New Permit Advisor
Find out what permit you need — or if you need one at all — before spending time on applications
Answer a few questions about your project and the AI will tell you exactly what permit type is required, whether you're at risk of denial, what documents to prepare, and estimated timeline — before you submit anything.
Drop site plans, drawings, or surveys here
PDF, PNG, or JPG · Multiple files supported
Address Zoning Lookup
Type a Boston address to instantly see its zoning district, parcel data, and dimensional requirements
Work that never requires a permit in Boston
Confirmed by ISD — no filing needed
✓ Interior painting
✓ Carpet / flooring replacement
✓ Cabinet replacement (same location)
✓ Cosmetic tile work
✓ Furniture & fixture swaps (like-for-like)
✓ Landscaping (non-structural)
✓ Fence under 6ft (residential)
✓ Gutter cleaning / minor repairs
Electrical, plumbing, and gas work always require separate permits regardless of scope, even for simple fixture swaps in some cases. When in doubt, call ISD: 617-635-5300.
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Denials analyzed this session
62%
Curable without ZBA hearing
~$300
Avg. saved in consultant fees
Permit Denial Analyzer
Cross-references Boston Zoning Code, ISD requirements, and 780 CMR
Upload your ISD denial letter and/or construction plans, or paste the denial text below. The AI will classify your violation, determine if it can be cured without ZBA, and generate a step-by-step action plan.
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Drop denial letter
PDF, PNG, JPG
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Drop plans here
PDF, PNG, JPG · Multiple OK
📐 FAR / Floor Area Ratio
↔️ Setback (front/side/rear)
↕️ Building height
🟦 Lot coverage
🚫 Use / zoning mismatch
📄 Missing documents
🅿️ Parking requirements
🏛️ State building code (780 CMR)
Pre-Submission Checklist
Complete before filing with ISD to prevent automatic denial
Most Boston ISD denials are preventable. Inconsistent dimensions, wrong permit type, and missing documents account for over 40% of refusals. Check these before you submit.
Completion0 of 12 complete
- Correct permit type selected CriticalShort Form = cosmetic/minor work only, no structural changes. Long Form required for additions, structural work, change of use. Wrong form = immediate stall at counter.
- Zoning district confirmed via BPDA Zoning Viewer CriticalVisit bostonplans.org. Confirm your exact district and check for overlays: flood plain, design review district, landmarks, Coastal Flood Resilience Overlay (CFROD).
- FAR, setbacks, height, and lot coverage calculated CriticalCompare proposed project against the dimensional table for your specific district. FAR excess and setback violations are the #1 cause of Boston ISD denials.
- Dimensions consistent across ALL documents CriticalSurvey lot size must exactly match architectural drawings. A 1 sq ft discrepancy triggers automatic return. ISD audits every number across every sheet.
- Licensed MA contractor as applicant of record RequiredLong Form applications must be filed by a MA licensed contractor — not the homeowner or architect. Homeowners may file Short Form only.
- Two sets of stamped construction documents RequiredArchitectural (existing + proposed), structural if applicable, MEP for relevant projects. Stamped by a MA registered professional.
- Zoning Code Summary sheet prepared RequiredLong Form applications require a Zoning Code Summary documenting all dimensional standards and compliance status. This is a separate sheet.
- Energy code compliance letter included RequiredMA Stretch Energy Code or 2009 IECC compliance letter required for most construction projects.
- FEMA flood zone checked Common denialIf in a FEMA flood zone: include Flood Design Affidavit and Flood Elevation Certificate. Check msc.fema.gov.
- Article 80 threshold checked Common denial≥50,000 sqft = BPDA Article 80 Large Project Review. 15,000–50,000 sqft = Small Project Review. Missing this triggers denial without prejudice.
- Overlay district requirements addressed Common denialDesign Overlay = BPDA design review. Landmark district = Landmarks Commission review. Historic districts add further review layers.
- Separate permits identified (electrical, plumbing, gas) RequiredThese are issued separately alongside the building permit. Identify all at the start to prevent inspection delays.
ZBA Appeal Process Guide
From ISD refusal letter to ZBA decision
Critical deadline: 45 days from your ISD refusal letter to file a ZBA appeal. Miss this and you wait one full year before reapplying — unless dismissed without prejudice.
1
Receive ISD refusal letter Day 0
ISD issues a written refusal identifying specific code violations. Request it via ISDpermits@boston.gov for a timestamped record. This date starts your 45-day window.
📌 Keep the envelope — postmark date matters if there's ever a deadline dispute.
2
Assess: cure vs. appeal
Can the violation be fixed by redesigning plans? Reducing addition size to meet FAR, adjusting walls to meet setbacks. If as-of-right compliance is achievable, resubmit — no ZBA needed.
💡 Use the Denial Analyzer tab for an instant cure-vs-appeal assessment.
3
File ZBA appeal Within 45 days
File at permitsonline.boston.gov or in person at 1010 Massachusetts Ave, 5th Floor (Mon–Fri, 8am–4pm). Fees: $150 flat for residential ≤3 units. $150 per violation for all others.
🖥️ Online portal is fastest — avoid in-person wait times.
4
BPDA review 4–8 weeks
BPDA reviews your appeal and issues a written recommendation. Advisory only — ZBA makes the final call. Contact your neighborhood council during this period; their support influences BPDA's recommendation.
5
ZBA public hearing
Weekly hearings. You or a representative (attorney, architect, contractor) must appear. Bring: revised plans, photos, tax bill, neighbor petitions, and hardship documentation for variances.
⚖️ Variance = unique physical hardship specific to your property. Special permit = lower standard.
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ZBA decision & finalization
Meet every condition before ISD issues the final permit. "Dismissed without prejudice" lets you refile sooner than the 1-year wait. Track your case at boston.gov ZBA decisions page.
BOA / ISD Case Lookup
Enter any Boston case or permit number to see its type, status guidance, and where to track it
Enter a BOA case number (e.g. BOA-1542657) or ISD permit number (e.g. ERT-1526697). PermitIQ will identify the case type, explain what it means, and tell you exactly where to track its status.
Common Boston Case Number Formats
BOA-XXXXXXX
Board of Appeal — zoning variance or special permit
ERT-XXXXXXX
ISD permit — building, electrical, or trade permit
ALT-XXXXXXX
Alteration permit — renovations or additions
SF-XXXXXXX
Short form — minor work, no plan review required