Express Review Process

Scheduling Coordinator: Isaac Roldan 919-996-2570
Scheduling Coordinator: Celia McCoy 919-996-2571

Development Services Customer Service Center: 919-996-2495

The Express Permitting process is an expedited commercial plan review in which all design professionals and trade plan reviewers are present and working together during the review. This face-to-face service is optional for an additional cost and is intended for customers seeking permits following the review.

With Express Permitting, all pre-requisites and submittal requirements must be satisfied so that permits may be issued following the review. Permits are typically issued within two (2) to five (5) business days following the review when there are no unresolved issues. Permits for projects with multiple applications are usually issued within five (5) to ten (10) business days depending on the complexity of the project.

The following project types are eligible for Express Permitting:

• New construction
• New construction with site review
• Addition
• Alteration
• Interior completion (fit-up)
• Change of use
• Site review
• Mass grading

The following project types are NOT eligible for Express Permitting unless administrative approval has been granted. Such projects will be considered on a case-by-case basis:

• Institutional Occupancies
• Hazardous Use facilities
• Single-Family Residential
• Townhomes
• Group Housing

If you have questions regarding the eligibility of your project, please contact the Scheduling Coordinator. If you have a technical question, please contact a Project Coordinator.

If your project is not eligible for Express Permitting, the City of Raleigh offers other commercial plan review options that may better suit your needs including:

• Coordinated Team Review
• Commercial Standard Review
• Commercial Pony Express Permitting
• Pre-Submittal Conference
• Due Diligence Session

See the City of Raleigh Development Services Glossary for any unfamiliar terms.

• Project Manager and/or contact person
• Any design professional (or their designee) that has sealed the project plans (engineer, architect, landscape architect, sprinkler designer, pre-cast engineer, pre-engineered metal building engineer, pre-engineered wood truss engineer, etc.)

* Please note that all design professionals or their designees attending the review must hold current North Carolina certifications.

The absence of one or more design professionals will result in immediate rejection without review and the loss of deposit. Only a licensed design professional may answer reviewer questions and make red-line corrections to the plans.

• Read the Express Permitting process description in its entirety and direct questions to the Scheduling Coordinator or Project Coordinator.
• Research the parcel in the City's database to ensure that a valid address exists - ALL ADDRESSING ISSUES MUST BE RESOLVED PRIOR TO SCHEDULING AN EXPRESS REVIEW.

1. If an address appears incorrect, or if an address has not been assigned, please contact the GIS Addressing Technician.
2. Addresses must be within the Raleigh City Limits or Extra-Territorial Jurisdiction (ETJ) prior to scheduling an Express Review. An Annexation Petition must be filed if the property is outside City Limits or ETJ.

• If your project involves food and/or beverage components:

1. Contact Wake County Environmental Services (WCES)
2. WCES staff will provide a complete list of required items to bring to the Express review including a Wake County Department of Environmental Services Plan Review Application.

• Have an approved Site Plan.

1. If you are required to have a preliminary site plan approval, it must be approved prior to scheduling an Express Review.
2. An Express Review will not be scheduled until all pending issues have been resolved with the Planning Commission or City Council.
3. An Express Review may not be scheduled during the twenty (20) day appeal period following City Council.

The following items must be complete at least five (5) business days prior to the review or the review will be cancelled or rescheduled.

• The Infrastructure Construction Plans process must be completed and approved at least five days prior to the review (i.e. Public Works, Public Utilities, Transportation, etc.)

1. An Express Review will not be conducted until all public improvement issues have been resolved.
2. If property abuts a state-maintained road, all NCDOT driveway and/or encroachment permits must be obtained.
3. A security, or letter of credit, in the amount of 1.5 times the cost of public improvements shall be provided, prior to permit issuance, to the City of Raleigh. See bullets below for more details.

• Prior to building permit issuance, for any lots or residential units developed as residential, a letter of credit shall be provided when 75% of the permits have been issued and the existing and proposed infrastructure does not meet city standards.
• Prior to building permit issuance, for non-residential developments with multiple buildings on the site, the 75% shall apply to the gross floor area of the approved project.

4. Contact Paul Kallam in the Public Works Department at 919-996-2406 if you have technical questions regarding public improvements.

• A Recorded Map or boundary survey of property must be submitted no less than five (5) business days prior to the review (except for Site Review or Mass Grading Only).

1. The Recorded Map/survey must be the most recent available and, if applicable, comply with the preliminary "conditions of approval".
2. For those seeking building permits through the Express process, a Tree Conservation permit is required which must be recorded prior to permit issuance.

