Apply, Review, Inspect and Close a Livonia Building Permit
The City of Livonia uses BS&A Online for permit applications, payments, permit searches and inspection scheduling. Contractors must register with Livonia and connect their BS&A account to the City before managing their full permit history.
This guide gives homeowners, contractors, landlords and business owners the exact official route, current fees, document requirements, inspection cutoffs, local project rules and closeout steps.
Choose the Exact Livonia Permit Task
Open the Route That Matches Your Project
Each panel identifies the first action and the document most likely to delay approval.
Home addition
Submit the signed building application, construction valuation, two construction-plan sets, two plot plans and truss drawings when applicable. The current checklist also lists a $100 refundable bond. Open addition guide.
Basement finish
Show the complete floor plan, emergency egress, ceiling heights, fire blocking and insulation. Electrical, mechanical and plumbing permits are obtained after the building permit is issued. Open basement guide.
Detached garage
Provide two plot plans, two construction-plan sets and truss details when applicable. Confirm rear-yard placement, lot coverage, building separation, easements and maximum accessory-building area before ordering materials. Open garage guide.
Shed
Structures under 40 square feet are listed as permit-exempt. Sheds from 40 through 200 square feet use the zoning-permit route; structures over 200 square feet require a building permit. Open shed guide.
Fence
A zoning permit is required for a new fence, relocation, major repair or replacement. Submit fence details, a plot plan and the original signed neighbor authorization when required. Open fence guide.
Pool, hot tub or spa
A building permit is required when the water depth is more than 24 inches, the system has permanent recirculation or structural materials are involved. Electrical review is also required. Open pool guide.
New home
Prepare approved plot plans, energy calculations, soil-erosion approval, water and sewer documents, construction plans and truss drawings. The checklist lists a $500 refundable bond. Open new-home guide.
New business or commercial space
Confirm the proposed use, zoning district, site-plan status and occupancy classification before construction. A Zoning Compliance permit and Certificate of Occupancy may be required. Open business guidance.
Livonia Inspection Department Contact Information
Livonia Issues the Local Permit—Other Agencies May Issue Related Approvals
Livonia Inspection Department handles
- Residential building permits
- Commercial building permits
- Electrical permits
- Mechanical permits
- Plumbing permits
- Zoning compliance
- Construction inspections
- Certificates of Occupancy
Other approval may be needed for
- Floodplain work
- Wetland disturbance
- Soil erosion
- Water and sewer connections
- Public right-of-way work
- Tree removal
- Subdivision deed restrictions
- Civic association approval
Which Livonia Permit Fits the Project?
Project |
Start with |
Also check |
|---|---|---|
New home or residential addition |
Building permit |
Plot plan, zoning, Engineering, energy, trusses and trade permits |
Interior alteration or basement finish |
Building permit |
Egress, structural changes, electrical, mechanical and plumbing |
Electrical, furnace, air conditioning or plumbing |
Trade permit |
Building permit number, licensed contractor and per-item fees |
Detached garage over 200 square feet |
Building permit |
Plot plan, rear yard, setbacks, lot coverage, foundation and trusses |
Shed from 40 to 200 square feet |
Zoning permit |
Ratwall, rear-yard location, easements and building separation |
Fence or privacy screen |
Zoning permit |
Plot plan, neighbor authorization, civic association and final inspection |
Deck |
Building permit |
Footings, attachment, framing, stairs, guards and property setbacks |
Swimming pool, hot tub or spa |
Building permit |
Electrical permit, plot plan, barrier, equipment and refundable bond |
Commercial alteration or new building |
Planning and building review |
Site plan, zoning use, fire, accessibility, Engineering and special inspections |
New business or change of occupancy |
Zoning Compliance |
Construction permits, life safety and Certificate of Occupancy |
Apply for a Livonia Permit in Seven Steps
Confirm the permit and plan requirements
Use the City’s residential or commercial checklist before opening the application.
