Raccoon Township - Zoning and Permits

Township of Raccoon, Pennsylvania (Beaver County)

city

1234 State Route 18, Aliquippa, PA 15001

Required

Raccoon Township's code and pages read for this record do not say whether a house reroof needs a permit. Section 83-2 of the Township Code (Chapter 83, Construction Codes, Uniform, Ord. No. 04-1, effective July 1, 2004) says "The Uniform Construction Code, contained in 34 Pa. Code, Chapters 401 through 405, as amended from time to time, is hereby adopted and incorporated herein by reference as the municipal building code of the Township of Raccoon," and Section 83-5 keeps in effect building code ordinances adopted on or before July 1, 1999 "which equal or exceed the requirements of the code." The chapter adds no permit clause of its own for house repairs and names no roof work. Section 185-69 A of the Township's Zoning chapter says "No building or structure, including mobile homes, shall be erected, added to, or structurally altered until a permit therefor has been issued by the Zoning Officer" and exempts "Remodeling or improvement of an existing building that does not alter the basic structure, create additional lot area coverage or change the use of the parcel or building," and Section 185-69 C(1) says "No permit shall be required for the following:" "Minor repairs or maintenance." Neither names roof work, and this record does not decide whether a house reroof is a minor repair or maintenance, or needs a zoning permit. Under state law, Act 45 section 104(b)(5) and (6) list "Alterations to residential buildings which do not make structural changes or changes to means of egress" and "Repairs to residential buildings" among work the Act does not apply to, "except as might be required by ordinances in effect pursuant to section 303(b)(1) or adopted pursuant to section 503," and 34 Pa. Code 403.62(c) says "A permit is not required for the exceptions listed in § 403.1(b) (relating to scope) and the following, if the work does not violate a law or ordinance." Ask the Township office (724-495-6587) before starting; its Contact Us page gives office hours of Monday to Thursday 8 am to 4 pm and Friday 7 am to 3 pm. Read for this answer: the Township's Zoning & Permits, Forms, Contact Us and Municipal Office pages; its Building Permit App, Zoning Permit App and Single Family Dwelling Guidelines (the last scanned, read by text recognition); and on eCode360 Chapter 83 (Construction Codes, Uniform, in full), Chapter 185 (Zoning, in full, including Section 185-69), and every page of a search of the whole Township Code for "roof" (15 results, none a permit provision for roof work) and for "reroofing" (no results). Several chapters' cross-references name a "Chapter 73" on building construction that did not appear in those searches.

The 2021 International Residential Code, as adopted by the State in the Pennsylvania Uniform Construction Code (UCC). 34 Pa. Code 403.21(a)(7) adopts "The 'International Residential Code of 2021,' except that:" followed by the State's list of exclusions and modifications, effective January 1, 2026 (55 Pa.B. 7701). None of the State's changes touches Chapter 9, Roof Assemblies, or Section R803, Roof Sheathing, so those apply as the International Code Council publishes them. Work on existing buildings is also pointed to the State's existing-building code: "The repair, alteration, change of occupancy, addition and relocation of existing buildings must comply with Chapter 34 of the 'International Building Code of 2021' or with the 'International Existing Building Code of 2021'" (34 Pa. Code 403.21(f)). The UCC is the minimum everywhere in the state: "no municipality may propose or enact any ordinance which is less than the minimum requirement of the Uniform Construction Code" (Pennsylvania Construction Code Act, Act 45 of 1999, section 503(b)). The Act also lists work it "shall not apply to", including "Alterations to residential buildings which do not make structural changes or changes to means of egress" or to "Repairs to residential buildings," in each case "except as might be required by ordinances" kept in force under section 303(b)(1) or adopted under section 503 (Act 45 section 104(b)(5) and (6); 34 Pa. Code 403.1(b)(8) and (9)). The Act defines a repair as "The reconstruction or renewal of any part of an existing building for the purpose of its maintenance." So whether the code's roofing rules reach a given house reroof depends on the municipality's own ordinances. Everything above is Pennsylvania state law, the same in every municipality. Locally, Raccoon Township's Municipal Office is at 1234 State Route 18, Aliquippa (724-495-6587), and its Zoning & Permits page says "Please contact the township office prior to any construction to verify if a permit is needed. Our inspections are performed by MDIA, Inc 1-800-580-6342." Section 83-1 of the Township Code says the Township "elects to administer and enforce the provisions of the Pennsylvania Construction Code Act," and Section 83-3 B lets it use "the retention of one or more construction code officials or third-party agencies." The "Building Permit App" the page links carries an "MDIA Office" block. Section 83-2 of the Township Code (Chapter 83, Construction Codes, Uniform, Ord. No. 04-1, effective July 1, 2004) says "The Uniform Construction Code, contained in 34 Pa. Code, Chapters 401 through 405, as amended from time to time, is hereby adopted and incorporated herein by reference as the municipal building code of the Township of Raccoon," and Section 83-5 keeps in effect building code ordinances adopted on or before July 1, 1999 "which equal or exceed the requirements of the code." The chapter adds no permit clause of its own for house repairs and names no roof work. Section 185-69 A of the Township's Zoning chapter says "No building or structure, including mobile homes, shall be erected, added to, or structurally altered until a permit therefor has been issued by the Zoning Officer" and exempts "Remodeling or improvement of an existing building that does not alter the basic structure, create additional lot area coverage or change the use of the parcel or building," and Section 185-69 C(1) says "No permit shall be required for the following:" "Minor repairs or maintenance." Neither names roof work, and this record does not decide whether a house reroof is a minor repair or maintenance, or needs a zoning permit. The Township's Zoning & Permits page says "Raccoon Townships follows the 2015 Uniform Construction Code" and Chapter 83 of the Township Code names no edition and adopts the code "as amended from time to time"; this record has not read the 2015 edition's text and does not decide which edition the Township applies.

