Building permits in Orem are issued by the Building Safety Division of the city’s Community Development Department, 56 North State Street (801-229-7198), with applications through the city’s online submittal system, My City Inspector. Orem sits immediately north of Provo in Utah County and permits separately from both Provo and Utah County, whose Building Division serves unincorporated areas only.
This guide covers the full online submittal requirement, the fence permit carve-out that sends applicants to the wrong queue, the trade work the city says always needs a permit, the doubled fees for unpermitted work, and how the statewide codes apply.
This guide covers work inside Orem city limits. Provo, Vineyard, Lindon and Utah County are separate authorities.
Two Orem rules pull in opposite directions. Fence permits do not require building permits and should not be filed through the building portal — unless the fence is masonry or concrete, or includes a retaining wall. But furnace and air conditioning replacements always require a mechanical permit, and water heater replacements always require a plumbing permit. Those are among the most commonly missed permits anywhere in Utah.
What requires a permit in Orem?
The City of Orem Building Safety Division issues building permits for work inside Orem city limits. Orem sits immediately north of Provo in Utah County and permits entirely separately from it, and from Utah County, whose Building Division serves unincorporated areas only. The Provo-Orem boundary runs through continuous urban development, so the postal address is no guide.
The city requires full online submittal for building permits, which means creating an account in the online submittal system before you can file. Once registered, the Building Permit Portal is where you check the progress of an application and schedule or view inspections.
Permit required
- New residential and commercial construction, additions and remodels
- Basement finishes and tenant improvements
- Furnace and air conditioning replacements, which always require a permit
- Water heater replacements, which always require a plumbing permit
- Masonry or concrete fences, and any fence including a retaining wall
- Structural alterations, relocation and demolition
- Electrical service changes, panel work and new circuits
- Solar photovoltaic systems and battery storage
Typically exempt
- Ordinary fences that are not masonry, concrete, or a retaining wall (from the building permit; they need a separate Fence Permit)
- Purely cosmetic finish work that alters no regulated system
- Like-for-like minor repairs not affecting structure or a system
- Routine maintenance that does not extend or reroute a system
Utah adopts one construction code for the whole state; cities and counties enforce it, and any local amendments are set by the Legislature. Utah rules
Orem building department: who handles permitting
Registration comes first. The city requires full online submittal, so an account in the online submittal system is a prerequisite rather than a convenience, and the Building Permit Portal then serves as the single place to track progress and handle inspections.
The fence carve-out is worth understanding rather than memorising, because the logic is structural. An ordinary fence is a zoning question — height, location, sight lines — rather than a building code question. A masonry or concrete fence, or one incorporating a retaining wall, is a structure carrying load, which is why it crosses back into the building permit system.
Building without a permit doubles the fees here — all of them. The city applies the doubling across building, electrical, plumbing and mechanical permits rather than to the building permit alone. On a project that should have carried four records, that is a substantial multiple rather than a modest penalty. There is also a published re-inspection fee charged per callback inspection.
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Get a free quote →| Detail | Information |
|---|---|
| Authority | City of Orem Building Safety Division, Community Development, 56 North State Street, Orem, UT 84057; 801-229-7198 |
| Submittal | Full online submittal; an account is required |
| Portal | Orem Building Permit Portal (My City Inspector), for progress and inspections |
| Fences | No building permit unless masonry, concrete, or with a retaining wall |
| Mechanical | Furnace and AC replacements always require a permit |
| Plumbing | Water heater replacements always require a permit |
| Unpermitted work | Doubles all permit fees, across every discipline |
| Re-inspection | A published fee per callback inspection |
| Governing code | Utah Title 15A statewide adopted editions |
| County | Utah County permits unincorporated areas only, not Orem |
Do not file a fence through the building permit portal. Orem states that fence permits do not require building permits and should not be applied for through the building permit portal — unless the fence is masonry or concrete, or includes a retaining wall. Filing an ordinary fence there puts it in the wrong queue; failing to file a masonry fence or retaining wall leaves a structure unpermitted. The distinction is whether the fence carries load.
Orem, Provo and Utah County are three different permitting authorities. Orem and Provo share a boundary running through continuous urban development, and Utah County's Building Division serves unincorporated areas only — it cannot permit an Orem address at all. Vineyard, Lindon, Pleasant Grove and Springville are separate again. Confirm from the parcel.
In 2025, building permits issued in Orem authorized 26 new privately owned housing units, all of them single-family homes, according to the U.S. Census Bureau Building Permits Survey.
Orem permits: record types and what each covers
The record catalog is conventional, but Orem is unusually clear about which routine work always needs a permit and which does not need a building permit at all.
Not sure this scope needs a permit?