Create and activate a BS&A account
Homeowners and contractors can apply online for building, zoning, electrical, plumbing and heating permits.
Link a contractor account to Livonia
Open Municipalities, choose City of Livonia, select View My Activity and use the “I have a pin” link.
Search the property and choose the permit
Verify the address and parcel before selecting building, zoning or trade work.
Upload complete plans and supporting documents
Submit the application, plot plan, construction drawings, contractor documents, approvals and valuation information.
Monitor review and answer every correction
Most permits require about two weeks. Projects with plan review average two to three weeks.
Pay and verify formal issuance
Permit fees are due when the permit is issued. Do not begin work merely because plans were accepted.
What to Prepare Before Opening BS&A
Property and applicant
- Exact job-site address
- Parcel number
- Owner’s legal name
- Applicant phone and email
- Detailed project description
- Estimated construction cost
Plans and site information
- Plot or site plan
- Floor plans
- Building elevations
- Foundation and framing details
- Truss drawings when applicable
- Energy calculations when required
Contractors and approvals
- Michigan contractor license
- Livonia registration
- Driver’s-license copy
- Workers’ compensation information
- Civic association approval
- Engineering or EGLE approvals
Builders and Trade Contractors Must Register With Livonia
Registration package
- Completed registration form
- Current contractor license
- Master or specialist license when applicable
- Driver’s-license copy
- Workers’ compensation details
- License-holder signature
- Notarization when required
- Applicable registration fee
Published registration fees
Residential building contractor: $15 until license expiration
Electrical master or fire alarm contractor: $10 until license expiration
Other trades: $15 until license expiration
Sign erector: $40
Garage, Shed, Fence, Deck and Pool Requirements
Project |
Livonia guidance |
Practical action |
|---|---|---|
Detached garage |
Building permit required when the accessory building exceeds 200 square feet |
Confirm maximum area, rear-yard placement, lot coverage and building separation |
Accessory-building height |
Detached accessory buildings are listed with a 16-foot maximum height and ten-foot maximum sidewall |
Show grade, wall height and roof peak on the elevation drawing |
Shed under 40 square feet |
Current shed checklist states that no permit is required |
Still confirm placement, easements and deed restrictions |
Shed from 40 to 200 square feet |
Zoning permit route with construction drawings, plot plan and required ratwall |
Keep the 24-inch-deep concrete ratwall visible for inspection |
Shed separation |
Minimum four feet from detached garage and ten feet from dwelling or attached garage |
Dimension all structures on the plot plan |
Fence |
Zoning permit required for new, relocated, rebuilt or substantially repaired fence |
Submit dimensions, material, plot plan and signed authorization when applicable |
Fence inspection |
One final inspection normally closes the fence permit |
Call MISS DIG 811 and schedule before the permit becomes inactive |
Deck |
City deck form lists 42-inch footing depth and detailed guard, stair and attachment requirements |
Complete the City deck form rather than submitting only a product brochure |
Pool permit threshold |
Permit required for depth over 24 inches, permanent recirculation or structural construction |
Show pool, barrier, equipment, property lines and electrical work |
In-ground pool |
Current checklist lists a $500 refundable bond and an electrical permit |
Keep bond, permit and trade fees separate in the project budget |
Check Environmental and Engineering Dependencies Early
Within 500 feet of water
The residential application asks whether the property is within 500 feet of a lake, river, stream, wetland, drain or other open watercourse.
Floodplain or wetland work
Engineering drawings and permits from Livonia or Michigan EGLE may be required before the building permit can be approved.
Tree and right-of-way work
Tree-removal or public right-of-way permits may be required through Engineering or Public Works.
New Businesses Need Zoning and Occupancy Approval
Zoning Compliance
Zoning Compliance identifies the occupant, business type, emergency contact and whether the use is allowed in the zoning district.
Livonia states that it is required for nonresidential moving, alteration, repairs, change of use or change in occupancy type.
Published single Zoning Compliance fee: $111
Certificate of Occupancy
The Inspection Department issues Certificates of Occupancy for new construction and new businesses.
