Plan check guide · Boston
Boston’s Inspectional Services Department reviews building plans under the statewide Massachusetts building code, with the Fire Department reviewing fire alarm and suppression plans separately. This guide collects what ISD, the Boston Fire Department, and partner agencies publish: review paths, code basis, submission rules, and what the submittal checklists ask designers to show.
In Boston, the Inspectional Services Department (ISD) reviews building plans under the Massachusetts State Building Code, 780 CMR, 10th edition, submitted through ISD’s online portal with plans stamped by a Massachusetts-registered design professional. A short-form/minor permit covers work that does not change use, exits, fire protection, or living area and usually needs no plans; a long-form/alteration permit is required for new construction, additions, and most other work, and fire alarm or suppression systems are reviewed separately by the Boston Fire Department as Tier II plans.
Boston at a glance
| Question | What the official source says | Source |
|---|---|---|
| Who reviews building plans? | The Inspectional Services Department (ISD), with the Fire Department, Boston Water and Sewer Commission, the Boston Planning & Development Agency, and other agencies reviewing the scopes that touch their systems. | Inspectional Services | Boston.gov |
| Which code applies? | The Massachusetts State Building Code, 780 CMR, 10th edition, based on the 2021 I-Codes. It took effect October 11, 2024, and permit applications must comply with the 10th edition only as of January 1, 2025. | Town of Marshfield, MA - 10th Edition MA State Building Code Update |
| How are plans submitted? | Long-form applications go through ISD’s Online Permits & Licenses portal with plans stamped by a Massachusetts-registered design professional; fire alarm and suppression plans go separately to the Fire Department as a single bookmarked PDF converted from CAD. | Boston Fire Department ePlan Submittal Requirements |
| How long does review take? | Short-form permits can take about a week with correct documents; long-form permits typically take about 4 to 5 weeks if no zoning or building relief is needed. Eligible office-renovation projects can use the Fast Track Program, which targets 7 days. | Boston ISD - Navigating the Permit Process (guide) |
| What’s the difference between short-form and long-form? | A short-form/minor permit covers work that does not change use, exits, fire protection, or living area and usually needs no plans. A long-form/alteration permit is required for new construction, additions, structural repairs, occupancy changes, and fire suppression or alarm installations. | Boston ISD - Navigating the Permit Process (guide) |
| What happens if my project does not conform to zoning? | ISD refuses the application, and the applicant must appeal within 45 days, complete a community review, and obtain a Zoning Board of Appeal decision before ISD’s Plans Examiner resumes final review. | Boston ISD - Navigating the Permit Process (guide) |
Sources reviewed September 12, 2026. Requirements change; confirm the current version with City of Boston Inspectional Services Department.
Who reviews
ISD reviews the building permit itself. Several other agencies review or approve the scopes that touch their systems, some of which must clear before ISD can complete the permit.
Reviews and permits fire alarm systems, sprinkler and special-suppression systems, and place-of-assembly egress plans; these 'Tier II' fire-system plans are reviewed by BFD's Fire Protection Engineers after or alongside the 'Tier I' architectural plans ISD uses to issue the building permit.
Reviews and approves site plans for water, sewer, and storm drain connections and stormwater management before a General Service Application (GSA) can be filed; a Rough Construction Sign-off from ISD is itself a prerequisite for filing the GSA.
Confirms zoning designation and use through its Zoning Viewer; runs Article 80 Small Project Review and Large Project Review for projects above floor-area thresholds, and reviews qualifying large projects for Net Zero Carbon Zoning compliance.
Hears appeals and variance requests when a proposed project does not conform to zoning; ISD will not complete final plan review on an appealed application until the ZBA decision is issued and its 20-day appeal period has passed.
Design review ('Historical Approval') for work on Individual Landmarks or properties in a local historic district; ISD's Building Division will not complete the permit application until Landmarks Commission requirements are met.
Review paths
For work that does not change a building's use, exits, fire protection, or living area; typically does not require plans.
Required for new construction, additions, structural repairs, occupancy/use changes, ADUs, and installing fire suppression or alarm systems; requires submitting building plans (and a certified plot plan) to ISD for review and approval.
Expedited review for commercial office-space renovations only (not residential or retail) that need no zoning determination, occupancy/use change, or substantial structural alteration; requires an owner-approval letter and a design-professional affidavit.
