements for demolitions

These kinds of one- and two-family dwellings have special notification and delay requirements:

• Historic landmarks
• Conservation landmarks
• Dwellings located in a historic resource overlay zone

For more information on these requirements, review sections 33.445.810 and 33.846.080.

If the property is within an environmental overlay zone, more requirements may apply. These are to ensure natural resources on the lot aren't damaged. For more information, review Chapter 33.430.

Donate reusable construction materials 

You can donate salvaged and leftover building material to our community partners below. Donations keep material out of landfills and help community members maintain their homes.

• Rebuilding Center - 3625 N Mississippi Ave, Portland, OR 97227
• Habitat for Humanity Restore - locations in Portland, Gresham, Beaverton, and Tigard

Planning and Zoning

Call the Planning and Zoning group early in the planning of your project.

Demolition delay rules apply to houses in residential areas of the Comprehensive Plan. Check your zoning on Portland Maps. 

Information about residential demolition permit requirements

Deconstruction requirements

All houses and duplexes in all zones are subject to the deconstruction ordinance if:

• They were built in 1940 or earlier; or
• They are a historic resource that needs demolition review or the 120-day delay explained in Title 33

A certified deconstruction contractor must perform the deconstruction work. Certified deconstruction contractors are trained to safely and effectively disassemble the house. They will also salvage valuable materials for reuse.

When you have a deconstruction contractor for your project, they'll need to submit a Pre-Deconstruction Form. We must have this form before we can issue your demolition permit. Only certified contractors have access to the Pre-Deconstruction Form.

Planning and Sustainability's Deconstruction Program has more information:

• Deconstruction Ordinance Code
• Administrative Rules
• Frequently Asked Questions
• List of Certified Deconstruction Contractors

Demolition or major alteration

A demolition means removal of all exterior walls above the foundation. See the Demolition Administrative Rule (2.2) for the definition of “Wall.” 

This rule includes details on how to determine if you've removed all exterior walls. If your project doesn't meet the definition of a demolition, then it's likely a major residential alteration.

A major alteration means removing 50% or more of the exterior walls above the foundation. Major Residential Alterations and Additions (MRAA) have a notification rule. There is also a required delay period. 

Like demolitions, MRAAs are subject to the dust and site control measures of Portland City Code (PCC) 24.55. This includes complying with demolition permit submittal and inspection requirements. You can find these requirements in PCC 24.55.205 and the PP&D Demolition Administrative Rule.

Some MRAA projects might become a demolition project at some point. If that happens in your project, you need to stop your project and get a demolition permit. You'll also need to meet the 35-day delay and notification requirements of demolitions.

Demolition data and residential demolition map

See our interactive map for information about residential demolitions from 2005 to now. You can find information about individual demolition permits, sorted by year.

Demolition delay ordinance and notification

Demolition delay

In certain cases, there's a mandatory 35-day delay if you're demolishing a one- or two-family dwelling structure. This delay applies when the dwelling is designated as residential by the Comprehensive Plan Map. Properties like this might also be subject to an additional 60-day delay.

These rules do not apply to:

• Residential structures in commercial zones
• Residential structures in industrial zones
• Garages or other accessory structures

The complete criteria are in Portland City Code 24.55.200. There might be more demolition review and delay processes. These could come through Title 33 zoning regulations. Title 33 rules apply to the following structures:

• Historic buildings
• Conservation landmark buildings
• Contributing structures in Historic and Conservation Districts

Demolition notification

During a demolition delay, PP&D and the applicant must send out these notifications:

• PP&D will mail notice to properties with 150 feet. We will do so within five business days after we receive your application.
• PP&D will mail notice to relevant recognized organizations. These might include your neighborhood association or the Architectural Heritage Center.
• You must place door hangers on all properties within 300 feet of your project. PP&D will give you the door hangers. You'll need to complete this within a certain time frame before demolition starts. Place the door hangers no earlier than two weeks before, and no later than 72 hours before demolition. We will give you a list of the properties you must notify.

Extension of the initial demolition delay period

If there's a successful appeal of the demolition permit issuance, the delay can be extended by up to 60 days. Anyone may request an extension of the demolition delay period by filing an appeal. The appeal of the issuance of the demolition permit must be in writing on forms provided by PP&D.