- Confirm the land use is permitted.
- Complete construction and trade permits.
- Resolve fire and life-safety requirements.
- Pass required final inspections.
- Do not occupy before authorization.
Rental Homes Require a Livonia Rental License
Single-family rental
$105
$45 license plus $60 inspection in the published application.
Two-family rental
$145
$55 license plus $90 inspection in the checklist.
Inspection process
The initial fee includes the initial and final inspection. Additional reinspections can create another charge.
Construction Codes Enforced in Livonia
Livonia Building Permit Fees
General building fees are based on the accepted construction value. The total combines the building fee, plan-review fee and a $45 administration fee.
Accepted construction value |
Building |
Review |
Admin |
Published total |
|---|---|---|---|---|
Under $1,000 |
$45 |
$25 |
$45 |
$115 |
$4,001–$5,000 |
$85 |
$25 |
$45 |
$155 |
$9,001–$10,000 |
$135 |
$30 |
$45 |
$210 |
$19,001–$20,000 |
$235 |
$52 |
$45 |
$332 |
$29,001–$30,000 |
$335 |
$74 |
$45 |
$454 |
$39,001–$40,000 |
$435 |
$96 |
$45 |
$576 |
$49,001–$50,000 |
$535 |
$118 |
$45 |
$698 |
$59,001–$60,000 |
$635 |
$140 |
$45 |
$820 |
$69,001–$70,000 |
$735 |
$162 |
$45 |
$942 |
$79,001–$80,000 |
$835 |
$184 |
$45 |
$1,064 |
Project-Specific Published Fees
Project or service |
Published amount |
Additional requirement |
|---|---|---|
Wood deck |
$120 total |
$50 permit + $25 review + $45 administration |
Above-ground pool |
$130 total |
Electrical permit and two plan/plot-plan sets |
In-ground pool |
$170 total |
Electrical permit plus $500 refundable bond |
Shed from 40–200 sq. ft. |
$111 total |
$66 zoning fee + $45 administration |
Zoning Compliance |
$111 |
Used for applicable nonresidential occupation or use changes |
Residential addition bond |
$100 refundable |
Permit and plan-review fees are based on construction cost |
New-home bond |
$500 refundable |
Permit, review, Engineering and trade fees are separate |
Electrical permit |
$40 minimum + $45 administration |
Per-item fees and registration may apply |
Mechanical permit |
$40 minimum + $45 administration |
Calculated from equipment and work items |
Plumbing permit |
$40 minimum + $45 administration |
Calculated from fixtures, piping and work items |
Schedule and Pass Livonia Permit Inspections
Online scheduling
Use BS&A Online with the permit number and correct inspection type.
Next-business-day cutoff
Verified requests submitted before 3:30 PM are normally scheduled for the next business day.
Inspection hours
Inspections are generally performed Monday–Friday between 9:30 AM and 3:30 PM, excluding holidays.
On inspection day
- Call inspector between 8:30 and 9:00 AM
- Ask for an AM or PM window
- Keep approved plans on site
- Provide safe access
- Leave concealed work visible
- Have manufacturer instructions ready
Cancellation and corrections
- Cancel before 9:00 AM on inspection day
- Read the entire correction notice
- Call the assigned inspector with technical questions
- Complete every cited item
- Keep corrected work visible
- Schedule reinspection only when ready
Basement and Addition Inspection Order
Stage |
Inspection |
Before proceeding |
|---|---|---|
Underground or foundation |
Footings, foundation, underground plumbing or utilities when applicable |
Keep trenches, reinforcing and underground work visible |
Rough trades |
Rough plumbing, mechanical and electrical |
Complete concealed trade work and fire blocking |
Rough building |
Framing, structural connections and approved plan layout |
Obtain applicable rough-trade approvals first |
Insulation |
Wall-cavity insulation and energy details |
Do not install drywall before approval |
Open ceiling |
Ceiling systems above removable acoustic tiles when applicable |
Leave ceiling cavity accessible |
Final trades |
Final plumbing, mechanical and electrical |
Install and operate all fixtures and equipment |
Final building |
Final building and project closeout |
Complete final trade inspections first |
What the BS&A Status Means
How to Resubmit Plans Without Creating Another Delay
Separate comments by department
Identify building, zoning, Engineering, fire, electrical, mechanical and plumbing comments.
