Tenant Improvement Permits in Portland, Step by Step

Portland Permitting and Development requires a building permit to repair, alter or change the occupancy or use of an existing commercial structure, or of a multi family building with three or more units. For a new tenant moving into a space, that permit is the tenant improvement, or TI.

Step 1: Research the space

• Zoning and use. Confirm the use is allowed in the zone and whether the change triggers site upgrades.

• Existing occupancy and permits. If no permit record exists, occupancy may be established through a life safety appeal. Otherwise, unpermitted work is treated as new.

• The shell permit. TI permits cannot be submitted for review until the shell permit is issued, and cannot be issued until the shell has final approval or substantial completion.

• Seismic. Requirements under Portland City Code Title 24.85 can apply, and unreinforced masonry buildings need extra care.

• System development charges if the use adds customers, traffic or resource use.

Step 2: Early assistance

The City offers a free 15 minute appointment, and a preliminary life safety meeting for complicated building or fire code questions. Both are worth it before a set is drawn.

Step 3: The submittal

• Building permit application, life safety completeness checklist and shell TI acknowledgement statement.

• Architectural, structural, electrical, mechanical, plumbing and landscape drawings as the scope requires.

• A building code summary.

• Erosion control and stormwater plans where the work affects the site.

• Commercial SDC form and simplified approach form, as applicable.

• Separate electrical, mechanical and plumbing permits, applied for after the building permit is approved.

Drawings must be to scale where needed to verify code compliance, at least 11 by 17, with text no smaller than 3/32 inch or 12 point.

Steps 4 to 6: Submit, review, issue

1. Apply through DevHub. Most projects use the Single PDF process.

2. Reviewers issue checksheets for corrections. Track status on PortlandMaps.

3. The permit issues only after all fees are paid.

Steps 7 and 8: Inspections

Every permit needs a final approval inspection. Schedule through DevHub or by phone with the IVR or permit number and the inspection code. Common failed inspections come from no access, incomplete work or code violations.

Common questions

Do I need a permit for a tenant improvement in Portland?

Yes. A building permit is required to repair, alter or change the occupancy or use of an existing commercial structure.

Can I submit my TI before the shell permit is issued?

No. TI permits cannot be submitted for review until the shell permit is issued.

Do I need an architect for a Portland TI?

The City requires a licensed architect in certain cases, including buildings over 4,000 square feet, floor to ceiling heights over 20 feet, structural alterations and changes of occupancy.

What if the space has no permit history?

Occupancy may be established through a life safety appeal. Otherwise, unpermitted work is treated as new work.

How SASHKOV handles it

• Researches zoning, permit history, occupancy and seismic triggers before design.

• Prepares the TI set and building code summary, with the architect and engineers the space requires under one SASHKOV contract.

• Submits through DevHub and answers every checksheet in one complete response.

• Coordinates trade permits and inspections through final.

Where a building requires a licensed architect or engineer of record, SASHKOV brings them into the contract.

Taking over a former restaurant? Read Taking Over a Second-Generation Restaurant Space. Changing the use too? Read Change of Use or Occupancy in Portland.

Signing a lease? Send the address and planned use, and SASHKOV will map the TI path and timeline in business days.