Residential Inspections: The Start-to-Finish Guide

Applies to interior remodels, garage/attic/basement conversions, and changes of use.

Only schedule inspections relevant to the scope of work performed.

Find inspection details and when to schedule.

Typical inspections for alterations and conversions include:

• 105 - Electrical Rough-In
• 310 - Plumbing Rough-In / Top-Out
• 620 - Mechanical Rough-In
• 260 / 270 - Shear Wall / Framing (if structural changes occur)
• 280 - Insulation
• 199/399/699 - Trade Finals
• 299 / 999 - Final Building / Final Permit

Get the full list of inspections.

New construction: Full inspection sequence (applies to new builds from the ground up). Follow the full inspection sequence (listed below) starting with erosion control and foundation, continuing through rough-in phases, and ending with final inspections.

Additions: Full inspection sequence (applies to adding new square footage to an existing structure). Follow the full inspection sequence (listed below) starting with erosion control and foundation, continuing through rough-in phases, and ending with final inspections for the new portion of the building.

Full inspection sequence

Find inspection details and when to schedule.

• Foundation phase inspections:
  • 507 - Tree Preservation (if required – check the approved site plan)
  • 200 - Pre-construction Erosion Control
  • 215 - Setbacks / Location on Lot (May require a survey if original property corner pins are not visible)
  • 220 - Footings
  • 225 - Foundation Walls
  • 235 - Slab-on-Grade
  • 305 - Underground Plumbing
  • 238 - Radon Mitigation System
     
• Underfloor / post and beam / site utilities phase inspections:
  • 305 - Underground Plumbing (if not already inspected)
  • 600 - Mechanical Underfloor / Post and Beam
  • 240 - Underfloor Inspection (prior to subfloor installation)
  • 110 -Underground Electrical
  • 345 - Water Service
  • 350 - Sanitary Sewer
  • 355 - Storm Sewer
  • 365 - Rain Drains
     
• Framing / rough-in / cover phase inspections:
  • 310 - Rough-in / Top-out Plumbing
  • 315 - Shower Pan (when holding water)
  • 320 - Fire Sprinklers
  • 105 - Rough Electrical
  • 120 - Permanent Service
  • 107 - Electrical Floor Heat
  • 620 - Rough Mechanical
  • 617 - Hydronic Heating
  • 260 - Shear Wall Nailing
  • 265 - Firewall Nailing (if required on plans; must occur before mudding and taping)
  • 270 - Framing (moisture content form required)
  • 280 - Insulation
     
• Additional inspections (as required — check plan set):
  • 487 - Stormwater Management
  • 842 -Cesspool Decommissioning
     
• Final phase requirements and inspections:

  • Before scheduling a Final 299 or 999 inspection, complete the following:

    • Submit all Final Summary Letters from any required Special Inspections (e.g., structural, geotechnical).
      • 3rd-party agencies must email letters to: PPDspecialinspectionsfinals@portlandoregon.gov
    • Schedule inspections for all Deferred Submittals and Revisions.
       

    Schedule final inspections:

    • 199 - Final Electrical (all devices installed and operational)
    • 399 - Final Plumbing (all fixtures in place and working)
    • 699 - Final Mechanical (HVAC systems complete and functional)
    • 299 - Final Building (Address posted, smoke/CO detectors, handrails, egress, required finishes, decks, etc.)
    • 999 - Final Permit (closes the permit officially)

    All permits need the “999 Final Permit” inspection. Your permit will not be approved and closed until you get this inspection. Without the “999 Final Permit” inspection, the permit is still “under inspection.” If a permit is without an approved inspection for more than 180 days, it will expire.

Get the full list of inspections.

Protection must be in place and be approved before ANY other work takes place. 

Protected trees need a 6-foot chain-link fence around them as detailed in the approved plans.

If you are disturbing the ground, you need to have erosion control measures installed, inspected and approved.

The erosion control inspection must happen before beginning any further ground-disturbing activities.

• After trenches or pad openings are excavated and cleared of loose material or mud.
• After any fill materials are placed, forms erected and secured in place, and reinforcing is in place and secured.
• Before placing concrete.
• New construction requires a grounding electrode to be in place before inspection.
• Property lines must be identified by finding the existing official corner markers or providing a property survey for inspection of the setbacks and fire separation distance between the lot lines and new construction.
• We strongly recommend that you allow 24 hours from the time of your inspection to your pour to allow for corrections and re-inspections.

• After forms and reinforcing are erected and secured or braced. Before placing concrete.
• All hold-downs and special frame anchor bolts must be mounted in place before inspection.
• Can be combined with the footing inspection
• We strongly recommend that you allow 24 hours from the time of your inspection to your pour to allow for corrections and re-inspections.

