Permits, Licenses, + Inspections for Building + Construction

Licenses, permits, and inspections are often required for commercial and residential development. Many permit applications and fees can be handled using ePLACE, the city’s online permitting system.

The following permits may be required for residential or commercial building projects in Overland Park.

When online permitting is available, a link will direct you to ePLACE. You can download applications for other permits via PDF documents linked below. Submit drawings based on the standards included below.

2018 Building Codes Adoption

City Council adopted the 2018 International Code Council Building Codes on April 6, 2020.

Effective August 1, 2020, plans and permits must reference the 2018 International Code Council Building Code or 2018 Residential Code.

Permits for plans in review prior to August 1 must be issued within six months after plan approval, or will require resubmission in compliance with the 2018 codes.

Learn more about the official adopted building code ordinance in the Municipal Code.

Building Codes

Residential Permits

A building permit is required for any new residential building, addition, alteration or demolition including decks, fences, pools, or a change in the use of a building. Installation or replacement of any building wiring or equipment, including but not limited to branch circuits, electrical panels, water heaters, furnaces, air conditioners, and more.

You can apply, attach plans, pay fees and access approved plans upon issuance for any type of residential building permit through the ePlace portal.

Contact permit services at 913-895-6220 or permitservices@opkansas.org if you need help.

Accessory Structure Permit

A permit is required for accessory structures such as garages, sheds, carports, gazebos, and greenhouses 200 square feet in area or greater.

Addition Permit

A permit is required for addition on a building, regardless of the area.

Alarm Users Permit

A permit is required for alarms that are connected to emergency services. You can apply online.

Basement Finish + Remodel Permit

A permit is required for construction walls, installation or extension of electrical circuits, plumbing drains or vents, or ductwork.

Blasting + Explosives Permit

A permit is required for the use of explosives at a residential or commercial construction site. Apply on ePLACE, the city’s online permitting system.

Deck, Balcony or Porch Permit

A permit is required for new decks, or replacement of existing decks, balconies, or porches.

Demolition Permit

A permit is required before demolition of an existing structure can begin.

Electrical Miscellaneous Permit

A permit is required for new branch circuits or extension of branch circuits or placing additional fixtures or receptacles on an existing circuit. Apply on ePLACE, the city’s online permitting system.

Electrical Service Permit

A permit is required to add or upgrade an existing electrical service. Apply on ePLACE, the city’s online permitting system.

Elevator Permit

A permit is required for installation of elevators, platform lifts and stairway lifts in existing buildings.

Fence or Wall Permit

A fence permit is required to install a new fence and for substantial updates to existing fences. Retaining walls higher than 48 inches also require a permit.

Floodplain Development Permit

A permit is required for any work within the FEMA-designated floodplain. This is a supplemental permit that is processed as part of an existing construction permit.

Foundation Repair Permit

A permit is required for all foundation repairs except minor maintenance and repair, such as epoxy injections.

Furnace/Air Conditioner Permit

A permit is required for new, additional, or replacement furnaces or air conditioning systems. Apply on ePLACE, the city’s online permitting system.

Gas Line Permit

A permit is required for installation of a new gas line or extending an existing gas line. Apply on ePLACE, the city’s online permitting system.

Generator Permit

A permit is required for installation of a new electrical generator. Apply on ePLACE, the city’s online permitting system.

Mechanical Miscellaneous Permit

A permit is required for mechanical work not covered in other permit types. A scope of work will be required to determine permitting requirements. Apply on ePLACE, the city’s online permitting system.

New Single Family or Duplex Building Permit

A permit is required for construction of a new single-family or duplex building.

Plumbing Miscellaneous Permit

A permit is required for new water lines, extending existing water lines, placing additional fixtures, repairs under floors, and repairs involving changing materials. Apply on ePLACE, the city’s online permitting system.

Pool, Spa, or Hot Tub Construction Permit

Swimming pools more than 24 inches deep and all spas and hot tubs require a permit before installation.

Repair/Remodeling Permit

A permit is required for construction of walls, installation or extension of electrical circuits, plumbing drains or vents, or ductwork.

Retaining Wall Permit

A permit is required for retaining walls higher than 48 inches.

Right of Way Permit

A permit is required for any work in the public right of way, including sprinkler systems, driveway, and driveway approach replacement. Apply on ePLACE, the city’s online permitting system.

Sewer/Septic Permit

A permit is required for installation of new or repair or replacement sewer or septic systems. Apply on ePLACE, the city’s online permitting system.