We must receive the appeal by 4:30 p.m. on the last day of the initial 35-day notice and delay period. The appeal application must include the following:

1. An appeal fee or fee waiver. Only recognized organizations are eligible for a fee waiver. Those organizations must have boundaries that include the demolition site.
2. An appeal form.
3. A copy of a letter sent to the property owner. This letter must request a meeting to discuss alternatives to demolition. See our sample letter here. You must also provide us a receipt from the Post Office. That receipt must show that you sent the letter as registered or certified mail.
4. A statement indicating why the structure is significant to the neighborhood.
5. A plan to save the structure.
6. Evidence that you have the reasonable potential to complete your plan within 95 days. The 95-day limit begins the day the City accepts the complete permit application. You must also include a project budget and evidence of funds on hand. If you don't have the funds on hand, you must provide a fundraising plan that will meet your budget.

Dust and site controls for demolitions with 1-4 dwelling units

Demolitions can have an impact on your neighbors and the surrounding landscape. Because of that, you'll need to take certain actions to lessen the impact of your demolition. We call these "site control measures."

Demolitions at the following kinds of properties need site control measures:

• Residential structures with one to four dwelling units
• Accessory structures on residential sites
• Mixed-use structures on residential sites

You can find a complete list of site control measures in section 24.55.205 of the City Code. 

You can also find a complete list in the PP&D Demolition Administrative Rule.

These site control measures include:

• A copy of the pre-demolition asbestos survey
• Notification to neighboring properties before beginning demolition activity
• Asbestos abatement documents (Demolition Administrative Rule, Exhibit A)
  • You'll need a Discharge Authorization if your demolition project requires dewatering. Dewatering is a process of collecting groundwater or water used for demolition. Request a Discharge Authorization.
• Submitted documents confirming your proper notification to the Oregon Department of Environmental Quality. You'll also need to provide proof of a completed asbestos abatement. The abatement firm will need to give an ASN form and a closeout letter to PP&D.
• A Site Controls Form
• Documentation that the person performing the demolition has lead paint certifications
• Implementation of dust suppression measures during mechanical demolition, transfer and loading
• Suspension of mechanical demolition activities if wind speeds exceed 25 MPH
• Proper containment of and cover of on-site demolition debris
• Removal of all exterior painted surfaces before mechanical demolition. You must remove certain painted surfaces by hand and not with heavy machinery. These include the surfaces on structures built before January 1, 1978. See Portland City Code 24.55.205.C.1 and the PP&D Administrative Rule for more information. There are some exceptions to this rule, discussed below.
  • The code explains in detail all the elements of a structure that you must remove by hand. Those elements include all painted exterior non-structural surfaces (regardless of material), including:
    • all layers of siding
    • doors
    • windows
    • railings
    • soffits
    • trim
    • fascia
    • porches
    • stairs
    • porch columns
    • bellyband
  • Exterior painted concrete and masonry materials are exempt.
  • Door and window removal shall include removal of all painted elements (casing, jamb, sill, apron, stool, etc.). Only the rough openings should remain.
  • Your project can become exempt from these rules in these situations:
    • You hire a certified lead-based paint (LBP) inspection firm to inspect and test your paint. The LBP inspector will provide an inspection report for submittal.
      • You must submit the lead report as part of the permit review process. If we already issued the permit, you must submit the report as part of the revision process. The inspection report must comply with PP&D Demolition Administrative Rule Appendix B.
    • Your structure is structurally unsafe or otherwise hazardous to human life. If, in this case, it's unsafe to remove exterior painted components by hand, then we can allow mechanical demolition.
      • You'll need the input of a licensed structural engineer or hazardous material professional. They will need to determine the hazard of hand removal and submit a letter as part of the permit review process.

You must have an erosion control plan for the site. Where the ground is level, you can submit a simple site erosion control form. If the site has a slope of 10% or greater you must provide an erosion control plan. You can include this information on the site plan.

We require erosion control inspections for each demolition permit issued. You must install erosion control measures. We require this even if you're using the simple site erosion control form.

Property owner's intent to demolish

If the applicant is not the owner of the property listed on the deed, we require you to submit another form. We need a completed intent to demolish form signed by the property owner. If there are multiple owners, each owner must sign this form. You can find this form in the Demolition Packet.

If you recently bought the property, your ownership might not be on the tax rolls. In that case, you will need to show proof of ownership.

This form is required for residential dwelling units being demolished on the site. This form is a formal acknowledgement that the owner is aware of the primary uses permitted under current zoning on the site.

Soil compaction

After demolition, you must restore the site to conditions suitable for new construction. If the demolished building has a basement or foundation, there are more rules. If demolition results in a replacement fill of 24” or more, you need to compact the replacement soil. We also require a soils special inspection by an independent agency.

