Towanda Borough - Building and Zoning Permits

Borough of Towanda, Pennsylvania (Bradford County)

city

724 Main Street, Towanda, PA 18848

Required

Towanda Borough's code and pages read for this record do not say whether a house reroof needs a permit. Section 112-33 of the Borough Code (Article VIII, adopted May 3, 2004) says "The Uniform Construction Code, contained in 34 Pa. Code, Chapters 401-405, as amended from time to time, is hereby adopted and incorporated herein by reference as the municipal building code of this municipality," and Section 112-36 keeps in effect building code ordinances adopted on or before July 1, 1999 "which equal or exceed the requirements of the code." Section 112-37 B of the same article says "Although a permit is required, there shall be no fee for work valued at under $500." Article II of Chapter 112, a Building Code article adopted in 1969 that names the "2006 International Building Code," says in Section 112-11 B(2) that "There shall be no fee for any work that is routine maintenance and upkeep, for example, painting, siding repairs, replacing sidewalks, blowing insulation into the house, replacing roofing or any internal work, such as carpentry that does not exceed $500, provided that this does not include electrical or plumbing work." Both lines speak to fees; neither says whether a house reroof needs a permit, and this record does not decide whether it does. Chapter 325 of the Borough Code (Zoning) says in Section 325-66 A(1) that "A building and/or zoning permit shall be required prior to" "The erection, addition or alteration of any building or portion thereof"; it names no roof work and gives no relief for repairs, and this record does not decide whether a house reroof is an "alteration" under it. 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 Borough office (570-265-2696) before starting. The Borough's permit pages give office hours of Monday to Friday 7:00 a.m. to 4:00 p.m. Read for this answer: the Borough's Building / Zoning Permits, ordinances and departments pages; its residential construction permit application (five pages, scanned; pages 1 and 5 read from the rendered page images), zoning permit application, 2026 fee schedule and contractor registration letter; and on eCode360 Chapter 100 (Building Permits), Chapter 112 (Construction Codes, Uniform, in full), Chapter 122 (Contractors, Registration of), Section 325-66 of the Zoning chapter, and every page of a search of the whole Borough Code for "roof" (13 results, none a permit provision for roof work) and for "reroofing" (no results).

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, Towanda Borough takes permit applications at its Borough office, 724 Main Street (570-265-2696), and its Building / Zoning Permits page offers "Residential & Commercial Building Permits / Sign & Zoning Permit Applications / Zoning Hearing Board Applications" and an online application portal. Section 112-32 of the Borough Code says the Borough "hereby elects to administer and enforce the provisions of the Pennsylvania Construction Code Act," and Section 112-34 lets it do so through "the retention of one or more construction code officials or third-party agencies." The Borough's residential construction permit application says that "Code Inspections, Inc. requests a minimum of the primary contractor information to be provided in case correspondence or contact is necessary," and the Borough's fee schedule says "3rd party fees are actual cost + admin fees." Section 112-33 of the Borough Code (Article VIII, adopted May 3, 2004) says "The Uniform Construction Code, contained in 34 Pa. Code, Chapters 401-405, as amended from time to time, is hereby adopted and incorporated herein by reference as the municipal building code of this municipality," and Section 112-36 keeps in effect building code ordinances adopted on or before July 1, 1999 "which equal or exceed the requirements of the code." Section 112-37 B of the same article says "Although a permit is required, there shall be no fee for work valued at under $500." Article II of Chapter 112, a Building Code article adopted in 1969 that names the "2006 International Building Code," says in Section 112-11 B(2) that "There shall be no fee for any work that is routine maintenance and upkeep, for example, painting, siding repairs, replacing sidewalks, blowing insulation into the house, replacing roofing or any internal work, such as carpentry that does not exceed $500, provided that this does not include electrical or plumbing work." Both lines speak to fees; neither says whether a house reroof needs a permit, and this record does not decide whether it does. Chapter 325 of the Borough Code (Zoning) says in Section 325-66 A(1) that "A building and/or zoning permit shall be required prior to" "The erection, addition or alteration of any building or portion thereof"; it names no roof work and gives no relief for repairs, and this record does not decide whether a house reroof is an "alteration" under it. The Borough's residential application says "Project design shall conform to the 2003, International Residential Code," and Section 112-10 of the Borough Code adopts the "2006 International Building Code" and says "all future additions and revisions of the International Building Code shall be deemed to have been adopted by reference"; the Borough's pages name no other edition; this record has not read the 2003 or 2006 editions' text and does not decide which edition the Borough applies.