Solar Panels

A permit is required to install solar panels. Apply on ePLACE, the city’s online permitting system.

Utility Locates

Overland Park does not permit utility locates, but requires residents, contractors, and developers to contact Kansas One-Call before beginning any projects that could affect underground utilities.

Water Heater Permit

A permit is required to add or replace a water heater.
Apply on ePLACE, the city’s online permitting system.

Commercial Permits

Permits are required for new commercial tenant finishes remodels, remodels, new elevator installations, demolitions, fences or walls and repairs. Permits are required for all new commercial structures.

Addition Permit

A permit is required for addition on a building, regardless of the area.

Alarm Users Permit

A permit is required for alarms that are connected to emergency services. You can apply online.

Blasting + Explosives Permit

A permit is required for the use of explosives at a residential or commercial construction site. Apply on ePLACE, the city’s online permitting system.

Communications Tower/Antenna Permit

A permit is required for construction of a new tower or the addition, replacement, or upgrade of an existing communication tower or antenna. Apply on ePLACE, the city’s online permitting system.

Demolition Permit

A permit is required before demolition of an existing structure can begin.

Electrical Miscellaneous Permit

A permit is required for new branch circuits or extension of branch circuits or placing additional fixtures or receptacles on an existing circuit.

Electrical Service Permit

A permit is required to add or upgrade an existing electrical service.

Elevator permit

A permit is required for installation of elevators, platform lifts and stairway lifts in existing buildings.

Fence or wall permit

A fence permit is required to install a new fence and for substantial updates to existing fences. Retaining walls higher than 48 inches also require a permit.

Fire alarm permit

A permit is required for installation of new fire alarms and extensions or upgrades to existing fire alarm systems.

Fire suppression permit

A permit is required for new fire sprinkler systems and extensions or upgrades to existing fire sprinkler systems.

Floodplain Development Permit

A permit is required for any work within the FEMA-designated floodplain. This is a supplemental permit that is processed as part of an existing construction permit.

Foundation Repair Permit

A permit is required for all foundation repairs except minor maintenance and repair, such as epoxy injections.

Furnace/Air Conditioner Permit

A permit is required for new, additional, or replacement furnaces or air conditioning systems.

Gas Line Permit

A permit is required for installation of a new gas line or extending an existing gas line.

Generator Permit

A permit is required for installation of a new electrical generator.

Land Disturbance Permit

A permit is required for clearing, demolition, area grading, and utility construction for sites larger than one acre, when no other building permit is required. This is not required for private storm sewers.

Mechanical Miscellaneous Permit

A permit is required for mechanical work not covered in other permit types. A scope of work will be required to determine permitting requirements.

Plumbing Miscellaneous Permit

A permit is required for new water lines, extending existing water lines, placing additional fixtures, repairs under floors, and repairs involving changing materials.

Pool, Spa, or Hot Tub Construction Permit

Swimming pools more than 24 inches deep and all spas and hot tubs require a permit before installation.

Public Improvement Permit

A permit is required for streets, storm sewers, streetlights and other infrastructure that the City will ultimately maintain.

Rezoning Application

Rezoning changes the zoning use of a tract or lot of land. Rezoning applicants work with staff from the current planning division to apply. Contact the planner of the day at 913-895-6217.

Right of Way Permit

A permit is required for any work in the public right of way, including sprinkler systems, driveway, and driveway approach replacement. Apply on ePLACE, the city’s online permitting system.

Sewer/septic permit

A permit is required for installation of new or repair or replacement sewer or septic systems.

Sign permit

Sign permits are required for many permanent signs and promotional activities. Apply on ePLACE, the city’s online permitting system.

Site Development Permit

A permit is required for clearing, demolition, area grading, and utility construction for sites disturbing more than one acre of land.

Solar Panels

A permit is required to install solar panels. Apply on ePLACE, the city’s online permitting system.

Special Use Permit

Special use permits are required for land uses not included in the existing zoning district, allowing a proposal to be reviewed on a case-by-case basis to ensure it is compatible with surrounding uses. Special use permit applicants work with staff from the current planning division to apply. Contact the planner of the day at 913-895-6217.

Utility Locates

Overland Park does not permit utility locates, but requires residents, contractors, and developers to contact Kansas One-Call before beginning any projects that could affect underground utilities.

Water Heater Permit

A permit is required to add or replace a water heater.
Apply on ePLACE, the city’s online permitting system.