If the existing basement will be reused for a house constructed at the same time, you'll need to submit an agreement. That agreement is called the Agreement for Basement Fill & Compaction. It guarantees that the excavation will be filled if the new construction does not occur.

Structural plan and calculations

You'll need to submit structural plans if the demolition is next to a sidewalk or building.

Tree code requirements: tree preservation

Your site plan will need to show the size, location, and species of all trees 12 inches or larger in diameter. If there are no trees 12 inches or larger in diameter, add that note to your site plan.

You must preserve all trees 20 inches or larger in diameter and one third of all trees 12 inches or larger on the site. Otherwise, you'll need to pay into the City's Tree Mitigation Fund.

Site plans must show the location and materials for all tree protection fencing.

Sites with trees in the public right-of-way ("street trees") need review and inspection from Urban Forestry. Existing street trees may need protection during demolition activities.

See the Protecting Trees page for more about tree preservation and plan requirements.

Utilities - sewer or sanitary system

If the house is connected to the city sewer, you must cap the sewer as part of the demolition permit. If the sanitary system was a septic tank or cesspool, you must get a decommission permit. This will be part of your demolition permit.

Still need help? Schedule a 15-minute appointment 

This is an optional step. If you still need help, we're here for you. We can help you find the information and materials you need to apply. You can schedule a free 15-minute appointment with any of these reviewers:

• Meet with a City Planner to receive information about zoning, historic resources, and City code about private trees.
• Meet with a Building Code and Engineering Reviewer. They can help with building code and engineering requirements.
• Meet with a Permit Technician if you have questions about the permit process. They can also help with application requirements.

If you need help, these are experts we recommend you meet with for this project. Not all review groups are listed. The groups listed above will help get you started. 

How to apply for a demolition permit 

You can submit your permit application request online using Development Hub PDX. 

Read step-by-step instructions for submitting a permit application request online or in person. You can also read our step-by-step guide for completing a building permit application. 

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

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

Residential demolition permit plan review process

Different departments will review your plans. Each department will verify that the proposed work meets all requirements.

Demolition plans will be taken in for the waiting period or for further review. We'll send you a checklist, called a checksheet, requesting any clarifications or corrections.

These are the typical reviews we need to make for a demolition project:

• Planning and Zoning review
• Life Safety review
• Site Development review
  • If the property has a slope of 20% or more there will be a site development review. This review identifies any slide hazards and verifies all erosion control measure proposals.
• Residential Subsurface Evaluation review
• Urban Forestry review for tree compliance
• Demolition Site Control review 

For more information on the review process, visit the Permit Review Process page.

Get your approved residential demolition permit 

We can pre-issue your permit after we approve all technical reviews. If there is a demolition delay, that must elapse as well. Pre-issuance is the last permit check. This step ensures all reviews took place, all approval stamps are on the plans, and all the fees are correct.

We will contact you when your permit is ready. We will notify you of your final fee total. We will also give you instructions on how to get your approved permit and pay your fees. Your permit is not issued until all fees are paid. 

You need to place door hangers on properties within 300 feet before you begin the work. You must place them no more than two weeks nor less than 72 hours before demolition activity begins. Applicants are responsible for placing the door hangers.

Get ready for inspections

Before your inspection, we'll send you instructions on how to get an inspection card. The card lists all the inspections you might need for your demolition project. It will list what work you need to do first. Residential demolitions described in the demolition code will have three to four inspections.

A demolition of a structure with up to four dwelling units will have four inspections:

• One before demolition
• Two during demolition, and
• One after demolition

Portland City Code Section 24.55.205.D and the PP&D Demolition Administrative Rule have more details.

After we issue your building permit, you must install erosion control measures. You might also need to install tree protection measures. We need to approve any of these measures before your project can disturb the ground.

Are you replacing the demolished structure? We need to give final approval of the demolition before you begin construction.

All permits need a final approval inspection to be complete. 

Residential demolition inspections

To schedule an inspection, call the automated inspection request line. You will need your IVR or permit number and the three-digit code for each inspection. These codes are listed below as #200, #205, etc.

When a project violates rules about lead and dust, we must issue citations. Citations will significantly add to the cost of your project. Violations related to lead hazard reduction and dust suppression start at $10,000.

See this schedule of citations for more details:

The following inspections are required:

#200 Inspection: Pre-demolition 

Before you start demolition activity, you need a #200 inspection. To get one, you need to schedule it through the Interactive Voice Recording (IVR) system.

