Building & Zoning

Permit Applications Submitting:

Permit Applications are submitted by email: Beth Waters –

The following is required at the time of submittal:

• Permit Application (Please make sure to print legibly and submit as a PDF file)

• Constructions Drawings (Single PDF set, no image files, unlocked for commenting)

• Site Plan

• Contractor Registration Application including all the required documentation listed on the application.

(If you have already registered as a contractor with the City of Moraine and all your documentation is up to date, you can skip this requirement.)

Please call 937-535-1039 to verify your submittal was received and to provide payment information. We accept MC/Visa by phone or checks made payable to City of Moraine. If no one answers, please call 937-535-1000 to request a status update on your submittal.

If you are paying by check and your permit fees have been verified, please make checks payable to City of Moraine. Checks can be dropped off in person or mailed to the following address:

City of Moraine
Building & Zoning Department
4200 Dryden Road
Moraine, OH 45439

Please allow AT LEAST 15 business days to process your application. Please make sure to print legibly. If there are revisions required, you will receive an email from or from a plans examiner with National Inspection Corporation (NIC).

Once your permit is approved and we have received all the necessary information, we will email the approved copy to the applicant listed on the application. Please make sure you review your entire permit, specifically the Inspection Requirements listed on page 3.

Permits & Inspections – 937-535-1039

Community Development Secretary , Beth Waters – 937-535-1039

• Links

• Forms

• Meeting Dates

What is a building permit?

A building permit gives you legal permission to start construction of a building project in accordance with approved drawings and specifications. Some permits are required for change of use or occupancy.

When do you need a building permit?

• Any change of use, structural alteration and or addition to a building, alteration to electrical/mechanical systems, will require a permit.

• Commercial buildings, new dwellings and additions/alterations to these structures.

• Garages, pole barns, residential sheds over 200 square feet in area or commercial sheds over 120 square feet. (under 200 square feet require a zoning permit)

• Residential porches and decks that have at least one of the following – attached to the building, over 200 square feet in area, 30 inches in height above grade or serve an exit door. (under 200 square require a zoning permit)  All commercial porches and decks require a zoning or building permit.

• Typically cosmetic items such as siding, painting, spouting, etc. do not require a permit. A roofing permit is not required by this department. (When replacing rafters or roof structure a residential or commercial building permit is required) However, any work that is not required to have a permit that is addressed by the adopted building code still must comply to the code.

If you are planning to build or expand a house or business facility, you must first obtain a building permit and zoning certificate. If you are changing the use of a building contact Building & Zoning to find out if a new certificate of occupancy and/or zoning certificate is necessary. Contact Montgomery County Building Regulations to obtain plumbing permits.

The forms listed are in Adobe Portable Document Format (PDF). The Adobe Acrobat Reader is required to read and print PDF files. The Acrobat Reader may be downloaded from Adobe at no cost by clicking here.

The following documents are available online:

Building Fees/Permits

• 2024 Code Update Information

• Current Code Information Handout

• Residential Permit Application  (including, but not limited to: New Construction, Remodeling, Electrical Gas Piping/HVAC, Decks, Demolition, Sheds (over 200 sq ft), Tents, Temporary Structures)

• Commercial Permit Application  (including, but not limited to: New Construction, Remodeling, Fire Suppression, Fire Sprinkler Electrical, Sheds (over 120 sq ft), Gas Piping/HVAC, Digital Billboards, Demolition)

• Occupancy Application

• Sign Permit Application

• Contractor Subcontractor Registration Form

• Typical Decks Details


• Zoning Application  (including, but not limited to: Fence, Sheds (under 200 sq. ft), Above Ground Swimming Pools)

• Zoning Map – Interactive

• Zoning Map – Download

• Planning and Zoning Code

Property Maintenance

• Property Maintenance Code

Flood Plain Regulations

• Flood Map Information

BZA Meeting Schedule

The meetings are scheduled on the first Tuesday of every month as needed and are held in the Council Chambers of the Moraine Municipal Building , 4200 Dryden Road . All meetings begin promptly at 6:00 p.m.

All BZA meetings are open to the general public. Please check the bulletin board at the Municipal building for changes in the schedule and for any special meeting dates and times. If there are any questions regarding a BZA meeting, please feel free to contact Nick Sorice, City Planner – 937-535-1037.

In order to submit an application for a variance to the Board of Zoning Appeals (BZA). The submit deadline is at 5:00 p.m. on the Tuesday three weeks prior to the scheduled meeting for which you intend to submit your application.

The City of Moraine Building Department is committed to preserving the public health, safety, and welfare in all jurisdictions under our authority in the new construction environment through the effective, efficient use, and enforcement of current residential and commercial building code requirements of the State of Ohio.

Should you have any questions regarding codes or construction, please feel free to contact us. The City of Moraine Inspectors are members of the following organizations, which can also help answer your code questions.