Wind Generator Permit

A permit is required to install a wind generator.

Zoning Verification

Verify the zoning of a property using our map online. Official zoning verification letters are provided as a public service.

Permit Exceptions

The following residential construction and maintenance projects do not require a building permit or inspection.

Floodplain development permits may be required for work if your property is in the floodplain. Use the city’s floodplain map to see specific locations within the floodplain.

Accessory Structures

A permit is not required for accessory structures such as garages, sheds, carports or gazebos fewer than 200 square feet in area.

Air Conditioner Repairs

Air conditioner repairs do not require a permit. If the demand for the unit is greater than the old unit, conductor sizes may need to be increased. A means to disconnect power is required within sight of the unit. A permit is required for new, additional, or replacement furnaces or air conditioning systems.

Arbors, Trellises + Shade Structures

A permit is not required when the overhead structure is at least 50 percent open at the top with no member wider than 2 inches in horizontal plane and incapable of accumulating ice or snow. Structures must comply with setback requirements and maintain clearances to service-drop conductors.

Awnings + Canopies

A permit is not required provided the awning does not project more than 54 inches from the exterior wall.

Basketball Goals

A permit is not required. Structures greater than 10 feet in height must be located a distance from the property line equal to one-third the height of the structure.

Cabinets

No permit is required for installation or replacement. Electrical or plumbing modifications associated with cabinet replacement require a permit.

Deck Patios

Decks do not require a permit if they meet all of the following:

  • Are detached from the dwelling.
  • Do not exceed 200 square feet in area.
  • Are not more than 30 inches above grade measured 36 inches out from the perimeter of the deck at any point.
  • Do not serve an egress door.

Repairs of deck walking surfaces, guardrails or handrails do not require a permit.

Electric Low Voltage Wiring

A permit is not required for electrical wiring, devices, appliances, apparatus or equipment operating at less than 25 volts and not capable of supplying more than 50 watts of energy and not part of a fire alarm system.

Electrical Fence

A permit is not required if using off-the-shelf, step-down transformers that plug into a standard receptacle. Electric fences are not allowed in front yards and are not considered proper restraining devices for dogs.

Flag Poles

A permit is not required. Structures greater than 10 feet in height must be located a distance from the property line equal to one-third the height of the structure.

Garage Door Openers

No permit is required.

Garbage Disposals

A permit is not required unless it is a new installation, which requires a separate circuit and an electrical permit.

Gas Tanks

A permit is not required for tanks with capacity less than 500 gallons. Tanks must comply with accessory structure setback requirements.

Patios

A permit is not required for patios on grade consisting of concrete or brick.

Playground Equipment + Swingsets

A permit is not required.

Retaining Walls

Retaining walls less than 48 inches in height do not require a permit. All retaining walls should be setback two feet from any right of way line.

Routine Maintenance

A building permit is not required for routine maintenance such as replacing plumbing and lighting fixtures, carpeting, painting, installing cabinets and shelving.

Roofing + Re-Roofing

A permit is not required. The code has specific material and installation requirements for roofing and re-roofing. A composition roof may be installed over wood shingles, not over shakes. No more than two layers of any type of covering may be placed on a roof. If three layers of roofing are in place, all layers must be removed prior to installation of additional roofing. Some homes associations regulate the quality and color of roof coverings.

Re-roofing is considered a repair and may not require a permit, unless you are switching from a light roof covering like asphalt or wood shingles to a heavy roof covering like concrete tiles, clay tiles, or slate. Changing from a light roof covering to a heavy roof covering requires a permit and an engineered analysis of the roof structure and usually requires additional reinforcement of the roof.

Although a permit is not required, the code has specific material and installation requirements for roofing and re-roofing which must be followed by the person or persons undertaking the repair or replacement. (2018 IRC Section R908)

A composition roof may be installed over wood shingles (not permitted over wood shakes) if the shingle manufacturer allows it. No more than two layers of any type of covering may be placed on a roof. If two or more layers of roofing are in place, all layers must be removed prior to installation of additional roofing. Roof decking shall be inspected by the roofer and any necessary repairs should be made. The City will not inspect this type of project.

Check with your homes association for regulations of roof coverings as these are not enforced by the city.

Adding an additional layer of roof covering is not permitted in the following conditions:

  1. Where existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing.
  2. Where the existing roof covering is slate, clay. Cement or asbestos-cement tile.
  3. Where the existing roof has two or more applications of any type of roofing covering.

