Bolthole Index

Luzerne County, Pennsylvania

Building permits, zoning and land rules in Wilkes-Barre, Pennsylvania

Wilkes-Barre, Pennsylvania requires building permits for building, electrical, plumbing, HVAC, driveway and curb-cut work.1 In Luzerne County, the city's Planning and Zoning Office administers Wilkes-Barre zoning and floodplain rules.2 City subdivisions and land developments must connect to public sewers and use centralized water; we could not confirm the city's on-lot septic permitting contact.3

At a glance

Building permits
Required for building, electrical, plumbing, HVAC, driveway and curb-cut work1
Zoning
City Planning and Zoning administers the city ordinance2
Sewer and water
Public sewer and centralized water required for subdivisions and land developments3
RV living
Named flood zones limit occupancy to 7 consecutive days or 30 days in a calendar year4
Owner doing the work
Homeowners may apply for their primary residence and are responsible for work and inspections5
R-1 single-family lots
Minimum lot area of 5,000 square feet per dwelling unit6
Moving in
UCC certificate of occupancy required before use7

Who to call

Building permits

Wilkes-Barre Building Code Enforcement

City building-code questions and building-permit coordination

570-208-1629

1st Floor, City Hall 40 East Market Street Wilkes-Barre PA 18711

Building permits

Wilkes-Barre Building Permit Office

City building applications and project-based building fees

1st floor, City Hall, 40 East Market Street, Wilkes-Barre, PA 18711

Zoning

Wilkes-Barre Office of Planning and Zoning

City zoning, subdivisions, land development and floodplain administration

570-208-4164

1st Floor, City Hall 40 East Market Street Wilkes-Barre PA 18711

Septic permits

Pennsylvania DEP Northeast Regional Office

State environmental-program contact for identifying the appropriate local sewage agency; not a verified city septic-permit issuer

570-826-2511

2 Public Square Wilkes-Barre, PA 18701-1915

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

Off-grid gear

Going off-grid in Wilkes-Barre means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Wilkes-Barre, PA?

Wilkes-Barre requires building permits for framing, roofing, sheet rock, siding, electrical work, plumbing, HVAC, driveways and curb cuts.1 Pennsylvania's Uniform Construction Code governs covered construction in Wilkes-Barre, and a UCC building permit must be obtained before starting covered work.89

Wilkes-Barre homeowners may apply when doing work for their primary residence, but the homeowner becomes responsible for the work and inspections.5 City applications must be complete and approved by a code-enforcement employee before they become valid.1 A submitted application therefore is not the city's approval to begin work.1

Who issues building permits in Wilkes-Barre, and what do they cost?

Start with Wilkes-Barre Building Code Enforcement at 570-208-1629 for city building-code questions.10 Building permit applications are available online through the city's building-permit page or at the building permit office on the first floor of City Hall, 40 East Market Street, Wilkes-Barre, PA 18711.11 The office accepts building permit applications Monday through Friday, 9:00 am to 4:15 pm.11

Wilkes-Barre building permit fees depend on the cost of the work, and some projects require third-party plan reviews with additional fees.11 Ask the building permit office for a project-specific total before budgeting construction; the city lists building permit fees and inspection charges separately.12

Does Wilkes-Barre have zoning, lot-size rules and setbacks?

Wilkes-Barre has city zoning administered by its Office of Planning and Zoning, which also administers subdivision, land-development and floodplain ordinances.13 Zoning permit applications cover buildings, carports, sheds, swimming pools and new businesses; the office also provides specialized forms for fences, driveways and enclosures.13

For a single-family dwelling in Wilkes-Barre's R-1 district, the minimum lot area is 5,000 square feet per dwelling unit, the minimum width is 50 feet and the minimum depth is 100 feet.6 R-1 maximum building coverage is 40%, and maximum height is 2.5 stories and 35 feet.1415 Ask Planning and Zoning to confirm the parcel's district and applicable yard setbacks; subdivision preliminary plans must show building setbacks.16

How do sewer connections and septic permits work in Wilkes-Barre?

