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Development Services customers will be required to apply for a Certificate of Occupancy (CO), when needed, effective July 1—the new application applies to temporary, partial, and full COs. The new application will only be accepted after all required final inspections are scheduled.

The Certificate of Occupancy application form will be available June 25, 2019 in the online forms directory and the City of Raleigh website.

Questions regarding the new CO process? Please contact Jason Ruff at [email protected].

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City Planning Services will be available through the Permit and Development Portal beginning July 8. Applicants can use the centralized dashboard to monitor development project, reviews, and permits. All applications will be initiated through the portal, including:

  • Certificate of Appropriateness (Major and Minor Works)
  • Facade Grants
  • Rezoning
  • Variances and Special Use Permits
    • The first online submittal will be July 12-August 15 for the October 14 Board of Adjustment meeting. All submittals after July 12 will be electronic. 

    If you have any questions regarding a submittal, City Planning staff are available at One Exchange Plaza to assist applicants during regular business hours (9:00 am – 4:30 pm) and by phone, 919-996-2682.

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    When the updated Development Services Fee Schedule is published in July, there will be a new set of fees tied to right-of-way (ROW) occupancy. There are also new definitions and model descriptions for these fees—and we wanted you to see them ahead of time!

    Click here to download the preview of the new ROW occupancy fees. Please note this document does not include the 4% technology surcharge, which will apply to all these fees on July 4.

    Questions? Email [email protected]

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    As Development Services staff works to launch the new portal, the availability of services for development related activity will be limited. Customers should also anticipate some delays in benchmarks during this time. This applies to both the Downtown Raleigh office (One Exchange Plaza) and North Raleigh office (8320 Litchford Road, Suite 130). Please be aware of the following schedule when planning to submit a project.

    Date Hours of Operation & Available Services
    Wednesday, June 26
    • Plans and applications will be accepted from 8:15 a.m - noon
    • All Development Services locations will close at noon
    • The Rapid Response/IVR phone system and Online Development Center will be permanently SHUT DOWN at 5 p.m.
    • Please schedule all inspections for June 27 through July 5 prior to June 26.
    • Blackout will begin as information from the old system is moved into the new system
    • Field services will continue as normal
    Thursday, June 27
    Friday, June 28
    Monday, July 1
    Tuesday, July 2
    Wednesday, July 3
    • All Development Services locations are CLOSED
    • Please schedule all inspections for June 27-July 3 prior to June 26
    • Inspection scheduling will be UNAVAILABLE
    • No submittals allowed, no permits will be issued, no transactions can occur
    • Field services will continue as normal
    Thursday, July 4
    • City of Raleigh is CLOSED for the holiday
    Friday, July 5
    • SOFT LAUNCH: Plans and applications will be accepted from 8:15 a.m.- noon.
    • All Development Services locations will close at noon
    • Registration is still open/on-going
    • Inspections scheduling will be UNAVAILABLE
    • Please schedule all inspections for July 5 prior to June 26
    • Field services will continue as normal
    Monday, July 8
    • Both Development Services locations will be back to full operating hours
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    We invite you to attend one of seven demo sessions to learn about the new Permit and Development Portal. At the demonstration, you will learn how the portal will change the way you manage development review and permitting processes when it launches in July. Future phases will include features such as electronic plan submittal and review.
     
    Download the demo schedule to pick a time and location that works for you. No need to register, we hope to see you there. More information about the launch is available at permitportal.raleighnc.gov.

     

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    Whether you are building a new building or remodeling an existing space a permit is generally required. Permits are intended to keep the public safe while also mitigating potential problems that can put you in and your family in danger. Before beginning any new projects, it is recommended to first contact the Development Services Department to determine if a permit is required for your project. You can also visit the City of Raleigh website to learn more about getting a permit. City code officials enforce building code regulations that address structural integrity, fire resistance, safe exits, lighting, ventilation, construction materials, and flood, wind, and earthquake protection. They specify the minimum requirements to safeguard the health, safety and general welfare of building occupants.

    Permits and code compliance not only protect the general population buy they also protect your wallet. A home is one of the biggest purchases one will make in their lifetime. Your home is also where you will create memories that will last a lifetime. That is why it is important to apply for all the necessary permits and follow building codes during construction to protect your safety and your investment.

    Property insurers may not cover work done without permits and inspections or your insurance premiums may become impractical to manage. If you decide to sell a home or building that has had modifications without a permit, you may be required to tear down the addition, leave it unoccupied or make costly repairs. A property owner who can show that code requirements were strictly and consistently met has a leg to stand on if something happens to trigger a potentially destructive lawsuit.

    By learning the phases of the permit process, and working with your contractor and city inspector--we can all ensure that your project will be safe and secure for years to come, even when you sell your property.

    PHASES OF THE PERMIT PROCESS

    1. Submit Application: This initial stage of the process informs our permit specialists of your project details: The “who, what, when, where and how” of the job, that is. Oftentimes not only is the city’s permit application necessary, but the following items may also be required: surveys, elevation information, notification letters to your neighbors, legal documents, etc. Visit the Development Services Guide to learn more about the submittal process.

    2. Review Process: Over the course of a few business days, various trade officials will review your plans and determine if your project is in compliance with City requirements. If your plans meet the requirements, a permit is issued. If not, the reviewer(s) will require an additional review to correct the problem.

    3. Permit Issuance: Once plans have been approved by all trade reviewers, notification is sent to the applicant about next steps. The applicant will then pay all fees and pick up permits from either our Downtown Raleigh or North Raleigh location. After permits have been issued you now legally have permission to begin construction.

    4. Job-Site Visits (Inspections): On-site inspections are required to make certain the work being done matches what has been approved for the permit. Applicants have access to the expertise of trade inspectors to help them with questions or concerns regarding the project and to minimize potentially costly mistakes. Our inspectors will let you know approximately how many inspections may be needed for your project. You can learn more about our inspections process online

    5. Final Approval: The Development Services Department issues a Certificate of Occupancy when a building has passed all inspections and is ready for use. It is the final document in the process. A new building cannot be legally occupied until a Certificate of Occupancy has been issued. It verifies how a building may be used (for example, residential, commercial, business or multi-dwelling.) As a legal document, a Certificate of Occupancy may be required when selling property or refinancing a mortgage.

    This blog was written by Alicia Thomas. She is a Planner in the Development Services Land Development Division.

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    Get In Touch

    • Development Services
      Customer Service Center
      1 Exchange Plaza
      Raleigh, NC 27602
    • 919-996-2495
    • Litchford Road
      Satellite Office
      8320-130 Litchford Road
      Raleigh, NC 27615
    • 919-996-4200