Respond to each comment in writing
Use the same numbering as the reviewer and identify the revised sheet or detail.
Update every affected drawing
Do not change the floor plan while leaving conflicting elevations, structural sheets or schedules.
Use clear revision dates
Remove obsolete files and identify the current plan set.
Upload the complete revision package
Check BS&A after submission to confirm that the documents appear in the record.
Wait for issuance before changing the work
A field change can require revised-plan approval before installation continues.
Find an Old, Open or Expired Livonia Permit
Search by permit number first
Use the number from an invoice, permit card, inspection report or contractor document.
Try the property address and parcel
Remove suite or unit information when a detailed address produces no result.
Review every connected record
A project can have separate building, electrical, plumbing, mechanical, zoning and occupancy permits.
Check the inspection history
Verify that required rough, final and Certificate of Occupancy inspections passed.
Request help when records are incomplete
Use the official Inspection contact form with the address, approximate year, permit number and document requested.
Ten Livonia Permit Problems to Avoid
- Using the wrong phone number or unofficial permit portal.
- Starting construction before formal issuance.
- Submitting incomplete or inconsistent plans.
- Leaving property lines, easements or setbacks off the plot plan.
- Using a contractor who is not licensed or registered.
- Ignoring civic association or deed restrictions.
- Missing Engineering, floodplain, wetland or tree approvals.
- Failing to obtain electrical, plumbing or mechanical permits.
- Covering work before inspection.
- Assuming the building final automatically closes every permit.
What to Say When Contacting Livonia Staff
“I am planning [exact work] at [address and parcel number]. Which building, zoning, Engineering and trade permits apply, and which project checklist should I follow?”
“I created a BS&A account under [email and company]. Please explain the City registration and PIN-linking step needed to view our Livonia permit activity.”
“Application [number] received comments dated [date]. I uploaded revised sheets and a numbered response identifying where every item was corrected.”
“I found permit [number] at [address], but it does not appear closed. Which inspection, trade permit, fee or occupancy document is still required?”
Do Not Treat the Project as Finished Until These Are Complete
- Livonia jurisdiction confirmed
- Correct permit types identified
- Plot plan or survey completed
- Zoning approval complete
- Engineering approval complete
- Environmental approvals obtained
- Contractor registered
- Complete plans submitted
- Review corrections resolved
- Fees and bonds paid
- Permit formally issued
- Approved plans kept on site
- Inspections scheduled on time
- Failed items corrected
- Trade permits finalized
- Occupancy document obtained when required
Livonia Inspection Department Map
City Hall hours: Monday–Friday, 8:30 AM–5:00 PM.
Call 734-466-2580 before making a special trip or delivering large plan sets.
Open the Correct Livonia Portal, Form or Guide
Livonia Building Permit FAQs
Where do I apply for a Livonia building permit?
Use the City of Livonia BS&A Online portal. Homeowners and contractors can apply for building, zoning, electrical, plumbing and mechanical permits.
What is the correct Livonia Inspection Department phone number?
The official Inspection Department number is 734-466-2580. The department is located in the City Hall Annex at 33000 Civic Center Drive.
How long does a Livonia permit take?
The City states that most permits have about a two-week lead time when all required information is provided. Projects requiring plan review average two to three weeks, depending on workload, season, scope and project size.
How do I schedule a Livonia inspection?
Schedule through BS&A using the permit number and inspection type. Verified requests submitted before 3:30 PM are normally scheduled for the next business day.
How are Livonia building permit fees calculated?