Get a free quote →Residential permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | New dwellings, additions, and accessory structures above the local size threshold | Plan review against the state-adopted 2021 International Residential Code with Utah amendments, plus zoning and setbacks | Valuation-based |
| Addition | Added conditioned or unconditioned space attached to an existing dwelling | Structural and energy review; since 1 July 2026 houses follow Utah's own energy chapter in the residential code, with one set of insulation values statewide | Valuation-based |
| Renovation / alteration | Structural changes, layout changes, or added plumbing, mechanical, or electrical | Plan review scaled to scope; a change that alters egress, structure, or a system is reviewed even where the footprint does not move | Valuation-based |
| Reroof | Roof covering replacement, recover, and structural deck repair | Deck and dry-in inspection; plan review rarely required, but a change of assembly type can trigger a structural check | Valuation or squares |
| Solar photovoltaic | Rooftop or ground-mount arrays, with or without battery storage | Single local review covering both the structural attachment and the electrical scope; there is no separate state electrical record in Utah | Flat or system-size based |
| Battery energy storage | Wall or floor-mounted storage added to a dwelling | Electrical review plus fire separation, ventilation, and location check | Flat or per-permit minimum |
| Electrical | Service changes, panel upgrades, new circuits, EV chargers, meter sets, and rewiring | Local trade review and local inspection against the 2023 National Electrical Code, which applies statewide | Per-permit or per-device |
| Plumbing | New piping, repipes, fixtures, gas piping, and water heater replacement | Local trade review; performed by a contractor holding the matching state licence classification and qualifier | Per-permit minimum or per-fixture |
| Mechanical / HVAC | Changeouts, new ductwork, and refrigeration | Local trade review; changeout volume is heavy given Utah heating loads and wide seasonal swings | Per-permit minimum or per-unit |
| Patio cover and shade structure | Attached and detached covers, ramadas, and carports | Structural review for wind uplift and attachment, plus zoning for setbacks and lot coverage | Valuation or flat |
| Swimming pool | In-ground and above-ground pools and spas | Barrier, bonding, and electrical review; the state code adopts the residential provisions of the 2024 International Swimming Pool and Spa Code | Valuation or flat |
| Manufactured home set-up | Placing or re-siting a manufactured or modular home | Federal HUD label for manufactured homes or a state decal for modular units, with local zoning, floodplain, foundation, and utility connection review | Flat or per-unit |
| Demolition | Full or partial demolition of a dwelling or accessory structure | Utility disconnect confirmation, dust control where earthmoving is involved, and site restoration check | Flat |
| Mechanical replacement permit | Furnace and air conditioning replacements | Always required; the city states it explicitly | Per the city schedule |
| Water heater permit | Any water heater replacement | Always requires a plumbing permit | Per the city schedule |
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Call 1-855-478-4290 →Commercial permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New commercial construction | Ground-up commercial, industrial, and institutional buildings | Concurrent review against the state-adopted 2024 International Building Code with Utah amendments, plus fire and zoning | Valuation-based |
| Tenant improvement / upfit | Interior fit-out of an existing tenant space | Building, trade, and life-safety review; accessibility attaches on change of use | Valuation-based |
| Change of occupancy | Converting a building or space to a different use group | Occupancy classification, egress, and accessibility review | Valuation or flat |
| Commercial electrical | Service, distribution, and branch circuit work | Local trade review and local inspection; Utah has no central state electrical permit for either residential or commercial work | Per-permit or valuation |
| Commercial plumbing | Process piping, fixtures, backflow, and grease waste | Local trade review; backflow and grease interceptor sign-off where applicable | Per-fixture or valuation |
| Commercial mechanical | Rooftop units, kitchen exhaust and hood systems, and refrigeration | Local trade review; hood and suppression systems draw fire review alongside mechanical | Per-unit or valuation |
| Commercial reroof | Roof covering replacement on a commercial structure | Deck, dry-in, and attachment inspection | Valuation or squares |
| Signage | Wall, ground, and illuminated signs | Zoning review for size and placement, plus electrical where illuminated | Flat or per-sign |
| Grading and drainage | Clearing, grading, and site work that alters drainage | Civil review of grading and drainage, separate from the building permit | Acreage or valuation |
| Dust control permit | Earthmoving, trenching, and construction dust on a qualifying site | Utah Division of Air Quality, not the building department; a fugitive dust control plan is required for qualifying sites larger than a quarter acre | Set by the Utah Division of Air Quality where a dust control plan is required |
| Commercial demolition | Full or partial demolition of a commercial structure | Utility disconnect, asbestos notification, dust control, and site restoration | Flat or valuation |
| Masonry or concrete fence | Fences carrying load, or with a retaining wall | Filed as a building permit, unlike an ordinary fence | Per the city schedule |
| Unpermitted work | Work started before a permit issued | Doubles all permit fees across every discipline | Double the normal fee |
Residential
- Building and trade permits are issued and inspected by the same local authority
- There is no separate state electrical permit — electrical is a local record