Wilkes-Barre subdivisions and land developments must use sanitary sewers connected to public sewers and a centralized water system, with required service-availability information.3 That rule applies to subdivisions and land developments; ask Planning and Zoning how the proposed project is classified before planning independent sanitation.16

For an on-lot sewage system where applicable, Pennsylvania generally requires a local-agency permit before installation, contracting for construction, construction, occupancy or use.17 DEP oversees a program largely administered by local agencies rather than issuing every on-lot permit itself.18 We could not confirm Wilkes-Barre's local septic-permit issuer; ask DEP's Northeast Regional Office to identify the responsible local agency.19 Wilkes-Barre prohibits septic drain fields and sewage disposal systems within riparian buffer easements.20

Can you live in an RV or tiny home in Wilkes-Barre?

In Wilkes-Barre flood Zones A, A1-30, AH and AE, an RV must remain on site fewer than 180 consecutive days and be licensed and highway-ready, with quick-disconnect utilities and no permanent attachments.4 Occupancy in those zones is limited to 7 consecutive days or 30 days in a calendar year, and the RV must be removed when a flood warning is issued.4 Those flood-zone provisions do not answer residential RV use elsewhere; ask city Planning and Zoning about the exact parcel and proposed occupancy.413

We could not confirm Wilkes-Barre rules specifically permitting tiny-home occupancy, accessory dwellings or a minimum dwelling floor area; ask Planning and Zoning to evaluate the proposed dwelling.13 A small dwelling still needs applicable building approval and a UCC certificate of occupancy before use.17

What are the steps to build a home in Wilkes-Barre?

  1. Take the parcel and proposed use to Wilkes-Barre Planning and Zoning for zoning and floodplain review; the city requires zoning permit applications for construction of buildings.13
  2. Resolve water and sewer service requirements if the project is a subdivision or land development.3
  3. Submit complete city building permit applications and obtain approval before covered work starts.19
  4. Keep permitted residential construction accessible and notify the code official when work is ready for required inspections, including foundations, building systems, framing and wallboard.21
  5. Obtain the UCC certificate of occupancy before using the home; final inspection is part of the residential approval process.22

What should you check before buying land in Wilkes-Barre?

Ask Wilkes-Barre Planning and Zoning to review the proposed use and floodplain requirements before committing to a building layout; the city administers both zoning and floodplain ordinances.13 Wilkes-Barre manufactured-home rules prohibit floodway placement and prohibit floodplain placement within 50 feet landward of a watercourse's top of bank; permitted floodplain units require a permanent foundation, elevation and anchoring.23

City driveway and curb-cut work requires a building permit.24 A driveway involving state highway land or a PennDOT drainage facility also needs the applicable PennDOT highway occupancy permit.25 For land outside Wilkes-Barre city limits, use the Luzerne County guide to identify the relevant zoning jurisdiction; Pennsylvania county zoning authority stops where municipal zoning takes effect.26

Watch-outs

  • Wilkes-Barre flood-zone RV limits do not establish permission for full-time RV living elsewhere in the city; ask Planning and Zoning about the proposed parcel and use.4
  • A Wilkes-Barre homeowner application makes the homeowner responsible for the work and inspections; doing the work yourself does not remove the city building-permit requirement.51
  • Wilkes-Barre prohibits septic drain fields and sewage disposal systems within riparian buffer easements.20