Separate permit for any space where 50 or more people gather; reviewed first by BFD intake, then ISD Planning & Zoning for the occupant-load stamp, then BFD final review and stamping before an inspection is scheduled.
Short-Form permits may take about 1 week with all correct documents; Long-Form permits can take roughly 4 to 5 weeks depending on project size, if the application needs no building or zoning relief. (source) The Fast Track Program targets approval within 7 days for eligible office-renovation projects, down from a standard timeline the program describes as about 4 weeks, provided all required documents are in order. (source) The Place of Assembly permit process is described as taking a few days to a few weeks total for intake, plan review, and inspection. (source) The Zoning Board of Appeal meets every other week; due to case volume and legal notice requirements it can take up to several weeks for an appeal to be heard, followed by a required 20-day appeal period after the decision before plans return to ISD's Plans Examiner. (source) BWSC site plan approvals are valid for one year from approval; after that, the site plan must be reactivated with a narrative letter and new plan before work can proceed. (source) Once an ISD building permit is issued, work must commence within six months and continue without interruption; ISD may approve extensions in some cases. (source) Fire alarm system permits are valid for one year after approval; extensions require contacting the Fire Prevention Division. (source)
What ISD asks for
Boston does not publish an issued correction list. These items come from ISD’s Building Permit Application Checklist, the Certified Plot Plan instructions, the Boston Fire Department’s ePlan submittal requirements, and the Boston Water and Sewer Commission’s site plan checklist. Paraphrased from the department’s published documents, grouped by topic. The documents do not rank items by how often they are issued.
| Topic | What the published document asks for | Code cited | Sheets that usually change | Where it appears |
|---|---|---|---|---|
| Code analysis | New construction over 35,000 cubic feet must include a Building Code Narrative Report along with a Zoning Code Summary. | — | Cover sheet / code analysis narrative | Building Permit Application Checklist, 'Under/Over 35,000 ft3' new-construction section |
| Occupant load and egress width | Egress plans for places of assembly must show occupant load calculated for each floor and space by a Massachusetts-registered architect or engineer, along with full exit routes and their effective widths. | — | Egress/life-safety plan | Place of Assembly Permit page, egress plan requirements |
| Number and separation of exits | Each exit shown on a place-of-assembly egress plan must be uniquely labeled, with the main exit clearly identified and documentation of its adequate capacity. | — | Egress/life-safety plan | Place of Assembly Permit page, egress plan requirements |
| Path of travel in alterations | Where full compliance with the state's accessibility regulations is impracticable, an applicant may seek a variance from the Architectural Access Board, processed through the City's Disabilities Commission rather than through ISD plan review itself. | 521 CMR 4.1 | Accessibility narrative / variance application (not a drawing sheet) | Disabilities Commission - Submitting an Architectural Access Board Variance page |
| Special inspection | New buildings over 35,000 cubic feet require a Construction Control Documents Affidavit signed by every Massachusetts-registered design professional involved, consistent with the state code's construction-control provisions. | 780 CMR 107 | Structural/architectural general notes; affidavit filed with application | Building Permit Application Checklist, 'Over 35,000 ft3' new-construction section |
| Special inspection | Fast Track applicants must submit a signed affidavit from the approved independent architect or engineer confirming periodic site oversight of the work during construction. | — | Affidavit filed with application; general notes | Fast Track Permit Program page, submission requirements |
| Deferred submittals | Fire alarm and special-suppression system plans (Tier II) are a separate submittal reviewed by the Fire Department, distinct from the Tier I architectural plans ISD uses to issue the building permit, and must reference acceptance by the Tier I design professional of record. | — | Fire alarm/suppression plan cover sheet | Boston Fire Department ePlan Submittal Requirements, General Content Requirements item 1 |
| Sheet coordination | Plans must be organized into individual sets bearing the correct project address rather than combined across unrelated projects. | — | Cover sheet / plan set organization | Building Permit Application Checklist, 'All Applications' section |
| Structural calculations and signatures | For all application types, plans must be stamped and signed by a Massachusetts-registered design professional and drawn to scale as required. | — | Title block / all drawing sheets | Building Permit Application Checklist, 'All Applications' section |
| Geotechnical report | New buildings over 35,000 cubic feet require a geotechnical report with foundation recommendations, prepared and stamped by a Massachusetts-registered professional engineer. | — | Foundation plan / structural general notes | Building Permit Application Checklist, 'Over 35,000 ft3' new-construction section |