- A state contractor licence in the correct classification is required, with a named qualifier where the classification demands one
- Properties on septic need on-site wastewater approval before ground is broken
Commercial — multi-discipline
- Concurrent review across building, trades, fire, and zoning
- Signed and sealed plans across every affected discipline
- The licensee's classification must match the actual scope of work
- Accessibility and life-safety review attach to any change of occupancy
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Get a free quote →Records you will actually see in Orem
| Record | What it covers |
|---|---|
| Building permit | New construction, additions, remodels and alterations |
| Mechanical permit | Furnace and air conditioning replacements, always required |
| Plumbing permit | Water heater replacements, always required |
| Electrical permit | Service changes, panel work and new circuits |
| Masonry or concrete fence | Filed as a building permit, unlike an ordinary fence |
| Retaining wall | Also filed through the building permit route |
| Solar photovoltaic permit | Arrays, inverters and battery storage |
| Basement finish | A common Orem residential record |
| Certificate of occupancy | Once every required inspection is clear |
Solar permits in Orem
Solar in Orem is permitted and inspected by the city under Utah's statewide adopted editions, filed through the city's online submittal system. The Utah rule governing every trade here is the edition split: the building, plumbing, mechanical, fuel gas and energy codes moved to their 2024 editions in July 2026, while the residential code stayed on 2021 and the electrical code on 2023. Reading the building code year and inferring the electrical year gets rapid shutdown, labelling and conductor requirements wrong. Note the city's doubling rule applies across disciplines, so an array installed ahead of its electrical permit costs considerably more than the permit would have. Utah Valley snow load is a real structural input on the attachment.
Roofing permits in Orem
A roof covering replacement is permitted work and follows the ordinary sequence. Two Orem points apply: a published re-inspection fee is charged per callback inspection, so request only when the work is ready; and building without a permit doubles all permit fees rather than only the building record. Utah Valley roofing is designed against snow load and freeze-thaw.
Solar and roofing work follow the statewide code, and utilities run interconnection on their own timeline. Utah rules
Orem permit cost
Permit fees follow the city's adopted schedule, with building fees valuation-driven and plan review assessed alongside, and trade permits charged per discipline. Fees are handled through the same portal as application and inspections.
Two published figures shape the economics here. Building without a permit doubles all permit fees across building, electrical, plumbing and mechanical, and a re-inspection fee is charged per callback inspection. Both reward getting the record right and the work genuinely ready before requesting.
| Fee component | How it works |
|---|---|
| Building permit fee | Valuation-based under the city's adopted schedule |
| Plan review | Assessed alongside the building permit |
| Trade permits | Electrical, plumbing, mechanical and gas per discipline |
| Unpermitted work | Doubles all permit fees, across every discipline |
| Re-inspection fee | Charged per callback inspection |
| Masonry or concrete fence | Permitted as a structure rather than a fence |
| Fire review | Through the local fire authority where the scope applies |
Want a precise number for a specific Orem project? Send us the scope and we will price the permit path before you file.
Orem trade permits
The trades are permitted and inspected by the city under Utah's statewide adopted editions, and Orem is more explicit than most about which routine replacements are permitted work.
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Get a free quote →Electrical permits
Required for service changes, panel work, new circuits, solar and EV charging. Utah's adopted electrical code did not move in the 2026 transition, so confirm the edition rather than inferring it from the building code year.
Plumbing permits
Required for new piping, repipes, fixtures and — the city says so explicitly — water heater replacements always require a plumbing permit. It is among the most commonly missed permits in Utah, and unpermitted work doubles the fee.
Mechanical permits
Required for ductwork, ventilation and — again stated explicitly — furnace and air conditioning replacements always require a mechanical permit. Utah Valley carries a genuine heating load alongside summer cooling, so both ends of the equipment picture matter.
Fences and retaining walls
A useful boundary case. An ordinary fence is a zoning matter: it does not need a building permit, and the city asks you not to file one through the building portal, but it does need a separate Fence Permit, which can be submitted online. A masonry or concrete fence, or one incorporating a retaining wall, does need a building permit, because it is a structure carrying load.
Contractors are licensed by the state Division of Professional Licensing, and a business licence must name a qualifier. Utah rules
Orem permit application: how to apply step by step
Here is how to get a building permit in Orem, from confirming the requirement through to close-out. Each step below corresponds to a real decision point where projects commonly stall.
Provo shares a boundary running through continuous development, and Utah County cannot permit an Orem address because it serves unincorporated areas only.
The city requires full online submittal, so create the account in the online submittal system before you need to file.
Furnace and air conditioning replacements always require a mechanical permit; water heater replacements always require a plumbing permit.
An ordinary fence does not need a building permit and should not go through the building portal. A masonry or concrete fence, or one with a retaining wall, does.