Sources

  1. Building Permits (Wilkes-Barre), quoted and re-checked
  2. Planning & Zoning (Wilkes-Barre), quoted and re-checked
  3. library.municode.com (Wilkes-Barre), quoted and re-checked
  4. library.municode.com (Wilkes-Barre), quoted and re-checked
  5. Building Permits (Wilkes-Barre), quoted and re-checked
  6. library.municode.com (Wilkes-Barre), quoted and re-checked
  7. Apply for a Uniform Construction Code Building Permit (Wilkes-Barre), quoted and re-checked
  8. Apply for a Uniform Construction Code Building Permit (Wilkes-Barre), quoted and re-checked
  9. Apply for a Uniform Construction Code Building Permit (Pennsylvania statewide rule), quoted and re-checked
  10. Wilkes-Barre Building Code Enforcement (wilkes-barre.city)
  11. Wilkes-Barre Building Permit Office (wilkes-barre.city)
  12. Building Permits (Wilkes-Barre), quoted and re-checked
  13. Wilkes-Barre Office of Planning and Zoning (wilkes-barre.city)
  14. library.municode.com (Wilkes-Barre), quoted and re-checked
  15. library.municode.com (Wilkes-Barre), quoted and re-checked
  16. library.municode.com (Wilkes-Barre), quoted and re-checked
  17. 25 Pa. Code § 72.22. Permit issuance (Pennsylvania statewide rule), quoted and re-checked
  18. Act 537 Sewage Facilities (Pennsylvania statewide rule), quoted and re-checked
  19. Pennsylvania DEP Northeast Regional Office (pa.gov)
  20. Chapter 34, Section 34-24 (Wilkes-Barre), quoted and re-checked
  21. Part XIV, Uniform Construction Code, Chapter 403 Administration (Pennsylvania statewide rule), quoted and re-checked
  22. Part XIV, Uniform Construction Code, Chapter 403 Administration (Pennsylvania statewide rule), quoted and re-checked
  23. library.municode.com (Wilkes-Barre), quoted and re-checked
  24. Building Permits (Wilkes-Barre), quoted and re-checked
  25. Apply for a PennDOT Highway Occupancy Permit (Pennsylvania statewide rule), quoted and re-checked
  26. Pennsylvania Municipalities Planning Code, Section 602 (Pennsylvania statewide rule), quoted and re-checked

Written October 11, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Wilkes-Barre

Wilkes-Barre’s own rules

  • Building permitRequired

    Electrical, building, plumbing, HVAC, driveway, and curb-cut work inside Wilkes-Barre city.

    • Homeowners may apply only when doing work on their primary residence; the applicant is responsible for the work and inspections.
    • Applications must be complete and approved by a code-enforcement employee before becoming valid.
    “Building permits are required for the following types of work: Electrical Building (framing, roofing, sheet rock, siding, etc.) Plumbing HVAC Driveways and Curb Cuts”
  • Owner-builder exemptionConditional

    Homeowners applying for city permits for their primary residence.

    • The homeowner must be doing the work for the primary residence and is responsible for all work and inspections.
    “Building permits can be applied for by approved Wilkes-Barre City licensed contractors and homeowners, only under the condition that the person applying for the permit is doing so for their primary residence.”
  • Local zoningPresent

    Land inside Wilkes-Barre city.

    • The city Planning and Zoning Office administers and enforces the city zoning ordinance.
    “The Office of Planning and Zoning is responsible for the administration and enforcement of the City of Wilkes-Barre’s zoning ordinance as amended, the subdivision and land development ordinance, and the Floodplain Management Ordinance.”
  • Zoning districtsPublished

    Zoning districts inside Wilkes-Barre city.

    • The supplied residential-use and bulk tables identify R-1, R-2, R-3, C-N, C-1, C-2, C-3, C-4, M-1, M-2, S-1, and OSP districts.
    “R-1 R-2 R-3 C-N C-1 C-2 C-3 C-4 M-1 M-2 S-1 OSP Single Family Detached Dwelling X X X X”
  • Minimum lot sizeSpecified

    Single-family dwellings in the R-1 district inside Wilkes-Barre city.

    minimum lot area per dwelling unit: >= 5000 square feet (R-1 single-family) · minimum lot width: >= 50 feet (R-1 single-family) · minimum lot depth: >= 100 feet (R-1 district)

    “District Residential R-1 R-2 R-3 Minimum Lot Area per dwelling unit (sq. ft.) 5000 5000 SF 3500 TF 5000 SF 3500 TF 2500 MF”
  • Lot coverageSpecified