We need to verify that you have the following at the #200 inspection:

• An on-site Demolition Manager or Lead-Based Paint Certified Person. That person must meet with the inspector and review these documents:
  • Permit card
  • Approved Site Controls Form
  • Site plan
  • Erosion and sediment control plan
• A copy of the completed “Erosion and Dust Concerns Hotline” sign. You must post the sign in a location that's visible to the public from the right-of-way.
• You must install the required erosion and sediment control measures. At the least, this includes:
  • A catch basin protection insert.
  • Stabilized site access, for when vehicles or heavy machinery leave paved surfaces.
  • Perimeter controls. These are barriers for when you need to remove vegetation or disturb soil.
• You must install and stage all required Demolition Plan site controls, including:
  • Horizontal and/or horizontal and vertical (where required) lead hazard reduction measures.
  • A covered container must be at the site. You need to line it with plastic if the hazardous materials aren't wrapped before they go in the container.

#205 Inspection (1st): Lead-based paint removal inspection

You must request and schedule your first #205 inspection using the IVR system. We must approve that inspection before you begin any mechanical demolition. The purpose of this inspection is to confirm that you're removed all the lead-based paint by hand.

We require and will verify the following items at the first #205 inspection:

• An on-site Demolition Manager or Lead-Based Paint Certified Person. That person must meet with the inspector and review these documents:
  • Permit card
  • Approved Site Controls Form
  • Site plan
  • Erosion and sediment control plan
• Completed hand removal of painted exterior components
• Debris containment
• Erosion and sediment control measures are in place. There are additional measures for mechanical equipment if not installed during the #200 inspection.

The lead hazard reduction rules apply to all structures built before January 1, 1978. All painted exterior non-structural surfaces (regardless of material) must be removed by hand. This includes, but isn't limited to:

• all layers of siding
• doors, windows
• railings
• soffits
• trim
• fascia
• porches
• stairs
• porch columns
• bellyband

Exterior painted concrete and masonry materials are exempt. Door and window removal shall include removal of all painted elements (casing, jamb, sill, apron, stool, etc.). Only the rough openings should remain.

There are situations where your project can become exempt from these rules:

• Perform a lead test to see if the paint contains lead. If the paint has no lead, then you don't need to remove the materials before mechanical demolition. You must submit the lead test report as part of the permit review process. If we already issued the permit, you must submit the test as part of the revision process. The inspection report must comply with PP&D Demolition Administrative Rule Appendix B.
• Your structure is structurally unsafe or otherwise hazardous to human life. If, in this case, it's unsafe to remove exterior paint by hand, then we can allow mechanical demolition. You'll need the input of a licensed structural engineer or hazardous material professional. They will need to determine the hazard of hand removal and submit a letter as part of the permit review process.

#205 Inspection (2nd): Mechanical demolition inspection

You must request and schedule a second #205 inspection through the IVR system. You must get PP&D approval before mechanical demolition begins. This inspection is to verify the required wetting of the structure before demolition.

We require the following items. We must verify them at the second #205 inspection:

• The wind speed monitor is on site and the wind speed is below 25 miles per hour.
• The wetting system is operational and in use. The inspector must verify this during mechanical demolition activity. Verification will include:
  • Is the wetting system capable of providing dust suppression?
  • Is the mechanical equipment being wetted when making contact with the structure?
  • Is the debris being wetted when transferred from the structure to the container/stockpile?

Combining first and second #205 inspections 

You can choose to have both #205 inspections at once. In that case, all items from both lists must meet inspection approval. Mechanical demolition can't begin until the inspector approves it.

Second #205 inspection verification options

Instead of an in-person PP&D inspection, you can choose to get an inspection over live video. You must use one of the video technologies that we've approved for City use and follow our policies.

You can review those policies here:

#210 Inspection – site stabilization

Before you request a final inspection, you must request and schedule a #210 inspection. You can do that through the IVR system.

We require and must verify the following items at the #210 inspection:

• The removal of all demolition debris
• Confirmation that the soils are free of any accumulation of paint chips and other debris
• The placement of appropriate soil stabilization measures
• Removal of temporary erosion and sediment control measures as required

#288 Inspection - demolition 

#299 Inspection - final building 

#999 Inspection - final approval

Demolition inspection results and corrections

Get the results of the inspection on Portland Maps permit/case search the next day. Read more about why work does not get approved and how to schedule a re-inspection.

Residential demolition map

You can search for demolition permit activity back to 2005. We have information on single-family dwellings and duplexes.

Contact residential inspectors

If you have questions before or after your inspection, you can talk to an inspector.