Building Division FAQs
Look here for questions and answers about building codes in Great Falls.
Frequently Asked Questions
Prior to hiring anyone to do work for you, ask for current copies of the contractor’s State of Montana registration, City of Great Falls License, and insurance certificates, and ask the contractor for references. Please call (406) 455-8430 if you have any questions or concerns.
Besides being a legal requirement, obtaining a permit helps to protect you, your family and your property. Trained and certified staff will review plans before construction begins and will perform inspections during the project construction. While this does not guarantee a "perfect building," it does add protection and value to the structure.
2021 IRC & IBC 105.1 - Required - Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit.
Exempt from permits - reference 2021 IRC & IBC
The owner is responsible for the permits, or he or she may designate this responsibility to the contractor. When this happens, the owner should be sure the contractor has obtained all the appropriate permits and that the contractor receives all the inspection approvals. The contractor needs to have a valid city license to legally do work within the city limits.
The Building Safety Division: Planning & Community Development, which is located on the main floor of the Civic Center, Room 112, #2 Park Drive South, in downtown Great Falls.
Fees are based on the valuation assigned to each individual project by the owner and/or contractor. If the valuation is deemed 'undervalued', the Building Division will use the International Code Council 'Building Valuation Data' (BVD). The BVD table provides the average construction costs per square foot, which can be used in determining permit fees for a jurisdiction. Commercial project valuation is based on the final bid or the BVD. Remodels are determined by contract price or the estimated value of material and labor.
Once a complete plan has been submitted and special issues have been addressed (i.e., variances, special reviews, subdivisions, etc.), the initial review takes:
Residential (single-family and duplex): 5-10 working days
Commercial: 30 business days
Some of the reasons a separate permit may be required are:
- By law, most electrical and plumbing permits can only be issued to licensed electricians and licensed plumbers.
- Certain permits are requested before the primary permit is ready (e.g., temporary use permits).
- Some projects are divided among different contractors, each with responsibility for only certain aspects of the job.
- Work in the right-of-way requires a licensed and bonded contractor.
- Certain permits are administered by different City departments.
Plans are reviewed by the type of project and in the order in which they are received. Expediting a permit would necessitate delaying another permit. There are seldom instances where each applicant is not in a hurry. The best way to expedite your permit is to submit a quality set of plans with complete and detailed information.
The Building and Planning Divisions normally review plans in the order in which they are received. The Planning & Community Development Department establishes priorities based on a first-come, first-served basis. However, projects of a minor nature are mixed in with the review of more complex plans to maintain desired time frames.
While there are instances in which a plan is not required, such as re-siding or residential re-roofing, many so-called "small jobs" are affected by building codes. The addition or deletion of a wall down the middle of a room can dramatically alter the existing and structural integrity of a building. A plan that clearly indicates the work to be done can avoid surprises and conflicts at the job site.
- Residential (new): 2 building plans and 3 site plans
- Residential (remodel): 2 building plans
- Commercial (new): 3 building plans and 3 site plans
- Commercial (remodel): 3 building plans
- Fire Sprinkler and Alarm Permit Submittals: 4 sets of plans
Residential and Commercial Plan Checklists are available at Planning & Community Development front counter at Room 112 of the Civic Center. The Civic Center is located at #2 Park Drive South.
Part of the plan review process is to examine submitted plans for conformance with all codes, laws and ordinances. This includes all phases of construction including site, structural, architectural, plumbing, mechanical and electrical drawings.
The plumbing and electrical detail may be included on single-family residences provided the location of the mechanical equipment is shown.
Commercial plans need to be stamped by a Montana-licensed architect or engineer.
Handouts are available from Planning & Community Development - Building Division, Room 112 in the Civic Center.
City ordinance requires sidewalk, curb, gutter and necessary street widening on all projects at the time of development. New residential construction and residential dwellings being increased by at least 50% need landscape submittals.
You can call the Planning & Community Development Department at (406) 455-8430 and request the status of your commercial or residential permit. Once the plan has been "Reviewed for Code Compliance", you will be notified by telephone for pickup.
Review time is based upon the number of plans currently in for review and current staffing levels. In most cases, plans are reviewed in the order in which they are submitted.
2021 International Residential Code
2021 International Building Code
2021 International Mechanical Code
2021 International Fuel Gas Code
2021 Uniform Plumbing Code
2020 National Electrical Code
2021 International Energy Code
2012 International Fire Code
The State of Montana governs the area outside the City limits. You may call (406) 841-2040 for additional information.
A "building setback" is the distance between a structure and a property line. An "arterial setback" is that distance between a structure and the center of an arterial street right-of-way. Setbacks are unique to each zoning district (areas of town). Please contact Planning & Community Development at (406) 455-8430 for further information.
In cases where curb, gutter and sidewalk improvements are not appropriate at the time of development (e.g., gravel street, no curbs adjacent to property, etc), the City Engineer may accept a SID Waiver of Protest in lieu of construction.
Inside the City limits, call the Planning & Community Development Department at (406) 455-8435.
Contact a private surveyor. You can find a list of surveyors online or in the Yellow Pages of a telephone directory. City staff is prohibited from surveying private property lines.
The minimum net opening area in accordance with the 2021 IRC section R310.1 is 5.7 square feet. Minimum net opening height is 24 inches and the minimum net opening width is 20 inches. The bottom sill height shall be no more than 44 inches from the floor. The minimum horizontal area of the window well shall be 9 square feet, with a minimum horizontal projection and width of 36 inches. Ladder and steps are required when the depth is greater than 44 inches. To obtain more information please call (406) 455-8431.
A GeoTech report is required for new Residential construction, new Commercial construction including Commercial additions, and any foundation replacement on existing buildings. The report may be waived if there is a geotechnical investigation where satisfactory data from adjacent/adjoining areas is available that demonstrates soil conditions.
Call the Planning & Community Development Department at (406) 455-8430. All inspections need to be called in the day PRIOR to the inspection day needed. Or you may call BEFORE 7:00 a.m. of the inspection day and leave a message to ensure an inspection time may be scheduled that same day.
Every permit issued shall become invalid unless the work authorized by such permit is commenced within 180 days after its issuance, or if the work authorized by such permit is suspended or abandoned for a period of 180 days after the work is commenced.
The City of Great Falls does not have a Design Review Board. Please refer to Chapter 28 - Design Review within Title 17 - Land Development Code the Official Code of the City of Great Falls (OCCGF) which provides design standards and guidelines. These standards and guidelines are administered by City planning staff.
It's a good idea to call anytime you plan on digging. Whether it is digging holes for a fence or doing major construction, you can use "One Call" by dialing 811. They will be able to assist you by contacting the various companies that have utilities buried in the ground.
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#2 Park Drive South, Room 112
Great Falls, Montana 59403
(406) 455-8430
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