St. Louis City Permits — What You Need to Know
Let's talk permits: when and why they’re needed and how to get one.
When is a permit required?
St. Louis City requires a building permit when any structural change or major alteration is made to an existing residential building, like kitchens, bathrooms, finished basements, additions, decks, and garages. You'll also need one for any new construction. Most projects require separate permits for plumbing, mechanical and electrical work.
Homes in historic St. Louis neighborhoods require additional approvals for changes like windows, doors, and even paint color. We recently completed an apartment restoration project in McKinley Heights with historically matched custom doors and windows along with extensive unit renovations - check it out here!
A question we get frequently is whether or not drywall needs to be inspected. Yes - it does. There is an inspection for drywall called a screw inspection where the inspector verifies the sheets are secured property. Standard screw patterns are to space the screw a maximum of 16” apart and a minimum of ⅜” from the edge.
If we remove drywall and alter framing, electrical, plumbing or HVAC, we are also responsible to bring everything that is now accessible up to code. This is why we anticipate change orders on every older home. Since we can’t see inside the walls, we either plan to tear it all out and bring everything up to code, or expect change orders.
Work that generally doesn’t require a permit are projects like home maintenance or repairs, painting and decorating, landscaping, and flooring & trim updates.
If this sounds overwhelming to you, don't worry. Maurer Construction does all the work of getting the correct permits for your project, so you don't have to.
How much do they cost?
While many people assume permits are a costly part of a project, the reality is that they usually fall in the $500-$1,000 range for a typical kitchen renovation project in St. Louis. Permit fees in St. Louis City are based on your total estimated project costs. There is also a $25 application fee when the permit is submitted.
This chart from the City Building Division on the St. Louis City website gives you an idea of what you can expect cost-wise for permits.
The costly part would be if you don’t have permits in place when an inspector comes by. Having the correct permits means you’ll avoid unexpected fines or costs that arise from having to halt work on a project if it doesn’t pass the inspection.
When you work with a licensed and insured contractor like Maurer Construction, we build in permits and fees as part of the total cost of your project, so you know exactly what to expect up front.
How do I get a building permit in St. Louis City?
First, most projects need a minimum of a floor plan drawing to be approved. If you’re moving a wall or doing any structural work you will need a plan that’s been created and sealed by an architect or structural engineer.
We bring 5 sets of these plans/drawings down to the Permit Office to submit in person. Larger commercial projects can take a few days or weeks to review. Most submissions will go through the Hot Spot Review process at 1200 Market St., Room 425 in City Hall.
The in-person aspect of the permitting process is key. Some of the information you need (like Hot Spot hours) is not posted online! Working with a contractor who is comfortable and knowledgeable with the permitting process is important.
The reviewer will go through the plan with you right there in person. They’ll ask clarifying questions and then let you know if your plan is approved or if more information is needed.
Once approved, the hot spot will tell you what fees are due and you’ll pay for the permits in the permitting office. Now that your permit is in hand, you can begin the construction process.
What are inspections like?
In St. Louis City, the building owner or contractor must inform the Building Division - Inspection Section 24 hours before starting construction work. We are required to call after excavation for the structure is complete, and wait until the soil inspection is complete before pouring concrete. Inspections are needed after framing members and plumbing, mechanical and electrical rough-ins are in place and before being covered with plaster, drywall, etc. Inspections also happen at the completion of all work being covered by the permit.
Maurer Construction maintains good relationships with the St. Louis City inspectors to ensure this process runs as smoothly as possible for our clients. Frequent, respectful communication is key!
What happens if you don’t get a permit?
After over 5 years of handling major residential renovation projects in St. Louis, we can tell you firsthand that permits are important. We don’t do any major structural work or new construction work without them.
When you skip permits, you risk:
Your project coming to a halt
Fines
Demolition of unapproved work
Issues when selling the home
Conflicts with insurance
Don't let it happen to you! Hire professionals who know what permits you'll need so your project stays on track and in budget.
The Bottom Line
Permits are an important first step in any major residential building project in St. Louis City. It can be complicated to navigate the permit process, but when you work with a general contractor like Maurer Construction we take care of it for you!
