When do I need a permit?

If your property is located in a City historic district, you need a permit for any exterior work, except painting of wood trim, even if the work would ordinarily not require a permit from the Building Division. Tuckpointing, replacement of roof shingles, new windows or doors, and painting or cleaning of stone or brick, all require a "CRO" permit.

An historic district is an area or neighborhood that is important because of historic events, its architecture or cultural significance, or a connection to the lives of the people who lived there.

A historic district must meet other requirements:

• Buildings and structures within the district generally must be 50 years old
• Many demolitions or new buildings have not altered its historic appearance
• District resources should be similar in style, massing, detailing and/or date of construction
• The buildings in the district must retain their original architectural character
• The area must have clearly defined boundaries

There are two types of historic districts:

National Register Historic Districts

The National Register is a nation-wide list of buildings or areas certified by the Secretary of Interior as important architecturally, historically or culturally. Individual buildings and those in a district are eligible for Federal and Missouri State tax credits for rehabilitation and tax deductions for easement donation. Listing a building on the National Register does not trigger local review of changes to the building unless the project is Federally funded.

Local Historic Districts

City of St. Louis local historic districts are created by local ordinance, and are regulated by the historic district design standards in that ordinance. These standards vary from district to district and are developed by the neighborhood. "Certified" local historic districts have been determined to qualify for the National Register. These districts enjoy the same tax credit benefits as National Register districts. There are fourteen local historic districts in the City of St. Louis. In local districts, all changes to the exterior of a building must be reviewed by the staff of the City of St. Louis Preservation Commission for compliance with the district's design standards.

For a National Register District to be formed, a nomination form must be completed. The application must be submitted to and approved by the State Historic Preservation Officer and then by the National Park Service, acting on behlaf of the Secretary of the Interior. For information on nominations, contact the staff of the Cultural Resources Office at 622-3400.

The process for local historic districts is somewhat different. A petition must be filed by the staff of the City of St. Louis Preservation Commission, the alderman of that ward, or by the owners of 10% or more of the land within the proposed district. After numerous public hearings, the Commission, the Community Development Commission, the Board of Public Service, and the Board of Aldermen must approve the petition.

What is a permit?

Basically, a permit is an agreement between the City and the applicant whereby the applicant agrees to follow the City Codes and the City agrees to inspect the construction to ensure that Codes are followed.

The easiest answer to this question is simply "for your own protection." A permit guarantees the work will be inspected by the City. The inspector may discover poor work, faulty materials, deviations from plans, and violations of the Code that may result in unsafe or hazardous conditions for you and your family.

Another important consideration is the fact that it is a violation of City Ordinance not to have a permit when the work being performed requires one. Failure to obtain the necessary permits may result in prosecution in the Housing Court with a maximum possible fine of $500 plus court costs.

Generally speaking, a building permit is required when any structural change or major alteration is made to a building or when any new construction is undertaken. Normal maintenance does not require a permit in most instances . Separate permits for plumbing, electrical, and mechanical work are also required when applicable.

No, if you live in a historic district and apply for exterior work, your project will automatically be referred to the Cultural Resources Office by the Building Division when you make your application. Property located outside historic districts is not reviewed by the staff. There may be other departments, however, such as the Building Division or Zoning, that will require a permit.

If you are considering a large project like an addition or new building, you may wish to apply to the Cultural Resources Office for a Preliminary Review. A Preliminary Review by the CRO staff or the Preservation Board will provide guidance to bring your project into compliance with historic standards, before actually making a permit application. There is no cost for this review. An on-line preliminary review form is also available.

If your property is located within one of the City's fourteen historic districts, you may need to apply for a permit for exterior work where a permit from the Building Division might otherwise not be required. These permits are called "CRO-only" permits and cover:

• exterior painting (masonry only)
• gutters and downspouts
• windows and doors
• repair or replacement of decorative trim
• tuckpointing
• lighting
• awnings and canopies
• street furniture
• similar exterior work.

These permits are required because:

1. The citizens of the historic district have sponsored a local ordinance containing design standards. The staff of the City of St. Louis Preservation Commission review the applications for these permits to insure that the work complies with the design standards of the historic district.
2. The design standards are written and enforced to protect the architectural integrity of the buildings in the district. This enforcement has proven to stabilize, and even enhance, property values.
3. Many owners do not know how to properly maintain historic property. The Commission staff are experts in historic building maintenance. They are happy to help building owners maintain their property in ways that will ensure their future value.
   

For further information about historic district design standards contact the Cultural Resources Office 622-3400.

An application for a permit is made in Room 425, City Hall. The application can be made by the homeowner or the contractor. Legally however, the property owner is responsible for obtaining a permit.

Some permits, such as fences, rear porches or decks, trim repair and tuckpointing can be approved over-the-counter. Other permits may require more time for review because they need additional information, require revisions to comply with the historic district standards, or because our staff must visit the site. However, most of our permits are approved within 5 working days.

In order to apply, the owner and/or the contractor must have two photographs (front and back) of the building or site, showing clearly the location of the project. The application must also include a description of the work to be performed and/or architectural drawings for the work proposed, a site plan of the project (drawn to scale or clearly dimensioned) and a small application fee. If the project is for work on a single-family house or other small residential property, the plans generally do not need to be sealed by a registered architect.

• The Owner:
• must post the permit on the jobsite during the entire time of construction.
• The Building Contractor:
• must inform the Building and Inspection Section 24 hours before starting work.
• must call for an inspection before pouring concrete floorings
• must call before pouring concrete in reinforced concrete construction (otherwise a load test will be required.)
• must call for framing inspection.
• The Plumbing Contractor:
• must call for an inspection involving: "ground rough", "roughs", and finishes.
• The Mechanical Contractor:
• must call when work is completed and ready for inspection.
• The Electrical Contractor:
• must call when work is completed and ready for inspection.