Portland, Oregon Plumbing Local Permit Ordinances and Codes
Portland, Oregon Plumbing Permit Ordinances
In Portland, Oregon, the Bureau of Development Services (BDS) is the Authority Having Jurisdiction (AHJ) responsible for managing plumbing permits. All significant plumbing work, whether residential or commercial, must comply with the Oregon Plumbing Specialty Code, as enforced by the Oregon Building Codes Division.
A plumbing permit is generally required for activities such as installing or replacing water heaters, full or partial re-piping, adding new plumbing fixtures, installing or modifying drain-waste-vent systems, adding backflow prevention devices, and any plumbing work within a kitchen or bathroom remodel. Minor repairs, like fixing a leaky faucet or replacing a faucet cartridge, typically do not require a permit.
To apply for a plumbing permit, an application form must be submitted to Portland Permitting & Development. The application must include the name of the contractor holding a State of Oregon Plumbing Contractor's Registration and the City's Contractors Business License number. Homeowners may apply for permits for their own one- and two-family dwellings under specific regulations.
For commercial plumbing work, a licensed plumbing contractor must obtain the permit and perform the work. Contractors must be licensed by the Oregon Construction Contractors Board (CCB) and the Oregon State Plumbing Board.
Specific Local Zoning or Fee Nuances for Portland:
Plumbing permit fees in Portland vary based on the project's size and complexity. The City of Portland's fee schedules are updated annually and are subject to approval by the Portland City Council and the Multnomah County Commission. These fees can include charges for plan review, inspections, and administrative activities. Additionally, a 12% surcharge is applied by the State of Oregon to all building, plumbing, electrical, and mechanical permits.
System Development Charges (SDCs) may also apply to projects, particularly for new construction or significant increases in property use that impact city infrastructure. For residential and commercial projects with improvements valued at $100,000 or more, an Affordable Housing Construction Excise Tax of 1% of the permit valuation is collected.
Plan review is required for complex structures and specific systems, such as medical gas systems, chemical drainage waste and vent systems, wastewater pretreatment systems, and vacuum drainage waste and vent systems. The plan review process for commercial projects typically takes about ten business days.
Fees not paid within 30 days of billing are subject to a 5% penalty fee for each 30-day period until paid in full.
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Because Portland is located within Multnomah County, the following broader county regulations may also apply to your project:
Oregon, Multnomah County Plumbing Permit Regulations and County Ordinances for Unincorporated Areas
Multnomah County Plumbing Permit Requirements
Multnomah County enforces the Oregon Plumbing Specialty Code (OPSC) in unincorporated areas of the county to protect public health, safety, and general welfare. A permit is generally required for any new plumbing installation, extension, alteration, or replacement of a plumbing system. This includes connecting fixtures, water heaters, backflow prevention assemblies, and gas piping.
For properties in unincorporated areas, Multnomah County handles permitting directly. However, for structural building permits, these are routed to the City of Portland, City of Gresham, or City of Troutdale, depending on the specific service area. Zoning and land use permits, as well as permits for floodplain, geologic hazards, erosion and sediment control, and transportation, are handled by Multnomah County Land Use Planning.
When a Permit is Required:
- New plumbing installations.
- Extension or alteration of existing plumbing systems.
- Replacement of plumbing systems.
- Connection of fixtures, water heaters, backflow prevention assemblies, and gas piping.
- Replacement of a water heater or underground piping.
- Alteration of piping within walls, ceilings, or under floors.
- Installation of a plumbing fixture where none previously existed.
- Emergency repair or alteration of a section of pipe five feet or longer.
- Installation or replacement of rain drains, drywells, water service lines, or backflow devices for lawn sprinkler systems.
- Installation or capping of sewer lines, cesspools, or septic systems.
When a Permit May Not Be Required:
- Repair or replacement of a sink, toilet, or faucet not concealed within a wall.
- Replacement or repair of countertops, shower heads, rain gutters, or downspouts.
- Resurfacing shower walls or regrouting tile.
- Adding to or altering an irrigation system with an existing approved backflow device.
- Installing a water filter.
- Replacing a hose bibb.
- Installing a water feature or exterior hot tub filled by a hose.
- Installing new piping less than five feet in length.
Contractors performing plumbing work must hold a current Oregon Plumbing Contractor License. Journeyman plumbers must also have a current license with the Oregon Building Codes Division.
Permit fees are established by Multnomah County Board resolution and can vary. Fees for unincorporated areas within the Portland Permit Services Area are detailed in Exhibit A of the relevant resolution.
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The following statewide building codes and regulations apply universally to all jurisdictions within Oregon:
Oregon Plumbing Legislation, Codes, and Guidelines
Oregon Plumbing Codes and Legislation
The state of Oregon regulates plumbing installations, repairs, and alterations through the Oregon Plumbing Specialty Code (OPSC). The current edition is the 2023 OPSC, which became effective on October 1, 2023. This code is based on the 2021 edition of the Uniform Plumbing Code (UPC), published by the International Association of Plumbing and Mechanical Officials (IAPMO), and incorporates specific amendments tailored to Oregon's local needs, climate, and building standards.
Regulatory Agencies and Oversight
The primary state agency responsible for the adoption, administration, and enforcement of plumbing codes in Oregon is the Building Codes Division (BCD), which operates under the Oregon Department of Consumer and Business Services (DCBS). The BCD is authorized by Oregon Revised Statutes (ORS) Chapter 447 and Chapter 693 to establish statewide plumbing standards and manage the licensing program for plumbing professionals. The State Plumbing Board assists the BCD by providing expertise, overseeing licensing, and ensuring that plumbing work meets minimum safety standards through the code adoption and review process.
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