North Strabane Township, Pennsylvania Building Permit Guide

North Strabane Township runs its own building department: the Department of Community Development at 1957 Route 519, Canonsburg (724-745-8880), whose two building code officials review plans and inspect, including electrical, plumbing and mechanical work. Applications go through the township’s CivicGov online portal. Under Resolution 2025-24 (adopted December 16, 2025, revised May 26, 2026) a residential building permit costs 0.65% of the construction cost with a $150 minimum, plus the $4.50 state fee, and residential review takes seven to ten days.

What requires a building permit in North Strabane?

The township’s building permit page says a permit is needed to build, enlarge or demolish a building, to change the use or occupancy of a building or structure, and to install or alter any plumbing, electrical or mechanical system or equipment. Its list names chimneys, stoves and sewage lateral repairs as well as the usual building work.

The township publishes no list of work that is exempt, so ask Community Development before treating a small job as permit-free. Homes in a subdivision with a homeowners’ association need the HOA’s approval uploaded with the application.

What North Strabane decides and what the state holds

North Strabane opted in to enforce the Uniform Construction Code with its own staff from April 28, 2004, and L&I’s list shows it kept building code amendments that predate the UCC. The building code itself is the state’s; the township sets the zoning and subdivision and land development ordinances (on Municode), its fee resolution, impact fees, the HOA upload rule and the dye-test certificate at sale. Sewer service and taps sit with the North Strabane Township Municipal Authority (NSTMA), whose appointed inspector performs dye tests. The township’s 2026 Comprehensive Plan has its own project site.

North Strabane building department: who handles permitting

Permits come from the Department of Community Development, formed by joining the township’s code enforcement and planning offices. It has four state-certified inspectors: the director, who is also the Zoning Officer and runs the Planning Commission agenda; two building code officials who handle residential and commercial plan review and inspections; and a code enforcement officer for the property maintenance code. The building code officials also administer the electrical, fire, fuel gas, mechanical and plumbing codes, so there is no outside agency to deal with for those trades.

North Strabane permit types

The township moved building, zoning and planning applications to its CivicGov portal; applicants register, fill in the application and upload the documents. Paper forms still posted on the township site cover the Zoning Hearing Board, conditional use, zoning verification letters, home occupations, no-impact home businesses, the lien letter and the dye test.

Residential permits

A house, addition, garage or deck application needs a plot plan or survey showing where the work sits, so zoning compliance can be checked; construction drawings with floor plans, structural members, floor and roof spans and a materials list; the deed or other proof of ownership; the contractor’s workers’ compensation proof; proof of a sewer tap or septic permit where one applies; and HOA approval in an HOA development. Drawings need a Pennsylvania architect’s or engineer’s seal only where the code requires it. For decks, the township’s Basic Deck Dimension and Specifications sheet lets an owner fill in joist, beam and post sizes for a single-level deck; it follows the American Wood Council prescriptive guide, calls for a 36-inch minimum railing with balusters that stop a 4-inch sphere, and sends decks carrying hot tubs to a design professional.

Building or remodeling a home here? Alliance handles residential permit applications, so the crew isn't waiting on the counter.

Commercial permits

Non-residential permits are priced at 0.80% of cost, and separate mechanical, plumbing and electrical permits, pools and trailer placements are each charged at the same rate. Commercial review takes longer than residential because it includes a required disability and accessibility review, and the schedule adds a $150 review fee. Land development (site plan) applications need sealed plans under the subdivision and land development ordinance plus a $2,000 review deposit.

For tenant improvements and new commercial builds, Alliance handles commercial building permits through issuance. More on this: commercial building permits explained.

What comes before the building permit

• Zoning and hearings. The Zoning Hearing Board decides variances and special exceptions; the fee is $300 for residential and $400 for commercial requests, with the legal advertisement invoiced after the hearing. A conditional use hearing costs $350 residential or $500 non-residential, plus advertising, legal, engineering and court reporter costs.
• Subdivision and land development. The five-member Planning Commission reviews plans and advises the Supervisors. A minor subdivision of up to five lots is $500; a major one is $1,000 plus $100 for each lot over six.
• Sewer. New buildings on public sewer need an NSTMA tap permit; sewage is treated at the Canonsburg-Houston Joint Authority plant, which has its own tap application. Lots without sewer need a septic permit before the building permit.
• Impact fees. The fee schedule lists a North traffic impact fee of $1,327, a South traffic impact fee of $1,015 and a $1,250 recreation fee in lieu; Community Development can say which applies to a given lot.
• Driveways and roads. Driveways and sidewalks in a township right-of-way need a permit, and road openings cost $150; work onto a state road needs a PennDOT Highway Occupancy Permit, uploaded with the application.
• Floodplain and stormwater. The township participates in the National Flood Insurance Program and runs an MS4 stormwater program; grading permits start at $100 for under 1,000 cubic yards.

North Strabane permit costs and fees

The fees are set by Resolution 2025-24, the township’s 2026 Permit and Fee Schedule, adopted December 16, 2025 and revised May 26, 2026. All fees are paid in advance, and legal, consultant and engineering costs for reviews, appeals or inspections are billed on top. Card payments carry a 3.80% charge.

Two worked examples: a $40,000 residential addition costs $260 in building permit fees (0.65% of $40,000), while a $20,000 deck works out to $130 at 0.65% and so pays the $150 minimum. The $4.50 state fee is added to both. Sewer taps are a separate NSTMA charge of $5,100 per equivalent dwelling unit ($1,300 collection and $3,800 capacity, Resolution 2022-03, in effect since June 21, 2022).