    Single-family dwellings in the R-1 district inside Wilkes-Barre city.

    maximum building coverage: <= 40 percent (R-1 district)

    “Maximum Building Coverage of Lot % 40 50 60”
  • Building heightSpecified

    Single-family dwellings in the R-1 district inside Wilkes-Barre city.

    maximum height: <= 2.5 stories (R-1 district) · maximum height: <= 35 feet (R-1 district)

    “Maximum Building Height (stories) (feet) 2.5 35 2.5 SF 3.5 TF 4.0 MF 60”
  • Living in an RVLimited

    Recreational vehicles in Zones A, A1-30, AH and AE inside Wilkes-Barre city.

    • The RV must be on site fewer than 180 consecutive days; fully licensed and highway-ready; attached only by quick-disconnect utilities and security devices; without permanent attachments; occupied no more than 7 consecutive days or 30 days in a calendar year; and removed when a flood warning is issued.

    maximum site duration: < 180 consecutive days (Flood Zones A, A1-30, AH and AE) · maximum occupancy: <= 7 consecutive days (or 30 days in a calendar year)

    “Recreational vehicles in Zones A, A1-30, AH and AE must: 1. be on the site for fewer than 180 consecutive days, and 2. be fully licensed and ready for highway use”
  • Camping on your landLimited

    Temporary RV camping in Zones A, A1-30, AH and AE inside Wilkes-Barre city.

    • The Section 1130 recreational-vehicle limits apply, including the 7-consecutive-day or 30-calendar-day occupancy limit and fewer-than-180-consecutive-days site limit.
    “Recreational vehicles in Zones A, A1-30, AH and AE must: 1. be on the site for fewer than 180 consecutive days, and 2. be fully licensed and ready for highway use”
  • Manufactured homesLimited

    Manufactured or mobile-home occupancy inside Wilkes-Barre city.

    • Mobile homes must meet the cited federal standards or provide satisfactory evidence of compliance with city building, electrical, plumbing, and housing codes.
    • Floodway placement is prohibited; floodplain placement within 50 feet landward of a watercourse top-of-bank is prohibited; permitted floodplain units require a permanent foundation, elevation, and anchoring.

    floodplain setback from top of bank: 50 feet (Identified floodplain area)

    “All mobile homes intended for occupancy within the city shall comply with the standards approved by the United States of America Standards Institute A 119.1-1969 and NFPA 501 B-1968, or shall provide satisfactory evidence that the structural, electrical, plumbing and heating elements of such homes meet or exceed the minimum requirements of the building, electrical, plumbing and housing codes of the city.”
  • Off-grid sanitationProhibited

    Septic drain fields and sewage disposal systems within riparian buffer easements inside Wilkes-Barre city.

    • The systems must comply with setback requirements under 25 Pa. Code Chapter 73.
    “Septic drain fields and sewage disposal systems shall not be permitted within the riparian buffer easement and shall comply with setback requirements established under 25 Pa. Code Chapter 73.”
  • Mandatory utility hookupWater and sewer (with conditions)

    Subdivisions and land developments inside Wilkes-Barre city.

    • All subdivisions and land developments must use sanitary sewers connected to public sewers.
    • Subdivisions and land developments must be served by a centralized water system and provide required service-availability letters.
    “All subdivisions and/or land developments shall be serviced by sanitary sewers which shall be connected to public sewers. The following information shall be provided upon the plan. [...] Subdivisions or land developments shall be serviced by a centralized water system [and] shall indicate and/or provide the following:”
  • Subdividing landRegulated (with conditions)

    Subdivisions and land developments inside Wilkes-Barre city.