Ice Barriers

An ice barrier is required. Please reference 2018 IRC Section R905.1.2 and OPMC 16.110.R301.2(1). Ice barriers shall be installed for asphalt shingles, metal roof shingles, mineral-surfaced roll roofing, slate and slate-type shingles, wood shingles and wood shakes. The ice barrier shall consist of not fewer than two layers of underlayment cemented together, or a self-adhering polymer-modified bitumen sheet shall be used in place of normal underlayment and extend from the lowest edges of all roof surfaces to a point not less than 24 inches (610 mm) inside the exterior wall line of the building. On roofs with slope equal to or greater than eight units vertical in 12 units horizontal (67%slope), the ice barrier shall also be applied not less than 36 inches (914 mm) measured along the roof slope from the eave edge of the building.

An ice barrier is not required for detached accessory structures not containing conditioned floor area.

Materials

Only Class A, B or C roof covering materials are allowed. Non-classified roofing is not allowed. All roof covering materials shall be delivered in packages bearing the manufacturer’s identifying marks and approved testing agency labels.

Structural + Construction Loads

The structural roof components shall be capable of supporting the roof covering system, and the material and equipment loads that will be encountered during installation of the roof covering system.

Roof Covering

Where the application of a new roof covering over wood shingle roofs creates a combustible, concealed space, the entire existing surface shall be covered with gypsum board, mineral fiber, glass fiber or other approved materials securely fastened in place.

Reinstallation of Materials

Existing slate, clay, or cement tile shall be permitted for reinstallation, except damaged, cracked, or broken slate or tile which shall not be reinstalled. Existing vent flashing, metal edgings, drain outlets, collars and metal counter flashing shall not be reinstalled where rusted, damaged or deteriorated. Aggregate surfacing
materials shall not be reinstalled.

Flashings

Flashings shall be reconstructed in accordance with approved manufacturer’s installation instruction. Metal flashings, to which bituminous materials are to be adhered, shall be primed prior to installation.

Roof Deck – Repair/Replacement

A permit is not required unless structural repairs are necessary.

Floodplain Development Permits

Re-roofing a structure shall be considered routine maintenance and exempt from requiring a floodplain development permit except in the following cases:

The sheathing or joists underneath the roofing materials are replaced or other structural repairs are necessary.

The roofing is replaced in conjunction with other building repairs that require a building permit. For example, storm damage to the roof that damages other portions of the structure.

If a floodplain development permit is required, information about the cost of all repairs shall be provided to verify that the repairs do not constitute a substantial improvement to the building.

Satellite Dishes

A permit is not required. Dishes 39 inches in diameter or smaller may be attached to the house. Ground-mounted dishes must be in the backyard and set back from the property line by a distance equal to its height.

Sewer

Johnson County permits repair and replacement sewer lines outside of a building that are connected to the Johnson County Wastewater sewer system.

Sidewalks

The City maintains sidewalks on public streets. Please file an OPCares request if your sidewalk needs maintenance.

Siding

Siding repair and replacement are considered maintenance and do not require of a permit, except when replacing with stucco or EIFS. These materials require a permit.  The building code contains requirements regarding siding applications and flashing.

Tree Houses

A permit is not required. Electrical connections to tree houses are not allowed.

Window Replacement

A permit is not required for in-kind replacement. Alterations to exterior walls do require a permit.

Electronic Plan Submission Drawing Standards

You can submit application drawings electronically using ePLACE. Submit drawings based on the standards included below.

Drawing Sets Under 25 pages
  • All documents shall be in PDF format, with a graphic scale, and rotated so that the pages read
    upright.
  • Verify you have unlocked and flattened all the drawings and reports. The markups list & layers
    should be cleared and empty (you can also control this in your print settings).
  • Files should only be saved in black and white.
    • The exception to the black and white submittals will be elevation and rendering views for Current Planning Design Review requirements.
  • File naming conventions should be as follows: Category-Projectname-Address_REV#.
    • Example: (ArchMEP-CityHall-8500SantaFe_Rev1) Applications with files not named consistent with these requirements may be rejected.
  • Drawings, reports and other documents must be submitted as a separate PDF for each document type as indicated in the ePlace application (e.g. calculations, specifications, reports, studies, etc.).
  • Drawings shall have a scale bar.
Drawing Sets Over 25 Pages

All documents shall be in PDF format, with a graphic scale, and rotated so that the pages read
upright.

