Building and Zoning
The Building and Zoning Division of the Public Works Department is responsible for administering the building and zoning codes of the City. Ordinances are enforced according to professional standards in accordance with the Pennsylvania Municipalities Planning Code, the Pa Construction Code Act, and other appropriate statues of the Commonwealth of Pennsylvania. Additionally, prior to any permit’s issuance, the contractor must submit a copy of a Certificate of Liability Insurance and proof of Workers Compensation Insurance Coverage or a valid notarized exemption.
The Building division oversees all construction and repairs to residential and commercial buildings. Construction projects must comply with the following codes:
• Uniform Construction Code, contained in 34 Pa. Code, Chapters 401-405, as amended.
• International Building Code, 2009 Edition, as amended by the City of Lebanon
• International Residential Code, 2009 Edition, as amended by the City of Lebanon
• International Existing Building Code, 2009 Edition, as amended by the City of Lebanon
• International Mechanical Code, 2009 Edition, as amended by the City of Lebanon
• International Plumbing Code, 2009 Edition, as amended by the City of Lebanon
• International Fuel Gas Code, 2009 Edition, as amended by the City of Lebanon
• International Energy Conservation Code, 2009 Edition, as amended by the City of Lebanon
• International Electrical Code, 2008 Edition, as amended by the City of Lebanon
(Please note: all commercial work, other than painting / carpeting, requires a permit)
Some examples, which require a building permit, include, but are not limited to:
All New Construction
• Changing dimensions or removing of any existing window or door
• Opening of any new window or door
• Construction or reconstruction of any wall or staircase
• Removal or relocation of any existing wall or staircase
• Change of fuel type or size of HVAC units
• Additions to existing structures
• Porch enclosures
• Public and Private sidewalks
• Private driveways and parking areas
• New porch, patio and /or stairway
• Construction of any wall
• Replacement of over 25% of roof
• Installation of permanent awnings
• Erection or replacement of fencing
• Installation of swimming pools & hot tubs with a depth greater than 18".
What is needed to obtain a building permit?
• An approved Zoning Permit. (Some projects require a Building Permit, but not a Zoning
Permit and vice-versa). Check before starting the project.
• For residential projects, two (2) copies of detailed plans and specifications are required,
including site plans. For non-residential projects, those plans must detail Foundations,
Architectural, Structural, Mechanical, Plumbing, Electrical, and Sprinkler (Sprinkler only when
necessary). Drawings must be approved and stamped by either a Professional Engineer or
• The Building Permit Application with signature and date.
• Submitting the required fee.
Required Building Inspections
To assure timely inspections, a 48 hour minimum advance request for inspection is required.
Depending on the construction project, one or all of the following listed inspections are required.
Footer: A footer inspection is required after excavation and forming are complete- before placing of concrete.
Foundation: A masonry or plain concrete foundation wall is required to be inspected prior to backfill, complete with foundation drain, damproofing or waterproofing, sill plate anchors and before any framing. Required slab insulation must be in place.
All concrete foundation walls are required to be inspected before pouring of concrete, when the forms and reinforcing steel is in place.
A second inspection is required after the forms have been stripped and the damp-roofing has been applied, foundation drain placed, anchor bolts – before framing.
Framing: The framing inspection is required after rough in of plumbing, mechanical, electrical (with a rough wire inspection complete) are in place. The plumbing and supply lines shall be pressurized and ready for inspection. Heating and cooling duct system shall be pressurized and ready for inspection (If required) . All draft stopping and fire blocking shall be in place. Townhouse inspections will now include pre-concealment and final inspections for the required fire sprinkler systems. The inspection is required before insulation or drywall is placed!
Wall Board: The wall covering inspection is required after placing the drywall / wall covering and before taping or compounding over joints.
Final: The final inspection is required before occupancy and after the final electrical inspection has been performed by a third party agency. The structure shall be in full compliance with the Construction Code as adopted by the Municipality under which the permit is issued. The Construction Code Permit includes the certificate of occupancy and is required to be presented to the Building Code Official at the time of final inspection.
Building Code Official
The City’s Building Code Official is Commonwealth Code Inspection Services, Inc. They are under contract to provide residential and non-residential construction code activities. Any questions regarding plan review comments and/or to schedule a construction inspection should be directed to Andrew Nelson at 1-800-732-0043.
Zoning is a method of regulating land use and structures. It is initiated by the adoption of a zoning ordinance that is designed to protect the public's health, safety, and welfare. Zoning maps define different zoning districts.
Zoning is recognized as a positive tool for encouraging certain development and for creating an attractive community. In addition, zoning now frequently attempts to control development in areas subject to flooding, to preserve natural and historic features, and save farmland.
Zoning permits are required for the following:
- Constructing or altering a structure
- Constructing an addition
- Demolishing or moving a structure (plus a separate demolition permit is required)
- Construction or placement of fences, decks, sheds and garages
- Change or alteration of the use of the property
- Installation of swimming pools and hot tubs with a water depth greater than 18”
- Erection of a sign (plus a separate sign permit is required)
Zoning Districts & Mapping
The City of Lebanon Zoning Ordinance defines requirements for 10 different zoning districts and contains community development objectives and the necessary technical provisions to regulate the use of land and structures. The ordinance establishes bulk, height, area, setback, and other standards. The Zoning Ordinance has been adopted and amended by the City of Lebanon Council and is contained in Part 13 of the Code of Ordinances. The zoning map delineates the boundaries of the specific districts or zones created in the ordinance.
Zoning Hearing Board
The City of Lebanon Zoning Hearing Board is established by the Zoning Ordinance and members are appointed by the Mayor. The Zoning Hearing Board was created to help assure fair and equitable application and administration of the Zoning Ordinance. The Zoning Hearing Board is the local court for zoning matters. The purpose of the Zoning Hearing Board is to hear requests for variances, special exceptions, and other appeals. An applicant may file an application to be heard by the Zoning Hearing Board by completing and submitting a Zoning Hearing Board Application.
The day-to-day administrative procedures provided for in the ordinance are the responsibility of Zoning Officer Christine Oakley. The duties generally involve receiving, reviewing, and issuing applications for building or zoning permits and certificates of occupancy; maintaining records of applications and permits; making inspections to determine compliance with the ordinance; notifying persons violating the ordinance; keeping zoning ordinance and maps up-to-date; and accepting applications for and presenting facts at hearings before the Zoning Hearing Board. Zoning Officer Christine Oakley can be contacted at 717-228-4490 or by emailing firstname.lastname@example.org
Permits are required to be posted and accessible to the inspector.
Home Improvement Contractors Additional Requirements
Effective July 1, 2009, all home improvement contractors must register with the PA Attorney General Office and provide the City of Lebanon with a certificate of insurance and registration number. This is enforced to protect homeowners from unscrupulous contractors.
We strongly suggest that you call the City’s Building and Zoning Division BEFORE you begin any project. The staff will be delighted to further explain the regulations as they pertain to building and zoning permits. We appreciate your cooperation, and look forward to working with you.