    • Preliminary plans must include lot dimensions, area, setbacks, utilities, and other listed information.
    • Sanitary sewers connected to public sewers and a centralized water system are required.
    “The preliminary plans shall contain and include the following information: 405.1 Lot layout and related features which shall indicate and provide: (a) The total number of lots, with identification numbers, proposed for the site; (b) The dimensions and area of all lots, expressed in either square feet or acres; (c) The building setbacks for all lots along each street or, in the case of a land development, the proposed placement of each building along each street and the proposed use of each building;”
  • Driveway accessRequired

    Driveway and curb-cut work inside Wilkes-Barre city.

    • A building permit is required for driveways and curb cuts.
    • The Planning and Zoning Office provides specialized zoning permit forms for driveways.
    “Building permits are required for the following types of work: Electrical Building (framing, roofing, sheet rock, siding, etc.) Plumbing HVAC Driveways and Curb Cuts”
  • Permit feesPublished

    City building, zoning, subdivision, land-development, and related permits.

    • The building-fee schedule is current as of April 15, 2025 and includes a $4.50 state fee; third-party plan reviews may add fees.
    • The planning and zoning fee page states its fees are current as of March 1, 2018.

    residential zoning application fee: 55 USD (fee page current as of March 1, 2018) · minor subdivision application fee: 250 USD (plus $50 per lot) · building permit fee for $0-$2499.99 work: 59.5 USD (plus $60 residential or $75 commercial inspection fee)

    “Minor Subdivision | $250 | $50 per lot, based upon the number of lots resulting upon subdivision approval”
  • Permit processPartial

    Construction, zoning, and related permit applications inside Wilkes-Barre city.

    • Building permits may be obtained online or at City Hall, Monday through Friday, 9:00 a.m. to 4:15 p.m.
    • Applications must be complete and approved by a code-enforcement employee; large projects require plan drawings and three sets of drawings.
    • Zoning permit applications are required for new businesses, buildings, carports, sheds, pools, and similar activities; specialized forms exist for driveways and enclosures.
    “Building permits can be obtained online or in the building permit office, 1st floor, City Hall, 40 East Market Street, Wilkes-Barre, PA 18711, Monday through Friday, 9:00 am to 4:15 pm.”

Rules another office applies inside Wilkes-Barre

Wilkes-Barre does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Building code adoptedAdopted

    Construction inside Wilkes-Barre city under Pennsylvania's Uniform Construction Code.

    • The UCC is statewide; local enforcement and permitting may be through the city or another certified code official.
    “The Pennsylvania Uniform Construction Code (UCC) regulates the codes and standards of building projects in the Commonwealth.”
  • InspectionsRequired

    Construction and alterations inside Wilkes-Barre city subject to the UCC.

    • Inspections are required in several cases, including construction or changes to residential or commercial buildings and electrical, gas, mechanical, or plumbing systems.
    • Manufactured and industrialized housing requires inspections for site preparation, foundations, repairs, and occupancy changes.
    “Inspections are also necessary in several cases, including construction or changes to commercial or residential buildings, electrical, gas, mechanical or plumbing systems, and the installation of swimming pools or hot tubs.”
  • Certificate of occupancyRequired

    Buildings and facilities inside Wilkes-Barre city subject to the UCC before use.

    • A UCC certificate of occupancy must be issued before a building or facility can be used.
    • Emergency repairs or equipment replacements may proceed without a permit if an application is submitted to the building-code official within three business days.
    “A UCC certificate of occupancy must be issued before a building or facility can be used. However, emergency repairs or equipment replacements can be made without a permit as long as an application is submitted to the building code official within three business days.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Wilkes-Barre or Luzerne County directly.

  • Minimum dwelling size — Residential districts inside Wilkes-Barre city.
  • Tiny homes — Tiny-home occupancy inside Wilkes-Barre city.
  • Accessory dwellings — Accessory dwelling units inside Wilkes-Barre city.
  • Who permits septic — Septic regulation inside Wilkes-Barre city.
  • Septic permit — Septic permits inside Wilkes-Barre city.
4 more unanswered
  • Septic inspection
  • Well permit
  • Agricultural exemption
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Wilkes-Barre publishes no rule on the point, not that none exists. Luzerne County’s page lists the county offices to call.

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