• A Suite layout must be approved, if applicable.

• If there are buildings to be demolished on the property, applicants must obtain a demolition permit for each building to be demolished prior to the Express review. Permits may be issued prior to the demolition of buildings, but a certificate of completion/occupancy will not be released until all buildings have been demolished and inspected by the City of Raleigh.

• Projects involving site work must comply with the City of Raleigh Tree Conservation Process. Contact an Urban Forester in the Planning and Development Department if you have technical questions regarding this process.

Based on availability, appointments may be scheduled as follows:

New Building, Addition, Change of Use, Alteration with Site Work -

• Mondays @ 9:00 a.m.
• Wednesday thru Friday @ 8:30 a.m., except the first and third Wednesday of each month @ 9:00 a.m. and the first Thursday of each month @ 10:00 a.m.
• Please note that plans related to an approved preliminary site plan through the Planning Commission or City Council may only be reviewed Wednesday thru Friday.

Alterations and Interior Completions without Site Work -

• Mondays @ 9:00 a.m.
• Tuesday thru Friday @ 8:30 a.m., except the first and third Wednesday of each month @ 9:00 a.m. and the first Thursday of each month @ 10:00 a.m.

Grading with Site Work -

• Mondays @ 9:00 a.m.
• Tuesday thru Friday @ 8:30 a.m., except the first and third Wednesday of each month @ 9:00 a.m. and the first Thursday of each month @ 10:00 a.m.
• Please note that plans related to an approved preliminary site plan through the Planning Commission or City Council may only be reviewed Wednesday thru Friday.

All reviews are subject to a one-hour lunch break between 12:00 p.m. - 1:00 p.m. and will end promptly at 4:00 p.m.

All items listed below must be submitted to the Scheduling Coordinator as indicated to avoid cancellation and loss of deposit:

New Building, Addition, Change of Use, Alteration with Site Work -

Due within forty-eight (48) business hours of requesting review date:

• Completed Express Review Application (you will receive an email confirmation once the application is received)
• Deposit equal to one hour of review (see Fees section below for refund information.)

Due no less than five (5) business days prior to the review date:

• Completed Permit Application(s) (including contractor information)
• Two (2) copies of the Plan (plot plan or site plan)
• Two (2) copies of the Recorded Map
• Two (2) copies of the Financial Responsibility Form (doc) (pdf), if grading is part of the project
• Two (2) copies of a proposed Suite Layout (for multi-tenant buildings)
• Responsibility for Utility Form
• Stormwater Express Permitting Data Form
• Accessibility Compliance Form (doc) (pdf) - for buildings that have been issued a Certificate of Occupancy
• Demolition permit (all buildings must be demolished at this time)
• Copies of all pertinent recorded legal documents

Alterations and Interior Completions (fit-ups) without Site Work -

Due within forty-eight (48) business hours of requesting review date:

• Completed Express Review Application (you will be issued a confirmation once the application is received)
• Deposit equal to one hour of review

Due no less than five (5) business days prior to the review date:

• Completed Permit Application(s) (including contractor information)
• Two (2) copies of a proposed Suite Layout (for multi-tenant buildings)
• Responsibility for Utility Form
• Stormwater Express Permitting Data Form
• Accessibility Compliance Form (for buildings that have been issued a Certificate of Occupancy
• Building Code Summary Shell Variable Form (applies only to interior completion (fit-up) projects)

Site Review and/or Mass Grading -

Due within forty-eight (48) business hours of requesting review date:

• Completed Express Review Application (You will be issued a confirmation once the application is received.)
• Deposit equal to one hour of review.

Due no less than five (5) business days prior to the review date:

• Completed Permit Application (including contractor information)
• Two (2) copies of the Site Plan
• Metes and Bounds survey for Tree Conservation permits
• Two (2) copies of the Financial Responsibility Form
• Stormwater Express Permitting Data Form
• Site Review and Mass Grading requirements as determined by the Stormwater Division

Property Owner's Designated Lien Agent Information, if project cost is >$30,000

Please note that all Conditions of Approval, if applicable, must be satisfied no less than five (5) business days prior to the Express Review.

Wake County Environmental Services will review any project with a food and/or beverage component.

If you are phasing your project, a phasing plan will be required and an application must be submitted for each phase of the project.

Approved plans will be held at the Development Services Customer Service Center for a period of no longer than ten (10) business days.

