Department of Licenses and Inspections

The Department of Licenses and Inspections (L&I) is the City of Philadelphia agency that issues construction, zoning and trade permits, inspects buildings, licenses businesses and rental properties, and enforces the property, building and fire codes. Its stated mission is "building a safer city by enforcing building-related codes through inspections, licensing, permitting, and demolitions."^[1] It is a city department answerable to the mayor, not a state or county body.

1 Structure and leadership

In February 2024 Mayor Cherelle Parker announced that L&I would be divided into two distinct divisions with separate commissioners: Basil Merenda, previously the city's Director of Labor, to lead Inspections, Safety and Compliance (construction, building operation and demolition), and Bridget Collins-Greenwald, previously Commissioner of Public Property, to lead Quality of Life (nuisance and business-code enforcement).^[2] Following a July 2026 cabinet reshuffle,^[3] the City's leadership page in October 2026 lists Ralph DiPietro as Commissioner of the Inspections, Safety & Compliance division and Bridget Collins-Greenwald as Commissioner of the Quality of Life division; Basil Merenda, named in 2024, is no longer listed.

The department reports through the Managing Director's Office and is funded in the annual city budget. Its inspectors are represented by municipal unions such as District Council 33.

2 How permitting works

Most applications are filed online through the department's eCLIPSE system. The usual path for building work is:

1. Zoning review. The application is checked against the Zoning Code. If the project complies, a zoning permit is issued. If it does not, L&I issues a "refusal" (or a "referral" for a special exception), which the applicant may take to the Zoning Board of Adjustment.
2. Building plan review. Larger projects are reviewed against the Building Code; simple work may be permitted over the counter.
3. Other approvals. Properties on the historic register need sign-off from the Historical Commission; work in the right of way may involve the Streets Department; connections involve the Water Department.
4. Permit issuance and inspections at specified stages (footings, framing, electrical, plumbing, final).
5. Certificate of occupancy or final approval at completion.

As of July 1, 2026, new permit applications must comply with updated building codes.^[1]

3 Inspections and violations

Inspections are triggered by permit milestones, license applications, and complaints. Anyone may report a suspected violation, such as missing heat, structural hazards, work without a permit or an unsafe vacant building, through Philly311 or the department's online request portal. An inspector visits, and if a violation is found the department issues a notice or Code Violation Notice with a deadline to correct it. Unsafe or imminently dangerous buildings can be ordered vacated, secured or demolished, and the City may bill owners for emergency work. Failure to comply can lead to fines and prosecution in Municipal Court; see Court of Common Pleas and Municipal Court. Rental properties must hold a rental license and a certificate of rental suitability, which ties L&I to landlord-tenant law and the Safe and Healthy Homes Act.

4 Licenses

L&I administers commercial activity licenses (for example food-establishment and general business licenses), rental licenses, and trade licenses for contractors. A business generally needs a license for each activity, and some licenses require inspection or other agency approvals first.

5 Appeals

Anyone who receives a permit, violation or notice can appeal it, and all appeals must be filed with the relevant board within 30 days of the initial notice. The board depends on the subject:^[4]

• Board of License and Inspection Review: general permits, violations and notices from L&I.
• Zoning Board of Adjustment: zoning permit refusals, referrals and zoning decisions.
• Board of Safety and Fire Prevention: Fire Code violations.
• Board of Building Standards: unsafe or imminently dangerous building designations.
• Plumbing Advisory Board: plumbing code matters.

Appeals of Code Violation Notices go to the Office of Administrative Review. Board decisions can generally be taken further to the Court of Common Pleas.

6 Criticism and reform

L&I has long been criticized by residents, developers and watchdogs for slow permit turnaround and inconsistent enforcement. The June 2013 collapse of a building at 22nd and Market Streets onto a Salvation Army thrift store, which killed six people, prompted a major review of demolition oversight, and the department has since been the subject of Controller audits and Council hearings. The 2024 division of the department was described by the Parker administration as a response to longstanding calls for reform.^[2]

See also: Department of Planning and Development, Zoning Board of Adjustment, Philadelphia Zoning Code, How to File a Complaint.

References

1. City of Philadelphia, Department of Licenses and Inspections homepage, phila.gov/li (accessed October 2026).
2. City of Philadelphia, "Mayor Cherelle L. Parker names Commissioners of Licenses and Inspections," press release, February 8, 2024, phila.gov.
3. WHYY, "Philadelphia Managing Director Adam Thiel steps down as Parker's administration undergoes staffing shuffle," July 28, 2026.
4. City of Philadelphia, "Appeal an L&I permit or violation," phila.gov/services/permits-violations-licenses (accessed October 2026).