Permitting Authorities / Sarpy County Planning & Building Department
Do you need a permit to replace a roof in Sarpy County, NE?
Adopted codeSarpy County Planning & Building Department
Yes — a permit is required to replace a roof in Sarpy County, NE, issued by Sarpy County Planning & Building Department. The Planning & Building Department's Permits FAQ ("When are permits needed?") lists "Re-roofs" among the categories of accessory/exterior work requiring a permit, alongside "Decks, Fences, Garages / detached garages, Pole barns, Sheds, Siding, Swimming pools." The same FAQ states that for property "Outside Any City Extra-Territorial Limits," the contact is the Sarpy County Building Department at this same address and phone number, confirming county jurisdiction over unincorporated territory and land outside city ETJs.
Jurisdiction
Sarpy County, Nebraska
Jurisdiction type
county
Address
1210 Golden Gate Drive, Papillion, NE 68046
Contact
- url: https://www.sarpy.gov/219/Building-Inspection
- phone: 402-593-1555
- email: [email protected]
Roofing permit required
Required
Contractor registration required
Required
Registration details
- state_level: STATEWIDE, AND INDEPENDENT OF WHATEVER THIS JURISDICTION REQUIRES. Neb. Rev. Stat. 48-2104(1), in the Contractor Registration Act (48-2101 to 48-2117): "Before performing any construction work in Nebraska, a contractor shall be registered with the department." "Department" means the Department of Labor (48-2103(4)), and 48-2102 states the intent "that all contractors doing business in Nebraska be registered with the department." A roofer is inside the definitions rather than at their edge: "Construction" means "work on real property and annexations, including new work, additions, alterations, reconstruction, installations, and repairs" (48-2103(2)), and "Contractor" means a person or firm "engaged in the business of the construction, alteration, repairing, dismantling, or demolition of buildings ... and every other type of structure" (48-2103(3)). TWO EXEMPTIONS, BOTH IN 48-2104(1): a person who performs work, or has work performed, on his or her own property; and "any person who earns less than five thousand dollars annually for construction services." Read that threshold carefully - it is annual earnings for construction services, not the value of one job, so it will rarely reach a working roofer. An exemption from registration does not exempt anyone from Nebraska income tax withholding (48-2104(2)). WHAT REGISTRATION IS NOT: 48-2102 says in terms that it is "not the intent of the Legislature to endorse the quality or performance of services provided by any individual contractor," so this is not a competency credential and must not be described to a homeowner as one. WHAT IT IS TIED TO: workers' compensation. Under 48-2110 the Commissioner of Labor must revoke a registration when an investigation shows the contractor has failed to maintain workers' compensation coverage, and must revoke as of the time of cancellation if a cancellation notice arrives. HOW TO CHECK A CONTRACTOR: 48-2117 requires the Department of Labor, with the Department of Revenue, to maintain a database of registered contractors accessible on the Department of Labor's website, showing for each whether the contractor carries workers' compensation insurance, is self-insured, or is a sole proprietor.
- city_level: NOT ESTABLISHED. Whether this jurisdiction operates its own contractor registration or licensing programme on top of the state requirement was not researched when this field was written, and no negative is asserted here. Several Nebraska cities do: Bellevue, La Vista and Omaha each run one. Treat the state requirement above as the floor, and confirm any local registration with this office before bidding.
Permit process note
The Planning & Building Department's Permits FAQ ("When are permits needed?") lists "Re-roofs" among the categories of accessory/exterior work requiring a permit, alongside "Decks, Fences, Garages / detached garages, Pole barns, Sheds, Siding, Swimming pools." The same FAQ states that for property "Outside Any City Extra-Territorial Limits," the contact is the Sarpy County Building Department at this same address and phone number, confirming county jurisdiction over unincorporated territory and land outside city ETJs.
Adopted code
Resolution 2024-150, effective June 4, 2024, amended the Sarpy County Building Code "for the entire unincorporated area of Sarpy County" by adopting: International Building Code, 2018 Edition; International Residential Code, 2018 Edition; International Plumbing Code, 2018 Edition; International Mechanical Code, 2018 Edition; International Fuel Gas Code, 2018 Edition; International Energy Conservation Code, 2018 Edition; and International ANSI A117.1 Accessible and Useable Buildings and Facilities Code, 2009 Edition, each "as published by the International Code Council" with local amendments (Exhibits A and B), replacing the county's prior 2012-cycle codes. Exhibit B (IRC amendments) adds to Section R907.3 "Re-covering versus replacement" condition 4: "For asphalt shingles, when the building is located in an area subject to moderate or severe hail exposure according to Figure R903.5" — an added trigger requiring full roof replacement rather than re-covering over existing shingles in the county's hail-exposure areas.