• If Site work is NOT required, seven (7) sets of sealed plans
• If Site work IS required, ten (10) sets of sealed plans
• Each set of plans must be fully assembled prior to the Express Review
• If the project includes metal buildings, trusses, pre-cast, etc., these sealed plans must also be included in the package.
• A North Carolina registered design professional must seal all plans and be in attendance during the
• Express Review (the design professional that sealed the plans may designate a representative to attend in their place but they must also be a NC registered design professional).
• A landscape plan must be sealed by a North Carolina registered design professional which may be a North Carolina Landscape Architect.

For projects that require Fire Protection features, (Alarm, Sprinkler, Stand Pipes, Access, Fuel Tanks, etc.) please submit plans according to the General Information for Fire Protection Permits and Inspections.

City staff will inform you if any of the following are needed:

• Application for Demolition - If there is an existing structure(s) on the property that needs to be demolished, a Demolition Permit must be obtained and the building(s) must be demolished and inspected prior to the review.
• Certificate of Appropriateness - If your project is located within a designated historic district
• Certificate of Insurance (City of Raleigh is named as the certificate holder)
• Contractor Bond Form for work in Public Streets that encroaches into the Public Right of Way
• Special Inspections - If your project includes anything listed in Chapter 17 of the NC State Building code for special inspections, this form must be completed and transposed to the plans.
• "Sticky-backs"

1. Due to budget constraints, the Development Services Customer Service Center no longer provides free sticky-backs.
2. Please bring a supply of clear, full-sheet labels (a.k.a. sticky-backs) in the event that a document must be transposed to your plans.
3. The DSCSC usually has some sheets which may be purchased for our cost, $1.00 per sheet

Email (preferred): expresscoordinator@raleighnc.gov

Fax: 919-516-2686 (attention Express Scheduling Coordinator)

Postal Service:

City of Raleigh
Development Services Customer Service Center
Attn: Scheduling Coordinator
One Exchange Plaza, Suite 400
Raleigh, NC 27601

Adjacent to: 219 Fayetteville Street

Phone: 919-996-2495

Hours of operation: 8:00 a.m. to 4:45 p.m., Monday thru Friday (closed holidays)

For training purposes, the Development Services Customer Service Center is closed from 8:00-9:00 a.m. on the first/third Wednesday of each month.

Customers will arrive at the Development Services Customer Service Center, check-in with the receptionist, and be directed to the appropriate conference room. At the start of the review, the Scheduling Coordinator will briefly discuss the schedule for the day and provide information regarding the format of the meeting. Review staff will meet together prior to the review then take the plans to their workstations to begin their review. Reviewers will report back to the customer following their initial review. In some cases, the review may be conducted in the conference room. If additional time is needed, the review will continue with a one-hour break for lunch between noon and 1:00 p.m. All reviews will end promptly at 4:00 p.m. Payment is due immediately following the review.

• Read this process description in its entirety and direct questions to the Scheduling Coordinator.
• Have one contact person for the project to communicate with the Express Scheduling team, as opposed to multiple contacts calling multiple City employees which could result in misinformation.
• Schedule a review date with the projected completion date of other review processes in mind.

1. For example, if you are waiting for approval of a Recorded Map in Commercial Standard Review, which is required five (5) days prior to the Express review, make sure to allow plenty of time for that approval to take place so as not to lose the Express review date and/or pay a rescheduling fee.

• City of Raleigh Building Code Summary must be on all commercial plans
• Provide accurate information.
• Ensure that applications, plans and all other corresponding documentation are complete and submitted on time.
• Be sure that all plans are designed to meet the requirements of all local, state and federal regulations.
• Verify that the square footage provided on the application is the same as it is on the plans.
• Be sure that the selected contractors have a City of Raleigh Business License (also known as a Privilege License) if work is being done within the Raleigh City Limits.
• Contractor information (contractor license, contact information, business license, workers compensation, liability insurance, etc.) must be complete, current and valid in the City of Raleigh Contractor file, and must be submitted no less than five (5) days prior to the scheduled review.
• Ensure that contractors performing work in the public Right of Way have workers compensation, general liability insurance and a $5,000 performance bond.
• Have plans sealed, signed, and bound prior to the review.
• Have all attendees present at the start of the scheduled review.
• Bring clear full-sheet labels (a.k.a. sticky–backs) in case there is a need to transpose a document to the plans.

• Addressing problems
• Tree Protection holds
• Application square footage doesn't match the plans
• Plans are not sealed, signed, or bound
• Administrative holds from the Department of Planning and Development
• Some large projects, including group housing, institutional, or hazardous-use facilities, may take longer to process due to the complexity of the project.