General building fees are based on the accepted construction value. The total combines the building fee, plan-review fee and a $45 administration fee. Electrical, mechanical and plumbing permits use per-item fee schedules.
Do Livonia contractors need to register with the City?
Yes. Contractors must register before using the inspection portal for the first time. Residential builders pay a published $15 registration fee until license expiration, while other contractor categories have separate fees.
Does a Livonia shed require a permit?
The current City checklist states that a shed under 40 square feet does not require a permit. Sheds from 40 through 200 square feet use the zoning-permit route, and structures over 200 square feet require a building permit.
Does a Livonia fence require a permit?
A zoning permit is required to erect, replace, relocate, rebuild or substantially repair a fence or privacy screen. A plot plan, fence details and signed neighbor authorization may be required.
When does a pool require a Livonia permit?
A building permit is required when a residential pool, hot tub or spa is more than 24 inches deep, has a permanent water-recirculation system or uses structural construction materials.
How do I find an old or open Livonia permit?
Use Building Department Record Search in Livonia BS&A. Search by permit number first, then by address or parcel. Review all building and trade records and confirm final or closed status.
Official Information Used for This Guide
Building-Department.org is an independent informational guide and is not the City of Livonia.
This page was checked against the official Livonia Inspection Department, BS&A portal, residential and commercial permit libraries, project guidebooks, permit checklists, contractor-registration form, current code notice, fee schedule, staff directory, Planning Department and Engineering contacts.
Last verified: July 22, 2026.
Forms, fees, codes, staffing, inspection availability and online portal screens can change. Confirm time-sensitive information with the City before filing, paying or beginning work.
Khushboo Bobade is a public records researcher and editorial writer specializing in government service documentation and construction permit systems.
Her research focuses on explaining building permits, inspection procedures, zoning regulations, and public permit records maintained by local government building departments across the United States.
Professional profile: View LinkedIn Profile
Check Permit Type, Estimate Fees, Prepare Inspections and Find Official Building Department Links
Use this free tool before applying for a building permit, booking an inspection, checking zoning rules, or searching permit records. It helps homeowners, contractors, landlords, buyers, and business owners understand the next step before visiting the official building department portal.
What building department task do you need help with?
Choose your goal. The tool will suggest the right next step, what to prepare, and which official page to check.
Before starting work, check whether your project needs building, zoning, electrical, plumbing, mechanical, right-of-way, or HOA approval.
Many portals require contractor registration, license details, insurance, plans, owner authorization, and inspection scheduling access.
Building Permit Type Finder
Select the project type to understand which permits or reviews are commonly required. Always confirm with the official local building department.
Permit Fee Estimate Calculator
Estimate a rough permit fee using project value and common percentage-based review assumptions. Local minimum fees, technology fees, impact fees, reinspection fees, and trade fees can change the final amount.
Inspection Readiness Checklist
Use this before scheduling framing, electrical, plumbing, mechanical, roofing, final, or certificate-related inspections.
Zoning and Setback Pre-check
Use this before applying for a permit when your project may affect land use, setbacks, lot coverage, height, parking, signs, fences, accessory structures, or business use.
Plan Review Timeline Estimator
Estimate how complex your review may be. Local staffing, incomplete plans, corrections, holidays, fire review, zoning review, and outside agency review can change timing.
Permit Records Search Helper
Use this if you are trying to find old permits, inspection history, certificate of occupancy details, open permits, or code-related records.
Official Building Department Resource Finder
Enter city/county and state to create safe searches for official permit portals, inspection scheduling, building codes, zoning maps, forms, fees, and contact pages.
Building Department vs Planning/Zoning
- Building Department: permits, plan review, inspections, code compliance, certificates.
- Planning/Zoning: land use, setbacks, height, lot coverage, signs, parking, variances.
Best sitewide placement
Place this tool after the first main guide section or before FAQs. It turns a normal article into a practical permit-preparation page.
Important note
This tool gives educational guidance only. Final permit requirements, fees, inspections, forms, and deadlines must be confirmed with the official local building department.