Drip edge
Required — Drip edge is required at eaves and rake edges of shingle roofs (IRC R905.2.8.5). The jurisdiction adopted the 2018 International Residential Code via Resolution 2024-150, Exhibits A and B (eff. 6-4-2024); that instrument, read in full, does not amend R905.2.8.5, so the code's drip-edge requirement stands as enacted local law. About drip edge
Impact-resistant roofing
Not required — Sarpy County Resolution 2024-150 (adopted by the Board of Commissioners June 4, 2024, effective June 4, 2024) amends the Sarpy County Building Code for the entire unincorporated area of Sarpy County by adopting the 2018 International Building Code, 2018 International Residential Code, 2018 International Plumbing Code, 2018 International Mechanical Code, 2018 International Fuel Gas Code, 2018 International Energy Conservation Code, and 2009 ANSI A117.1, with amendments in Exhibit A (7 numbered IBC sections: 105.2, 903, 1503, 16, 18, 23, 407) and Exhibit B (15 numbered IRC sections: R105.2, Table R301.5, R302.2, R302.3, R311.7.2, R313.1, R313.1.1, R313.2, R313.2.1, R317.1, R407.3.1, R502.6.2, Section 903.4, R907.3, N1102.1.2). Within IRC Chapter 9 (Roof Assemblies), only two provisions are touched: the roof drainage requirement and the re-covering-versus-replacement condition for asphalt shingles, neither of which references a covering-product rating standard. No UL 2218, Class 4, or impact-resistance provision appears in either exhibit. Under Neb. Rev. Stat. § 71-6403(1)(b), the state adopts the 2018 IRC by reference except section R313 and chapters 25 through 33, leaving Chapter 9 unmodified at the state level, and this county resolution does not add an impact-resistance requirement to it.
Wind design criteria
Resolution 2024-150, Exhibit A, § 1601.2 "Criteria" (amending 2018 IBC § 1601.1): "The climate and geographical design criteria for building construction in Sarpy County Nebraska shall be: 1-Ground/snow load 30 lbs psf. 2-Wind speed 115 MPH for a 3 second gust with exposure 'C', 3-Seismic Design Category 'B'. 4-Weathering probability for concrete - Severe. 5-Frost line depth 42 inches. 6- Termites, Moderate to heavy. 7-Decay, slight to moderate. 8-Winter design temperature, minus 5 degrees." Special wind region and windborne debris zone are not addressed in this provision. (Resolution 2024-150, effective 6-4-2024.)
Roof layer limit / recover
Resolution 2024-150, Exhibit B (amending the 2018 IRC), adds to "R907.3 Re-covering versus replacement" condition number 4: "For asphalt shingles, when the building is located in an area subject to moderate or severe hail exposure according to Figure R903.5" -- an added trigger requiring full tear-off/replacement rather than re-covering over existing asphalt shingles in the county's hail-exposure areas. (Resolution 2024-150, effective 6-4-2024.)
Sales & use tax
5.5% (.055), state rate only, for the unincorporated Sarpy County territory this record covers (areas outside city limits and extraterritorial jurisdiction). Nebraska's Local Sales and Use Tax Rates schedule (effective July 1, 2026, Form 6-545-2024 Rev. 3-2026) lists a 'County Sales and Use Tax Rate' section containing only Dakota County (0.5% local option); Sarpy County has NOT adopted a county-wide local-option sales tax, so no county rate is layered on the 5.5% state rate outside city limits. This is distinct from the cities within Sarpy County, which each carry their own local option at point of sale: Papillion and La Vista at 7.5% combined, Bellevue at 7.0% combined (see the papillion-ne, la-vista-ne, and bellevue-ne records) — do not apply a city rate to unincorporated county work. No construction/use tax deposit at building-permit issuance was found; Nebraska's local sales tax is state-administered, not self-collected by home-rule counties as in Colorado. Roofing contractors are taxed on materials, not labor, under one of three DOR 'contractor options' (per the DOR's Nebraska Taxation of Contractors guide, 6-346): Option 1 contractors 'collect sales tax on the amounts billed to other contractors and project owners for building materials they annex during the project'; Option 2 contractors 'pay sales tax on their purchases of building materials and fixtures' rather than charging the customer; Option 3 contractors 'remit use tax on building materials and fixtures withdrawn from inventory' at the rate in effect where withdrawn. Unregistered contractors default to Option 1.
The permitting authority for unincorporated Sarpy County, Nebraska (areas outside current municipal limits and extraterritorial jurisdiction). The Planning & Building Department issues building permits, including re-roof permits, administers the county's adopted International Codes, and performs inspections for the unincorporated county.
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Sources
- nebraskalegislature.gov verified 2026-08-31
- nebraskalegislature.gov verified 2026-08-31
- nebraskalegislature.gov verified 2026-08-31
- nebraskalegislature.gov verified 2026-08-31
- nebraskalegislature.gov verified 2026-08-31
- sarpy.gov verified 2026-07-31
- sarpy.gov verified 2026-07-18
- revenue.nebraska.gov verified 2026-07-18
- sarpy.gov verified 2026-07-17
- sarpy.gov verified 2026-07-17