Raccoon Township's code and pages read for this record do not say whether a house reroof needs a permit. Section 83-2 of the Township Code (Chapter 83, Construction Codes, Uniform, Ord. No. 04-1, effective July 1, 2004) says "The Uniform Construction Code, contained in 34 Pa. Code, Chapters 401 through 405, as amended from time to time, is hereby adopted and incorporated herein by reference as the municipal building code of the Township of Raccoon," and Section 83-5 keeps in effect building code ordinances adopted on or before July 1, 1999 "which equal or exceed the requirements of the code." The chapter adds no permit clause of its own for house repairs and names no roof work. Section 185-69 A of the Township's Zoning chapter says "No building or structure, including mobile homes, shall be erected, added to, or structurally altered until a permit therefor has been issued by the Zoning Officer" and exempts "Remodeling or improvement of an existing building that does not alter the basic structure, create additional lot area coverage or change the use of the parcel or building," and Section 185-69 C(1) says "No permit shall be required for the following:" "Minor repairs or maintenance." Neither names roof work, and this record does not decide whether a house reroof is a minor repair or maintenance, or needs a zoning permit. Under state law, Act 45 section 104(b)(5) and (6) list "Alterations to residential buildings which do not make structural changes or changes to means of egress" and "Repairs to residential buildings" among work the Act does not apply to, "except as might be required by ordinances in effect pursuant to section 303(b)(1) or adopted pursuant to section 503," and 34 Pa. Code 403.62(c) says "A permit is not required for the exceptions listed in § 403.1(b) (relating to scope) and the following, if the work does not violate a law or ordinance." State law sets no square-footage or percentage threshold for roof work; any threshold is set locally. The Uniform Construction Code "does not apply to" "Alterations to residential buildings which do not make structural changes or changes to means of egress, except as required by ordinances in effect under sections 303(b)(1) or 503 of the act" or to "Repairs to residential buildings, except as required by ordinances in effect under sections 303(b)(1) and 503 of the act" (34 Pa. Code 403.1(b)(8) and (9)), and "A permit is not required for the exceptions listed in § 403.1(b) (relating to scope) and the following, if the work does not violate a law or ordinance" (34 Pa. Code 403.62(c)). For houses the regulation adds: "An ordinary repair does not require a permit." Its list of work that is not an ordinary repair names cutting away a load-bearing wall, "The removal or cutting of any structural beam or load-bearing support," changes to a required means of egress, and new or relocated piping, wiring or mechanical work (34 Pa. Code 403.62(d)); roofing is not named. A municipality may require more: under Act 45 section 503(c) it "may enact ordinances pursuant to this section which adopt additional code requirements for alterations or repairs to residential buildings," after a public hearing and after filing the proposed ordinance with the Department of Labor and Industry. These rules concern a "Residential building," which the regulation defines as "Detached one-family and two-family dwellings and townhouses which are not more than three stories above grade plane in height with a separate means of egress and their accessory structures" (34 Pa. Code 401.1). Everything above is Pennsylvania state law, the same in every municipality. Locally, Raccoon Township's Municipal Office is at 1234 State Route 18, Aliquippa (724-495-6587), and its Zoning & Permits page says "Please contact the township office prior to any construction to verify if a permit is needed. Our inspections are performed by MDIA, Inc 1-800-580-6342." Section 83-1 of the Township Code says the Township "elects to administer and enforce the provisions of the Pennsylvania Construction Code Act," and Section 83-3 B lets it use "the retention of one or more construction code officials or third-party agencies." The "Building Permit App" the page links carries an "MDIA Office" block. No Township text read for this record sets an area or cost threshold for roof work.

