Massachusetts Building Permit Requirements for a New Home
To build a new 1-2 family home in Massachusetts you file a permit application with the local building department under the 10th Edition State Building Code (780 CMR). Expect to submit two or more sets of construction documents, a site plan from a boundary survey, the construction supervisor or homeowner information, a workers' comp affidavit, a debris disposal location and energy code documentation. In Stretch and Specialized Code towns, the energy documentation is a projected HERS rating report.
The short list
Application, plans (2+ sets), surveyed site plan, CSL or homeowner exemption, workers' comp affidavit, debris disposal facility, energy code report, and any zoning, conservation or historic approvals.
The Statewide Checklist (780 CMR 10th Edition)
The 10th Edition became the only building code in effect on July 1, 2025. Chapter 51, the Massachusetts Residential Code, adopts the 2021 IRC with state amendments.
- Permit application filed by the owner or authorized agent on the building department's form (R105.3).
- Construction documents in two or more sets (R107.1), with structural details and any stamped engineering for engineered lumber or steel.
- Site plan drawn to scale from an accurate boundary line survey (R107.2.9). Most towns want it certified by a registered land surveyor.
- Construction Supervisor License name, signature, number and category (110.R5.2.16), or the homeowner exemption.
- Workers' Compensation Insurance Affidavit (M.G.L. c.152 s.25C). Homeowners doing all the work check the homeowner box.
- Debris disposal: the permit must name the licensed facility where construction debris goes (M.G.L. c.40 s.54).
- Energy code documentation: a projected HERS rating report in Stretch and Specialized towns; REScheck or a HERS rating in base-code towns.
- Local approvals: zoning, conservation, historic, fire, board of health, DPW and stormwater sign-offs as your town requires.
Who Can Pull the Permit
Work regulated by the building code has to be supervised by a licensed Construction Supervisor (780 CMR 110.R5). The license types are the unrestricted CSL, the CSL for one- and two-family dwellings, and specialty licenses.
A homeowner who owns the lot and lives (or will live) in the 1-2 family home is exempt from licensing, but must act as supervisor if they hire others. A person who builds more than one home in two years is not considered a homeowner. The exemption can't be used for manufactured or modular homes.
HIC registration (M.G.L. c.142A) covers work on existing owner-occupied 1-4 unit homes, so it matters for additions and renovations rather than a brand-new house.
The Energy Code Part
This is the item most new-home permits get stuck on.
| Town energy code | What goes in with the permit | New home target |
|---|---|---|
| Specialized (60 towns) | Projected HERS report; all-electric, mixed-fuel with solar and electric-ready wiring, or zero energy | HERS 45 all-electric / 42 mixed-fuel; homes over 4,000 sq ft all-electric or zero energy |
| Stretch (242 towns) | Projected HERS report (or Passive House) | HERS 45 all-electric / 42 mixed-fuel |
| Base code | REScheck/prescriptive or a HERS rating | Prescriptive tables or the ERI path |
Town counts are from mass.gov as of June 4, 2026. New homes also need a blower door test (3.0 ACH50), duct leakage testing, mechanical ventilation, EV-ready wiring (R404.4) and a solar-ready zone (Appendix RB) where they apply. See what goes in a stretch code report.
Timeline and Certificate of Occupancy
- The building official must issue or deny the permit in writing within 30 days of filing (R105.3.1).
- A permit becomes invalid if work doesn't start within 180 days of issue (R105.5).
- No new home may be occupied until the building official issues a Certificate of Occupancy and Use (R111.1), which is issued within 10 days after a passing inspection (R111.2).
- For new homes in Stretch and Specialized towns, the confirmed HERS rating with blower door and duct leakage results is part of the close-out paperwork.
FAQ
What do I need for a building permit for a new house in Massachusetts?
A permit application, two or more sets of construction documents, a site plan based on a boundary survey, the Construction Supervisor License (or homeowner exemption), a workers' comp affidavit, the licensed debris disposal facility, energy code documentation and any local zoning, conservation or historic approvals.
How long does the building department have to issue a permit in Massachusetts?
Under 780 CMR R105.3.1 the building official must issue or deny the permit in writing within 30 days of filing.
Can a homeowner pull a building permit for a new house in Massachusetts?
Yes, if they own the lot and live or intend to live in the 1-2 family home, and they act as supervisor. Someone who builds more than one home in two years is not considered a homeowner.
Do I need a HERS rating to build a new house in Massachusetts?
In the 242 Stretch Code and 60 Specialized Code communities, yes: a projected HERS report at permit and a confirmed rating at the end. In base-code towns a HERS rating is one of the compliance options.
How long is a Massachusetts building permit good for?
It becomes invalid if work does not begin within 180 days after it is issued (780 CMR R105.5).
Town-by-Town Permit Checklists
Local building department details, checked on each town's own website:
Sources: 780 CMR 10th Edition handbook · 780 CMR Residential Chapter 1 · 780 CMR 110.R5 Construction Supervisors · Energy code adoption by municipality. Code text current as of October 2026; DOER has proposed updates to the Stretch and Specialized codes, so confirm before you file.
Related: Stretch code report for permitting · What triggers a HERS rating · REScheck and COMcheck · Phius verification
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