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Commercial Tenant Improvement / Tenant Finish Permit in Plain City, Utah

Required for tenant improvement / minor remodel work in an existing commercial building in Plain City where the use does not change. Plain City's process for this scope is its 'Site Plan Application (Existing Commercial Building - same use, minimal remodeling)' — a faster-track site plan review (7-day advance submittal) than the Non-Residential Site Plan Plat Checklist required for new commercial construction (30-day advance submittal). A 2026-07-23 re-chase found that the base building-permit fee for this scope of work, previously marked 'not found published,' is in fact governed by Plain City Municipal Code § 9-1-4 (Table 1-A of the 1997 Uniform Building Code) — the same mechanism already established elsewhere in this file — see the fees array for the full table.

Verified 2026-07-23 · Source

When you need this permit

  • Existing commercial building, same use, minimal remodeling — per Plain City's official 'Site Plan Application (Existing Commercial Building)' form
  • Completed application and supporting documents must be submitted at least 7 days prior to a Planning Commission meeting (2nd and 4th Thursdays of the month) — a shorter lead time than the 30-day requirement for new construction
  • A detailed site plan showing parking, landscaping, building footprint, and the proposed floor plan for the business, including restrooms, windows, and outside doors, per the official form

Required documents

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Fee schedule

Site Plan Review Fee (Planning Commission prerequisite)The Site Plan Application (Existing Commercial Building) form (Doc 508) does not repeat a fee table itself, but Plain City's Site Plan Inspection Fee Schedule (in the companion New Construction packet, Doc 500, page 3) lists a single generic 'Site Plan ... $200.00' line item under USER FEES that is not restricted to new construction. Used here as the applicable site plan fee for the existing-commercial process; confirm with the Planning Department that the same $200 figure applies to the shorter existing-building track.
$200.00
Building Permit Fee (tenant improvement, valuation-based — 1997 UBC Table 1-A)CLOSED 2026-07-23. The 2026-07-19 chase on this entry reviewed the Fee Schedule (Resolution #2024-07), Building Department page, and both Site Plan Application packets, but never cross-checked the fee mechanism separately discovered on 2026-07-21 for this file's Solar PV Permit entry (later reused for Fire Sprinkler/Fire Alarm/Residential/Commercial Building Permit) — same gap. Plain City Municipal Code § 9-1-4, 'FEE SCHEDULE' (re-fetched and re-verified live 2026-07-23), states: 'Fees authorized in the IBC for inspections, permits, certificates and other purposes shall be governed by table 1-A of the 1997 edition of the uniform building code...' Tenant-improvement work regulated by the adopted IBC is 'authorized in the IBC' just as new construction is, so the same Table 1-A mechanism applies. This governs in addition to, not instead of, the separately-published $200.00 Site Plan Review Fee for the existing-building track. Because actual project valuation varies, no single base-permit dollar figure applies — submit the project's estimated valuation to the Building Department at (801) 731-4908 for the calculated figure.
Valuation-based per Table 1-A of the 1997 Uniform Building Code — not a fixed dollar figure. Example brackets: $1-$500 valuation = $23.50; $501-$2,000 = $23.50 + $3.05 per additional $100 (or fraction) up to $2,000; $2,001-$25,000 = $69.25 + $14.00 per additional $1,000 (or fraction) up to $25,000; $25,001-$50,000 = $391.75 + $10.10 per additional $1,000 up to $50,000; $50,001-$100,000 = $643.75 + $7.00 per additional $1,000 up to $100,000; $100,001-$500,000 = $993.75 + $5.60 per additional $1,000 up to $500,000; $500,001-$1,000,000 = $3,233.75 + $4.75 per additional $1,000 up to $1,000,000; over $1,000,000 = $5,608.75 + $3.65 per additional $1,000.

Review timeline

Plan review
Not published — contact the department

How long did your Commercial Tenant Improvement / Tenant Finish Permit permit actually take in Plain City?

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Inspection process

  1. 1

    Framing / Fire-Rated Assembly

    Where the tenant improvement scope involves structural or fire-rated assembly work; drawn from Plain City's citywide Required Inspections list (no distinct tenant-improvement sequence is separately published).

  2. 2

    4-Way Rough (Framing/Electrical/Heating/Plumbing)

    Applicable rough-in trades complete, per the Required Inspections list.

  3. 3

    Final

    Completed work verified before occupancy, per the Required Inspections list.