Two layers at most where the state code reaches the job. Pennsylvania adopts the 2021 International Residential Code without changing its reroofing section, R908 (34 Pa. Code 403.21(a)(7); the State's list of changes names no Chapter 9 section). Section R908.3.1.1 says "A roof recover shall not be permitted where any of the following conditions occur," and the third condition is "Where the existing roof has two or more applications of any type of roof covering." So one existing layer may be covered once, and a roof that already has two layers is torn off to the deck. The same section also bars a recover "Where the existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing" and "Where the existing roof covering is slate, clay, cement or asbestos-cement tile." The existing-building code the State also adopts, the 2021 International Existing Building Code (34 Pa. Code 403.21(f)), carries the same three conditions in Section 705.2.1.1. These rules bind work the Uniform Construction Code reaches. The Act does not apply to "Repairs to residential buildings" or to alterations that make no structural change, "except as might be required by ordinances" (Act 45 section 104(b)(5) and (6)), so whether R908 binds a particular house reroof turns on that exclusion and on the municipality's own ordinances. Everything above is Pennsylvania state law, the same in every municipality. Locally, Raccoon Township's Municipal Office is at 1234 State Route 18, Aliquippa (724-495-6587), and its Zoning & Permits page says "Please contact the township office prior to any construction to verify if a permit is needed. Our inspections are performed by MDIA, Inc 1-800-580-6342." Section 83-1 of the Township Code says the Township "elects to administer and enforce the provisions of the Pennsylvania Construction Code Act," and Section 83-3 B lets it use "the retention of one or more construction code officials or third-party agencies." The "Building Permit App" the page links carries an "MDIA Office" block. Chapter 83 of the Township Code changes nothing in the code's reroofing provisions. The Township's Zoning & Permits page says "Raccoon Townships follows the 2015 Uniform Construction Code" and Chapter 83 of the Township Code names no edition and adopts the code "as amended from time to time"; the text above is the 2021 edition's, the 2015 edition's reroofing text was not read for this record, and this record does not decide which edition the Township applies.

State rules from the base code, where the state code reaches the job. Pennsylvania adopts the 2021 International Residential Code without changing Section R803, Roof Sheathing (34 Pa. Code 403.21(a)(7); the State's changes to Chapter 8 are to ridge framing and attic ventilation). Lumber roof sheathing follows Table R803.1: over rafters or beams 24 inches apart it must be at least 5/8 inch net thick. Wood structural panels "shall be identified for grade, bond classification and performance category by a grade mark or certificate of inspection issued by an approved agency," and their spans "shall not exceed the values set forth in Table R503.2.1.1(1) or APA E30." For shingles, "Asphalt shingles shall be fastened to solidly sheathed decks" (R905.2.1), and on any reroof "The structural roof components shall be capable of supporting the roof covering system and the material and equipment loads that will be encountered during installation of the roof covering system" (R908.2). These rules bind work the Uniform Construction Code reaches; the Act does not apply to "Repairs to residential buildings" or to alterations that make no structural change, "except as might be required by ordinances" (Act 45 section 104(b)(5) and (6)). Act 45 section 104(b)(5) excludes alterations "which do not make structural changes or changes to means of egress" and says only that "a structural change does not include a minor framing change needed to replace existing windows or doors"; 34 Pa. Code 403.62(d)(2) lists "The removal or cutting of any structural beam or load-bearing support" as not an ordinary repair. Neither names roof sheathing; this record does not decide whether replacing it is either. Everything above is Pennsylvania state law, the same in every municipality. Locally, Raccoon Township's Municipal Office is at 1234 State Route 18, Aliquippa (724-495-6587), and its Zoning & Permits page says "Please contact the township office prior to any construction to verify if a permit is needed. Our inspections are performed by MDIA, Inc 1-800-580-6342." Section 83-1 of the Township Code says the Township "elects to administer and enforce the provisions of the Pennsylvania Construction Code Act," and Section 83-3 B lets it use "the retention of one or more construction code officials or third-party agencies." The "Building Permit App" the page links carries an "MDIA Office" block. Chapter 83 of the Township Code changes nothing in the code's roof sheathing provisions. The Township's Zoning & Permits page says "Raccoon Townships follows the 2015 Uniform Construction Code" and Chapter 83 of the Township Code names no edition and adopts the code "as amended from time to time"; the text above is the 2021 edition's, the 2015 edition's sheathing text was not read for this record, and this record does not decide which edition the Township applies.

6% Pennsylvania sales and use tax, with a local tax added on purchases made in Allegheny County (1%) and Philadelphia (2%). On a reroof the roofer pays the tax on the materials and does not add it to the homeowner's bill. The Department of Revenue says: "The Pennsylvania sales tax rate is 6 percent. By law, a 1 percent local tax is added to purchases made in Allegheny County, and 2 percent local tax is added to purchases made in Philadelphia." Roof work is a construction activity: the rule's list of items "presumed to become a permanent part of real estate" includes "Roofing (repairs)" (61 Pa. Code 31.11). For construction activities, "A contractor shall pay tax upon the purchase price ... of all property, including materials, equipment, components and supplies, which he furnishes and installs" (61 Pa. Code 31.12(a)(1)), and the rule's example says the contractor "does not charge sales tax on this transaction to his customer. The contractor may include the tax he must pay in his bid proposal but not as a separately stated item." Apart from limited exceptions set out in the rule, the same holds on jobs for tax-exempt owners: "a contractor erecting a building, repairing a roof, replacing a door for a governmental agency, ... school district, charitable or religious organization, and the like, shall pay tax upon the property which he consumes" (61 Pa. Code 31.13(a)). Everything above is Pennsylvania state law, the same in every municipality. Raccoon Township is in Beaver County. The Township's permit pages and forms say nothing on sales tax.