Verify you have unlocked and flattened all the drawings and reports. The markups list & layers should be cleared and empty (you can also control this in your print settings.)

Vector content only. Scanned images are prohibited.

Drawing Export Tips:

  • Maintain output Scale – avoid “Fit to Page.”
  • Keep hatch patterns to a minimum as a best practice as these can quickly increase file sizes and slow the files down.

Documents shall be created with TrueType Fonts.

If you have the capability, the drawings are requested to be batch linked. (Learn more about batchlinking online at the You Tube website.

Sheet title block sizes shall remain consistent on each page of the plan set including sub
disciplines.

Files should only be saved in black and white. The exception to the black and white submittals will be elevation and rendering views for Current Planning Design Review requirements.

File naming conventions should be as follows: Category-Projectname-Address_REV#.

  • Example: (ArchMEP-CityHall-8500SantaFe_Rev1) Applications with files not named consistent with these requirements may be rejected.

Name each page with a page label that matches the sheet.

  • Example: Page label C2 Grading plan.

Each Plan Sheet must be clearly bookmarked to clearly identify the content of the page.

  • Example: Page A1.0 Architectural Site Plan.

Reserve a location on the all plan sheets for City stamps. The size shall be a minimum of 3” x 2” and be in the same location on every sheet.

Drawings, reports and other documents must be submitted as a separate PDF for eachdocument type as indicated in the eplace application (e.g. calculations, specifications, reports, studies, etc.).

Drawings shall have a scale bar.

Plan Review

During the review process, permitting staff perform a quick check to determine if the commercial and residential plans submitted are sufficiently complete for a thorough review. This includes meeting all applicable building codes.

If not, the applicant is notified within one to two working days and the deficiencies are noted. These items must be fixed before the plans are submitted again.

Applications for new residential construction that are ready for review will be completed in five days. Applications for new commercial construction will be ready in 15 days.

Common Permit Fees

Remodels, Repairs + Additions

Projects valued less than $5,000
Permits for these projects are $30.

Projects valued between $5,000 and $19,000
Permits for these projects are $50.

Projects valued more than than $19,001
City staff calculate permit fees for residential or commercial projects other than new buildings or small permits based on the project valuation.

Contractors should provide the project valuation, including the total value of all the construction work, except the value of the land for which the permit will be issued. This should include land disturbance, site development, building cost, finish work, landscaping, painting, paving, electrical, plumbing, heating, air conditioning, elevators, fire protection equipment, and profit.

Once staff determine the project valuation, we multiply it by the permit fee multiplier, which is .005. The fee is rounded to the nearest dollar.

Fifty percent is of the fee is due when submitting commercial plans for review. The other 50 percent is due once the plans are approved and the permit is ready.

New Buildings

City staff calculate permit fees for new commercial and residential buildings using the building’s square footage, construction type and occupancy use, and the International Code Council building valuation data tables. The tables establish a cost per square foot.

Once staff determine the project valuation, we multiply it by the permit fee multiplier, which is .0044. The fee is rounded to the nearest dollar.

Fifty percent is of the fee is due when submitting commercial plans for review. The other 50 percent is due once the plans are approved and the permit is ready.

Mixed-use buildings
Provide a breakdown of each use group and construction type by square foot.

Building shell permit fees
If developers submit building plans for the building shell only, and the interior finish plans will be submitted later, staff will reduce the project valuation by 20 percent.

Site development permit fees
If developers submit site development plans before construction plans, a separate permit fee is required based on the valuation of the site development work the contractor provides.

When developers include site development plans for a new commercial construction project, the project valuation derived from the International Code Council tables includes the site development work. If you request a separate permit, city staff will waive the fee.

Sign Permits

Signs permit fees are $60 plus $1.25 per square foot of sign area.

This includes neon window signs.

Elevator Recertification Permits

Elevator permit fees are $30 per elevator or escalator.

Existing elevators must be inspected annually.

 

Public Improvement Permits

Public improvement permit fees are calculated at 5% of the construction value. Learn more about public improvement permits.

Contractor Licensing

Overland Park requires contractors have a Johnson County contractor’s license in order to receive a building permit for work in Overland Park.

Before hiring anyone to do work at your home or business, use the Johnson County website to find a licensed contractor.

Search for a Contractor

Building Permit Reports

Building permit reports show the number of building permits, project valuations and size, and to whom the city issued permits for a given time frame.

You can also see this information on the City’s interactive building permit dashboard.