Other lines in the same resolution: grading permits run from $100 for less than 1,000 cubic yards to $2,510 for 150,001–200,000 cubic yards, plus $65 for each 10,000 cubic yards beyond 200,000. Signs cost $35 under 30 square feet, rising to $80 plus $10 per 25 square feet over 100 square feet, with $25 added for illumination. A short-term rental needs a $50 zoning permit every year, and a holding tank requires a $2,500 bond.

Trade permits and who may pull them

North Strabane’s own building code officials handle the electrical, plumbing, mechanical, fuel gas and fire code work under the UCC, so trade work is reviewed and inspected by the same office that issues the building permit. The fee schedule shows no separate residential charge for trade permits (marked N/A); on commercial jobs mechanical, plumbing and electrical permits cost 0.80% of the trade work’s cost. Altering electrical or plumbing systems, installing a wood or coal stove and repairing a sewage lateral are all on the township’s permit list. Fire sprinkler inspections are $20 residential and $50 non-residential.

The township does not post a local electrician, plumber or contractor license requirement; it asks for the contractor’s workers’ compensation proof with every application. Home improvement contractors register with the state Attorney General under HICPA.

How to apply for a North Strabane building permit

Review, corrections and what causes delay

Once a complete application is in, residential review and issue take seven to ten days, well inside the state’s 15-business-day limit; commercial review takes longer because of the accessibility check, within the state’s 30 business days. No work may start before the permit is issued. Any engineering or legal review the township orders is billed to the applicant.

Inspections in North Strabane

Every inspection the job needs is printed on the building permit placard when it is issued. Call 724-745-8880 to schedule; inspections must be booked 24 hours ahead and are taken first come, first served. The township’s building code officials do all the inspections, including the trade rough-ins, and the occupancy permit ($50 residential, $100 non-residential) closes out the job.

Dye test at a home sale

The township lists a $150 dye test certification among its real estate closing fees. The Application for Document of Certification asks for the buyer’s name and the expected closing date and goes to the township office with the fee. An inspector appointed by NSTMA checks that downspouts, roof leaders, area and driveway drains and the fresh-air vent do not send stormwater into the sanitary sewer, and any violation must be fixed before the certificate is issued. Homes without public sewer need no dye test. If weather prevents testing, the Township Manager (724-745-8880) can arrange an alternative. The township also issues the $35 municipal lien letter used at closings, and certificates can be expedited for $10.

Pennsylvania building code in North Strabane

North Strabane enforces the Uniform Construction Code with its own building code officials under its April 28, 2004 opt-in. FEMA’s Community Status Book lists North Strabane Township (community 422151) as participating in the National Flood Insurance Program, with flood maps effective September 30, 2015. Appeals from a building code decision go to the UCC Board of Appeals ($300 residential, $400 non-residential, plus advertising and court reporter costs).

Pennsylvania has one Uniform Construction Code for the whole state, based on the 2021 International Codes since January 1, 2026. Most municipalities enforce it themselves or through a certified third-party agency; where a municipality has opted out, the Department of Labor and Industry handles commercial work and home owners hire a certified agency. Counties do not issue building permits. Pennsylvania rules

North Strabane permit search and official resources

Applicants track their own applications in the CivicGov portal; there is no public permit search. For permits or plans on a property you do not own, send a Right-to-Know request on the township’s form to Nst@Northstrabanetwp.com. The township’s ordinances, including zoning and subdivision rules, are on Municode, and current meeting agendas and minutes are posted through the township’s CivicClerk page.

• North Strabane Department of Community Development
• Building permits: what needs one and review times
• Permit applications and forms
• 2026 Permit and Fee Schedule (Resolution 2025-24)
• Dye test application (document of certification)
• Basic deck dimensions and specifications
• Zoning Hearing Board variances and special exceptions
• North Strabane Township Municipal Authority
• NSTMA tapping fee resolution 2022-03
• Right-to-Know requests
• Pennsylvania L&I municipal UCC elections list
• FEMA Community Status Book, Pennsylvania

North Strabane building permit FAQs

How much is a building permit in North Strabane?

0.65% of the construction cost for residential work (minimum $150) and 0.80% for non-residential work (minimum $200), plus the $4.50 state fee, under Resolution 2025-24.

Can I apply online?

Yes. Building, zoning and planning applications go through the township’s CivicGov citizen portal, where you register and upload the drawings and documents.

Do I need a permit for a fence or shed in North Strabane?

Yes. A fence needs a $50 zoning permit, and a shed under 500 square feet needs a $50 zoning permit. Sheds are also on the township’s building permit list.

How long does plan review take?

Seven to ten days for residential work once the application is complete; commercial reviews take longer because they include an accessibility review.

Is there a dye test when I sell my house?

For a home on public sewer, the township’s closing fees include a $150 dye test certification, and any violations found must be fixed before the certificate is issued. The form says homes without public sewer need no dye test.

Who inspects electrical work in North Strabane?

The township’s own building code officials, who administer the electrical, plumbing, mechanical, fuel gas and fire codes along with the building code.

What does a sewer tap cost?

The Municipal Authority’s tapping fee is $5,100 per equivalent dwelling unit under Resolution 2022-03.

Simplify North Strabane Township permitting with Alliance Permitting

Alliance Permitting is a permit documentation and submission company in Pennsylvania. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.

This guide is provided by Alliance Permitting for general information about North Strabane Township permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.