| Energy compliance | Most permit types (new construction, additions, ADUs, Fast Track) must include a Stretch Energy Code Compliance Letter, or a 2009 IECC energy-conservation submittal where the stretch code does not apply. | — | Energy compliance forms / cover sheet | Building Permit Application Checklist, multiple sections |
| Green building | Qualifying large new-construction projects (generally 15+ residential units, 20,000+ sq ft, or 50,000+ sq ft additions filed after July 1, 2025) must demonstrate compliance with Net Zero Carbon Zoning during Article 80 Development Review, including a full lifecycle embodied-carbon assessment for Large Projects. | — | Article 80 submission materials; energy/carbon compliance narrative | Mayor Michelle Wu Announces Passage of Groundbreaking Net Zero Carbon Zoning (press release) |
| Plumbing fixture count | Place-of-assembly egress plan submittals must include plumbing fixture calculations alongside occupant load and exit information. | — | Egress plan / restroom plans | Place of Assembly Permit page, egress plan requirements |
| Fire sprinklers and alarms | New buildings over 35,000 cubic feet, ADUs with more than two units, and Fast Track projects must include a Fire Alarm/Fire Sprinkler Narrative and a hydraulic calculation report. | — | Fire protection/fire alarm construction documents | Building Permit Application Checklist, multiple sections |
| Fire sprinklers and alarms | Fire alarm and suppression system (Tier II) plans need a stamp accepting the plans from the fire protection engineer or architect of record responsible for the Tier I plans, a riser diagram for each system, and an equipment legend on every sheet. | — | Fire alarm/suppression plans, riser diagrams | Boston Fire Department ePlan Submittal Requirements, General Content Requirements |
| Site plan information | A certified plot plan must be a stamped, scaled drawing by a state-registered engineer or land surveyor showing the lot's boundary lines, total square footage, and all existing structures on the land such as decks, pools, garages, fences, and driveways. | — | Certified plot plan | Certified Plot Plan (instructions), 'What is a Certified Plot Plan?' |
| Site plan information | Site plans submitted to BWSC must show stormwater retention sized to infiltrate the first inch of rainfall times the site's impervious area, along with pre- and post-construction drainage calculations. | — | Site/utility plan, drainage calculations | BWSC Site Plan Review Checklist, Section D (Drain) |
| Site plan information | Projects in the Flood Hazard District must show a clearly defined vertical datum, elevations of utilities located below the Design Flood Elevation, and an Initial Construction Control Document signed by a registered design professional. | — | Site plan; utility/foundation plan | Permitting in the Flood Hazard District page |
Respond and resubmit
After an ISD refusal letter, the applicant must submit an appeal within 45 days, complete a community review coordinated by the Mayor's Office of Neighborhood Services, obtain a ZBA hearing and decision, and let the 20-day appeal period lapse before plans return to the ISD Plans Examiner for final review. Source
The ISD Plans Examiner notifies the applicant in writing if additional documents are needed to finalize the review. Source
Boston Fire Department plan review corrections must be resubmitted in the same format (electronic ePlan or paper) as the original submission. Source
Place of Assembly applications submitted without egress plans meeting the stated requirements are disapproved; if the built-out space differs from the approved configuration, the permit application is also disapproved at inspection. Source
Amendments to already-approved plans are submitted as two sets of amended construction documents with the revised area shown by a revision cloud, along with one copy of the original ISD-stamped plans (a reduced set is acceptable for large projects). Source
For BWSC-reviewed site plans, as-built plans must be certified by the engineer of record or a professional land surveyor before BWSC issues the Rough Construction Sign-off, which is itself a prerequisite for closing out the General Service Application delivered to ISD. Source
Official documents
Minimum plan and document submittal requirements by application type (new construction under/over 35,000 cubic feet, additions, change of occupancy, renovations, fire alarm/protection, Fast Track, ADUs, zoning relief, and more)
What a certified plot plan must show and when one is required (long-form, amendment, and use-of-premises applications)
PDF format and drawing-content requirements for fire alarm and special-suppression (sprinkler, clean-agent, kitchen-hood) system plan submittals
Site-plan content required for water, sewer, and storm drain review and approval
Egress-plan content required for any occupancy of 50 or more people: occupant load, exits, aisle/seating layout, fire/life-safety systems, plumbing fixture counts
Before you submit
Upload the drawings with the Massachusetts State Building Code, 780 CMR, 10th edition PDFs that apply to the project. Groundbook compares the sheets with each other and with those references, and links each potential issue to its sources for your team to verify.