Title 15A sets the editions. Keep the residential and electrical split straight against the building, plumbing and mechanical codes.
Use the Building Permit Portal to check progress and to schedule or view inspections, and make sure the work is ready before requesting.
Inspections in Orem
Inspections are scheduled and viewed through the Building Permit Portal, the same system used to track application progress. A published re-inspection fee is charged per callback inspection, so requesting before the work is genuinely ready has a direct cost.
The doubling rule is worth restating at close-out because it applies across disciplines. Where work has been done without a permit, the city doubles all permit fees — building, electrical, plumbing and mechanical — rather than only the building record. On a retrofit where several trades ran ahead of the paperwork, that compounds quickly.
Close-out follows the ordinary sequence to the certificate of occupancy once every required inspection has passed. Make sure the trade records the city says are always required have actually been pulled and closed, not just the building permit.
Utah law lets you use a third-party inspection firm when the building department cannot inspect within three business days. Utah rules
Orem permit search and official resources
These are the primary Orem and Utah sources behind this guide. Adopted editions changed recently, so confirm the position for your filing date.
Inspections are where schedules slip.
Get a free quote →- City of Orem building permits
- Utah Code Title 15A, State Construction and Fire Codes Act
- Utah Code Section 15A-2-103, adopted code editions
- Utah DOPL contracting
- Utah DOPL licence lookup
- Utah State Fire Marshal plan review
- Utah State Construction Registry
Frequently asked questions
Do I need a permit to replace my furnace or air conditioner?
Yes, always. Orem states that furnace and air conditioning replacements always require a mechanical permit. It is among the most commonly missed permits in Utah, and unpermitted work doubles the fees.
Do I need a permit to replace a water heater?
Yes. The city states that water heater replacements always require a plumbing permit. Like mechanical replacements, it is routinely missed and routinely expensive to catch up on.
Do I need a permit for a fence?
Not a building permit, but a Fence Permit. Orem states that fence permits do not require building permits and asks that you not apply for them through the building permit portal — they are submitted online as a separate Fence Permit — unless the fence is masonry or concrete, or includes a retaining wall, in which case a building permit is needed.
How do I apply?
Through full online submittal. The city requires it, which means creating an account in the online submittal system. After registering, the Building Permit Portal is where you check application progress and schedule or view inspections.
What happens if I build without a permit?
The city doubles all permit fees — building, electrical, plumbing and mechanical — rather than only the building record. On a project that should have carried several trade permits, that is a substantial multiple.
Is there a re-inspection fee?
Yes, charged per callback inspection. Make sure the work is genuinely ready before requesting, because a wasted visit has a direct and published cost.
Which codes apply?
Utah's statewide adopted editions under Title 15A. The building, plumbing, mechanical, fuel gas, energy, existing building and pool codes moved to 2024 editions in July 2026; the residential code remains 2021 and the electrical code 2023.
Can Utah County permit my Orem project?
No. Utah County's Building Division serves only unincorporated areas of the county and says so on its own page. Orem permits its own work, as do Provo, Vineyard, Lindon, Pleasant Grove and Springville.
What if the city cannot inspect in time?
Utah law lets you use a third-party inspection firm when the city or county cannot inspect within three business days of your request. Pick a firm from the building department's approved list and tell the building department which firm you will use before you hire it.
Do I need fire sprinklers in a new house?
Not by force of the state residential code, which Utah amended to remove the model requirement for automatic sprinklers in new one- and two-family dwellings and townhouses. Local fire requirements can still apply.
Does my permit affect lien rights?
Yes. A city, town or county that issues a building permit for a private project must send the permit information to the State Construction Registry within 15 days, and the contractor must post a copy of the permit at the site.
Do I need a licensed contractor?
In almost all cases. Utah licenses contractors through the Division of Professional Licensing, and a business licence must name a qualifier. The licence is valid statewide; besides it, state law requires only a business licence from the city or county where the contractor's main office is.
Simplify Orem permitting with Alliance Permitting
Orem is clear about the things most cities leave ambiguous — which replacements always need a permit, which fences do not, and what unpermitted work costs. Using that clarity is most of the job. Alliance Permitting prepares, files and tracks Orem permits through issuance.
Trusted by leading builders, developers, and national contractors — 21+ years of filing in the jurisdictions we write about.
Contractors and builders choose Alliance for Orem because the work is done by people who have stood at the counter:
- We pull the mechanical and plumbing records the city says are always required.
- We route fences correctly, so ordinary fences do not clog the building queue.
- We file before work starts, because the doubling here applies across every discipline.
- We file with the city, since Utah County cannot permit an Orem address at all.
Alliance Permitting is a permit documentation and expediting service in Utah. We are not a law firm and do not provide legal advice, and we are not the permitting authority.
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More Utah permitting guides
This guide is provided by Alliance Permitting for general information about Orem permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.