Towanda Borough's code and pages read for this record do not say whether a house reroof needs a permit. Section 112-33 of the Borough Code (Article VIII, adopted May 3, 2004) says "The Uniform Construction Code, contained in 34 Pa. Code, Chapters 401-405, as amended from time to time, is hereby adopted and incorporated herein by reference as the municipal building code of this municipality," and Section 112-36 keeps in effect building code ordinances adopted on or before July 1, 1999 "which equal or exceed the requirements of the code." Section 112-37 B of the same article says "Although a permit is required, there shall be no fee for work valued at under $500." Article II of Chapter 112, a Building Code article adopted in 1969 that names the "2006 International Building Code," says in Section 112-11 B(2) that "There shall be no fee for any work that is routine maintenance and upkeep, for example, painting, siding repairs, replacing sidewalks, blowing insulation into the house, replacing roofing or any internal work, such as carpentry that does not exceed $500, provided that this does not include electrical or plumbing work." Both lines speak to fees; neither says whether a house reroof needs a permit, and this record does not decide whether it does. Chapter 325 of the Borough Code (Zoning) says in Section 325-66 A(1) that "A building and/or zoning permit shall be required prior to" "The erection, addition or alteration of any building or portion thereof"; it names no roof work and gives no relief for repairs, and this record does not decide whether a house reroof is an "alteration" under it. 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, Towanda Borough takes permit applications at its Borough office, 724 Main Street (570-265-2696), and its Building / Zoning Permits page offers "Residential & Commercial Building Permits / Sign & Zoning Permit Applications / Zoning Hearing Board Applications" and an online application portal. Section 112-32 of the Borough Code says the Borough "hereby elects to administer and enforce the provisions of the Pennsylvania Construction Code Act," and Section 112-34 lets it do so through "the retention of one or more construction code officials or third-party agencies." The Borough's residential construction permit application says that "Code Inspections, Inc. requests a minimum of the primary contractor information to be provided in case correspondence or contact is necessary," and the Borough's fee schedule says "3rd party fees are actual cost + admin fees." No Borough 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, Towanda Borough takes permit applications at its Borough office, 724 Main Street (570-265-2696), and its Building / Zoning Permits page offers "Residential & Commercial Building Permits / Sign & Zoning Permit Applications / Zoning Hearing Board Applications" and an online application portal. Section 112-32 of the Borough Code says the Borough "hereby elects to administer and enforce the provisions of the Pennsylvania Construction Code Act," and Section 112-34 lets it do so through "the retention of one or more construction code officials or third-party agencies." The Borough's residential construction permit application says that "Code Inspections, Inc. requests a minimum of the primary contractor information to be provided in case correspondence or contact is necessary," and the Borough's fee schedule says "3rd party fees are actual cost + admin fees." Chapter 112 of the Borough Code changes nothing in the code's reroofing provisions. The Borough's residential application says "Project design shall conform to the 2003, International Residential Code," and Section 112-10 of the Borough Code adopts the "2006 International Building Code" and says "all future additions and revisions of the International Building Code shall be deemed to have been adopted by reference"; the Borough's pages name no other edition; the text above is the 2021 edition's, the 2003 and 2006 editions' reroofing text was not read for this record, and this record does not decide which edition the Borough 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, Towanda Borough takes permit applications at its Borough office, 724 Main Street (570-265-2696), and its Building / Zoning Permits page offers "Residential & Commercial Building Permits / Sign & Zoning Permit Applications / Zoning Hearing Board Applications" and an online application portal. Section 112-32 of the Borough Code says the Borough "hereby elects to administer and enforce the provisions of the Pennsylvania Construction Code Act," and Section 112-34 lets it do so through "the retention of one or more construction code officials or third-party agencies." The Borough's residential construction permit application says that "Code Inspections, Inc. requests a minimum of the primary contractor information to be provided in case correspondence or contact is necessary," and the Borough's fee schedule says "3rd party fees are actual cost + admin fees." Chapter 112 of the Borough Code changes nothing in the code's roof sheathing provisions. The Borough's residential application says "Project design shall conform to the 2003, International Residential Code," and Section 112-10 of the Borough Code adopts the "2006 International Building Code" and says "all future additions and revisions of the International Building Code shall be deemed to have been adopted by reference"; the Borough's pages name no other edition; the text above is the 2021 edition's, the 2003 and 2006 editions' sheathing text was not read for this record, and this record does not decide which edition the Borough 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. Towanda Borough is in Bradford County. The Borough's permit pages and fee schedule say nothing on sales tax.