Look for incomplete information and conflicting requirements before the first plan check cycle.
Prepare for submissionCompare the stated design with the code and local references you supply.
Review against codesWhich code PDFs to bring, and how Groundbook uses them in a review.
Read the guideQuestions, answered
Boston enforces the Massachusetts State Building Code, 780 CMR. The 10th edition took effect October 11, 2024, and as of January 1, 2025 permit applications must comply with the 10th edition only, after a concurrency period during which either the 9th or 10th edition could be used.
Long-form applications go through ISD's Online Permits & Licenses portal, with plans stamped and signed by a Massachusetts-registered design professional. Fire alarm and suppression system plans are submitted separately to the Boston Fire Department as a single bookmarked PDF converted directly from CAD, plotted at 24 in x 36 in, with a blank stamp area reserved on each sheet.
A short-form/minor permit covers work that does not change a building's use, exits, fire protection, or living area, and usually needs no plans. A long-form/alteration permit is required for new construction, additions, structural repairs, occupancy changes, ADUs, and fire suppression/alarm installations, and requires submitting building plans and a certified plot plan for ISD review.
Short-form permits can take about a week with correct documents; long-form permits typically take about 4 to 5 weeks if no zoning or building relief is needed. Eligible office-renovation projects can use the Fast Track Program, which targets approval within 7 days.
No. Groundbook surfaces potential conflicts and omissions in the drawings you upload, with links to the sources, for your team to verify before submitting. ISD reviews the application and makes every approval decision.
Official source directory
10-page guide: permit types, checklist overview, review-timeline stages and estimates, appeal process, permit validity
ISD overview, divisions, online portal link (onlinepermitsandlicenses.boston.gov/isdpermits/)
Permitting/licensing categories overview; Zoning Viewer link
Portal links for ISD and Fire Prevention; Permit Finder
Long-form permit definition, plot plan/design plan requirements, other-agency approvals
Full checklist by application type; last updated 8/14/20
Index page linking the P&Z checklist, Certificate of Occupancy checklist, demolition checklist
What a certified plot plan is, when required, where to obtain one
Eligibility (office renovations only), submission requirements, 7-day target
PDF/format rules and content requirements for fire alarm and suppression system plans; posted 7/14/21
Submission requirements, permits.boston.gov portal reference, 1-year permit validity
Fire Prevention Construction unit's role inspecting sites for permit/standpipe/suppression compliance
Egress plan content requirements, ISD/BFD review sequence, timeline, disapproval triggers, fee schedule
Historical Approval process and its precedence over ISD Building Division permit completion
521 CMR 4.1 variance process via the Disabilities Commission
ADA Title II and 521 CMR context for public-way alterations (curb ramps); building-specific plan-review detail limited
Elevation certificate requirements, Design Flood Elevation, Initial Construction Control Document
PIC/Public Works role in curb cut, driveway, and street-occupancy approvals; relationship to ISD permits
Two-step site plan approval + General Service Application process; Rough Construction Sign-off prerequisite
3-page itemized checklist for water/sewer/drain site plans; last revised February 2017
Article 80 review categories (Large/Small Project Review, PDA, Institutional Master Plan) and thresholds
Net Zero Carbon Zoning thresholds, effective date (projects filed after July 1, 2025), embodied-carbon reporting, relationship to Specialized Stretch Energy Code, review via Article 80
Official municipal notice: 10th edition effective 10/11/2024; BBRS extended concurrency to 6/30/2025
Official municipal notice: 10th edition (2021 I-Codes with MA amendments) in full effect for permits filed on/after 1/1/2025
Landing page linking ISD and Fire Prevention online portals and permit-status tools
Massachusetts plan review guide · All plan check corrections · Los Angeles plan check · San Francisco plan check · San Diego plan check · San Jose plan check · Seattle plan check · New York City plan check · Denver plan check · Portland plan check · Phoenix plan check · Austin plan check · Chicago plan check
Upload the drawing set with the code and local references that govern it. Groundbook links each potential issue to its sources for your team to verify.