Commercial Tenant Improvement Process
Tenant Improvements (TIs) can encompass a wide range of alterations or modifications to new or existing buildings. A TI can be as simple as a retail space that changes ownership and reconfigures floor layout, or as complex as a change or occupancy. In accordance with Section 105 of the Oregon Structural Specialty Code (OSSC), a permit is required as follows:
“Any owner or owner’s authorized agent who intends to construct, enlarge, alter, repair, move, or change the occupancy of a building or structure, which is regulated by this code, or to cause any such work to be performed, shall first make application to the building official and obtain the required permit.”
In addition to building code requirements, TI applications are also reviewed for compliance with other locally adopted codes and regulations. This includes confirming that the proposed use is permitted in the underlying zone, and assessing whether any Systems Development Charges (SDCs) are due. Codes and standards applicable to the City of Corvallis can be reviewed online at Codes and Standards.
Do I Need a Tenant Improvement Permit?
A TI (building) permit is required for any new construction or the proposed alteration of an existing building. Additional permits, such as mechanical, plumbing, and electrical, may also be required depending on the scope of work. Due to the complexities of the TI process, we recommend contacting Development Services if you are unsure whether your project requires permits. Some common examples of TIs are included below.
Examples of Commercial Tenant Improvements (but not limited to):
- Change of occupancy; e.g. day spa to retail space
- Change of use; e.g. burger restaurant to ice cream shop
- Change the existing floor plan to increase or decrease occupant seating
- Altering customer areas/counters (ADA compliance)
- Install or relocate fixed furniture or racking
- Install or relocate partitions over 5’9”
What is Required for a Tenant Improvement Application?
See our Commercial Tenant Improvement Guide & Checklist. Applications and plans can be submitted through our online permitting system at www.corvallispermits.com.
Do I Need a Design Professional?
Per OSSC Section 107, a licensed Design Professional in Responsible Charge (DPRC) is required when alterations/additions take place in a building that exceeds 4,000 square feet and is more than 20 feet in height, unless exempted. If a project does not require a design professional, it is still highly recommended. If you are unsure whether your project requires a DPRC, contact Development Services.
Where Do I Find Property Information?
-
Identify the zone of a property by using our "Look Up Property Information" website
-
Once you have obtained the zone, you may read about it in the Corvallis Land Development Code
-
Search our database for permits from 1990 to present at www.corvallispermits.com
-
Come visit our office to talk to a Permit Technician or Planner; please refer to our current office hours to the right.
Other Considerations
- Exterior signs require a separate Sign Permit through Development Services (submit at www.corvallispermits.com)
- If your project requires Public Improvements by Private Contract (PIPC), contact Development Review prior to submitting your TI application
- If the building is in a historic district, contact the Planning Division to determine if additional requirements will apply
- If your project requires land use approval (e.g. conditional development), contact the Planning Division prior to submitting your TI application
- Contact the Benton County Health Department for Food Establishment Licenses
- Register your business through the Oregon Secretary of State