• Any plumbing, electrical, mechanical, and gas piping work that will be installed under the floor.
• After the electrical, plumbing, ductwork, and gas piping are in place and secured but before covering the floor framing.
• Mechanical and plumbing inspections may be done at the same time as the under-floor framing inspection.

• After all under-floor plumbing, electrical, and mechanical (including gas pipe) systems have been installed
• After all sill plates and underfloor structural components are in place secured and properly fastened
• Before the application of flooring or insulation materials.
• All structural components which have been improperly cut or notched for plumbing, etc. are to be repaired or replaced as needed.

• After all under-floor plumbing, electrical, and mechanical systems have been installed and approved
• After the ground surface is prepared and leveled, forms are in place and secured, reinforcing or woven wire mesh (if required) and under-slab insulation (when required) are in place.
• We strongly recommend that you allow 24 hours from the time of your inspection to your pour to allow for corrections and re-inspections.

The roof covering may be installed over the roof sheathing at any time unless otherwise noted on your plans.

• Before the framing inspection and covering any work.
• Can be done at the same time as the framing inspection.

• After the structural frame is in place, all panels are to be nailed per the shear wall schedules, hold-downs and straps are to be installed and in any miscellaneous attachments installed.
• Can be done with the structural frame inspection.

After approval of all the above systems. 

• All structural components that have been improperly cut, notched, or altered for systems installations must be replaced or repaired as indicated.
• Roof, wall, and floor sheathing are to be in place and nailed.
• Bracing, blocking and fire stops are to be complete.
• Windows and doors must be installed.

• After all insulation and vapor barriers are in place and secured.
• Includes walls, floor, ground covers etc.
• Does not include loose insulation to be supported by ceiling finish materials.

Weather protection must be provided before insulation. Wet or soaked insulation will be rejected. Substantially wet or soaked wood construction is not to be covered with vapor barriers unless adequate provisions are made for thorough drying of the structure.

Under-floor and attic insulation may be done at a later time, but must be in place before the final inspection.

• After all nailing or other fastening systems are complete.
• Before tape, plaster, or other coverings are applied.
• If multiple layer of gypsum wallboard are required, the nailing of each layer must be inspected.

• Required for all concrete paving within the street right-of-way.
• After the excavation is complete, the forms are in place and secured, and the sub grade is properly prepared.
• Before placing of any concrete.
• The Portland Bureau of Transportation (PBOT) performs ALL driveway aprons and frontage sidewalks. Please call (503) 823-7002 to schedule inspections for this part of your project.
• Portland Permitting & Development will continue to inspect the flatwork part of the driveway from the back of the sidewalk to the garage/house. Please call (503) 823-7000 to schedule the inspections for this part of your project.

• After the ground service is prepared and leveled, and forms are in place and secured.
• The inspector will verify that the placement of concrete will not be against untreated framing or siding, and the rise and run of any steps or stairs.
• We strongly recommend that you allow 24 hours from the time of your inspection to your pour to allow for corrections and re-inspections.

Other inspections may be required on particular jobs. These inspections will be on the approved plans and specifications. The building inspector will let you know if you need any other inspections.

• accessory short term rental (ASTR) inspections
• code evaluation inspections
• electrical safety inspections for the Multnomah County Adult Care Program
• erosion control inspections
• manufactured home inspection
• zoning inspections
• septic inspections (related to on-site sewage disposal systems)
  • alteration permits
  • decommission permits
  • existing system evaluations
  • holding tanks
  • installation permits
  • land use feasibility studies
  • on-site sewage permits
  • pumper truck and sand filtration system inspections
  • repair permits
  • sanitation permits

Special inspections monitor specific critical structural materials that require the attention of professionals with specialized skills and qualifications. 

When special inspections are required, a qualified and approved special inspector is to be at the job site whenever work requiring special inspections is in progress. 

The City of Portland does not perform special inspections. The building inspector or approved agency will submit a report of their findings upon completion of the inspection.

The Oregon Building Officials Association has created a list of approved special inspectors and agencies.

After all other required inspections are approved including:

• building
• electrical
• plumbing
• mechanical
• erosion control
• tree planting (if required)
• fire suppression (if required) 

Must have final approval before occupancy of the premises is allowed. 

Learn how to schedule a Remote Video Re-inspection (RVR).

Log in to DevHub, click the Inspections button, and enter your IVR or permit numbers.

Learn more about scheduling inspections through DevHub.

Call for a re-inspection at 503-823-7000 after making the corrections. Use the same three-digit inspection code.

If you make the corrections the same day, wait until 5 pm to request a re-inspection. The inspector needs to enter their results before you can schedule the re-inspection.