If the first Express Review resulted in unresolved issues or excessive redlines as determined by review staff, then a re-review will be necessary prior to permit issuance.

• View project review comments online (log in to the Online Development Center).
• Click on the Plan Review tab at the top of the form, enter the project transaction number and click "Submit" (form also allows searches by address).
• Contact the Scheduling Coordinator to schedule a re-review (all follow-up reviews must continue in the Express Permitting path to ensure that plans are reviewed by the same review team).
• All revisions must be clouded on the plans so that changes are easily discernible.
• A transmittal letter stating the unresolved issues and how they were corrected must be stapled to the top left corner of each set of plans.
• Re-review of plans without a transmittal letter and clouded revisions will be rejected (a one (1) hour minimum review fee will be charged to the contact person and another re-review date will be scheduled, if rejected)

• A deposit equal to one (1) hour of Express Review service will be required at the time of confirmation.
• If the review exceeds one (1) hour and additional fees are due, the balance will be collected on the day of the review (after the review is complete). If the review is conducted over multiple days, the balance will be due following the review on the final day.
• Permits will not be issued until all Express Review fees have been paid in full.
• Failure to pay for services rendered will result in the discontinuance of all future Express services for the project contact person/firm until the fee is paid in full.

• Building Plan Review with Site Review Included (All New Buildings and Additions):

1. $1200 per hour (minimum one hour)
2. $300 for each additional 15 minute increment
3. Re-review: $1,200 per hour

$300 for each additional 15 minute increment
Re-reviews are scheduled as soon as possible following the initial review.

• Building Plan Review w/out Site Review (Alterations and Interior Completions):

1. $800 per hour (minimum one hour)
2. $200 for each additional 15 minute increment
3. Re-review: $800 per hour

$200 for each additional 15 minute increment
Re-reviews are scheduled as soon as possible following the initial review

• Site Review w/out Building Plan Review (Grading):

1. $800 per hour
2. $200 for each additional 15 minute increment
3. Re-review: $800 per hour

$200 for each additional 15 minute increment
Re-reviews are scheduled as soon as possible following the initial review.

• Cancellation:

1. The deadline to cancel a review is five (5) business days prior to the review (i.e. If the Express review is scheduled on Tuesday, it must be cancelled by close of business on the preceding Tuesday.)
2. Cancellation fees are as follows and are deducted from the deposit paid at the time of scheduling:

A first-time cancellation fee of one-quarter hour will be charged, if requested on or before the five (5) day deadline.
If a second request is made to cancel an Express Review, a fee of one-half hour will be charged, if requested on or before the five (5) day deadline.
If a third request is made to cancel an Express Review, the project will be eliminated from Express Review and the full deposit will be forfeited.
If a review is canceled after the five (5) day deadline, regardless of the number of times it has been cancelled, the one-hour deposit will be forfeited.
If a client fails to cancel a scheduled review and is a "no-show" on the day of the review, the one-hour deposit will be forfeited and the project will be eliminated from Express Review.

• Re-Scheduling:

1. The deadline to re-schedule a review is five (5) business days prior to the review (i.e. If the Express Review is scheduled on Tuesday, it must be rescheduled by close of business on the preceding Tuesday.)
2. Re-scheduling fees are as follows and are deducted from the deposit paid at the time of scheduling:

A first time re-scheduling fee of one-quarter hour will be charged, if requested on or before the five (5) day deadline.
If a second request is made to re-schedule an Express Review, a fee of one-half hour will be charged, if requested on or before the five (5) day deadline.
If a third request is made to re-schedule an Express Review, the project will be eliminated from Express Review and the full deposit will be forfeited.
If a review is re-scheduled after the five (5) day deadline, regardless of the number of times it has been cancelled, the one-hour deposit will be forfeited.

• Absence of design professionals at review:

1. If one or more of the required attendees fails to be present at the review, the review will not be conducted. The review will be re-scheduled and the deposit will be forfeited.

• In the event that an Express Review results in a rejection, permits will not be issued until all outstanding issues have been resolved. The client must schedule another Express Review. All outstanding fees must be paid prior to re-scheduling.
• See the Development Services Fee Schedule for additional fee information.

• Accepted payment types:

1. Cash
2. MasterCard/Visa
3. Check made payable to City of Raleigh

• All fees are processed by the Development Services Customer Service Center located at One Exchange Plaza, Suite 400