See the full Plain City inspection guide — scheduling & re-inspection fees →

Tips

  • Plain City's 'Existing Commercial Building - same use, minimal remodeling' site plan track requires only 7 days' advance notice before a Planning Commission meeting, versus 30 days for new construction — a meaningfully faster path for a straightforward tenant improvement.
  • The existing-commercial site plan form still requires a floor plan for the proposed business use, including restrooms, windows, and doors — even for interior-only remodels.
  • No base building-permit fee table is restated in Plain City's Consolidated Fee Schedule for tenant improvement work — but a 2026-07-23 re-chase found Plain City Municipal Code § 9-1-4 adopts Table 1-A of the 1997 Uniform Building Code as the governing valuation-based fee table for all IBC-authorized building permits citywide (the same mechanism confirmed for new commercial construction in this file). Confirm the calculated figure directly with the Building Department (801-731-4908) using your project's estimated valuation.
  • Plain City Municipal Code Section 10-1-5(H) (codelibrary.amlegal.com/codes/plaincityut; verified live 2026-07-22 -- corrected from an earlier miscitation of 10-1-7(H), which is the Certificate of Occupancy section and has no lettered subsections at all) explicitly ties Certificate of Occupancy issuance to a change in use: the chief building official shall not grant a permit for construction or alteration, nor issue any certificate of occupancy for a change in the use of land, if that change would violate the zoning title. Plain City does not publish a separate Change of Use Permit application or fee, however -- a use change in an existing building is processed through this SAME Site Plan Application (Existing Commercial) track documented above, not a distinct permit type. The City's Commercial Business License Application (plaincityutah.gov/DocumentCenter/View/383) confirms this in practice: Site Plan Approval from the Planning Commission is required before applying for a Commercial License, with sign-off lines for both the Building Inspector and the Fire Marshal, before a Commercial Business License (base fee 60.00 dollars per year, per the Consolidated Fee Schedule, Resolution number 2024-07, plaincityutah.gov/DocumentCenter/View/497) is issued. A new business bringing a different use into an existing building goes through this same site-plan-then-license pipeline, with the Certificate of Occupancy under Section 10-1-5(H) issued as part of that sign-off chain rather than through any separately-priced change-of-use permit.

Frequently asked questions

Plain City requires a commercial tenant improvement / tenant finish permit for: Existing commercial building, same use, minimal remodeling — per Plain City's official 'Site Plan Application (Existing Commercial Building)' form; Completed application and supporting documents must be submitted at least 7 days prior to a Planning Commission meeting (2nd and 4th Thursdays of the month) — a shorter lead time than the 30-day requirement for new construction; A detailed site plan showing parking, landscaping, building footprint, and the proposed floor plan for the business, including restrooms, windows, and outside doors, per the official form. If your project isn't listed, confirm with Plain City Building Department at (801) 731-4908 before starting work.

The base building-permit fee is not restated in Plain City's Consolidated Fee Schedule, but it is governed by Plain City Municipal Code § 9-1-4, which adopts Table 1-A of the 1997 Uniform Building Code as the valuation-based fee table (e.g., a project valued $2,001-$25,000 is charged $69.25 plus $14.00 per additional $1,000 of valuation). A $200.00 Site Plan review fee is separately published in the city's User Fees table and likely applies to the existing-commercial site plan track as well — confirm with the Planning Department and provide the Building Department your project's estimated valuation for the exact permit-fee figure.

Plain City does not publish a plan-review timeline for this permit. Contact Plain City Building Department at (801) 731-4908 for current turnaround.

You'll need: Site Plan Application (Existing Commercial Building); Building Permit Application (Online Building Permit Portal). See the required-documents checklist on this page for details on each.

Plain City requires 3 inspection(s) for a commercial tenant improvement / tenant finish permit, in order: Framing / Fire-Rated Assembly, 4-Way Rough (Framing/Electrical/Heating/Plumbing), Final. Schedule each through Plain City Building Department ((801) 731-4908).

Apply through Plain City Building Department at 4160 W 2200 N, Plain City, UT 84404. Phone: (801) 731-4908. Office hours: Mon–Thurs 8:00 AM – 5:00 PM; Fri 8:00 AM – 12:00 PM noon; closed Saturday and Sunday. Official information: https://www.plaincityutah.gov/1268/Building.

Plain City, Utah has adopted: International Building Code (IBC) — adopted per Plain City Code § 9-1-1(A) pursuant to Utah Code Annotated § 58-56-4(2) and Utah Administrative Code R156-56-701, as modified by chapter 11 of the supplement to the IBC promulgated by the International Code Council, and amended per statewide amendments in Utah Administrative Code R156-56-704 (automatically updated per § 9-1-1(C) whenever the Division of Occupational and Professional Licensing/Uniform Building Code Commission adopts new statewide amendments). Per Utah Code § 15A-2-103 (re-verified live 2026-07-23), the statewide-adopted edition is now the 2024 IBC (including Appendices C and J), which took effect July 1, 2026 and supersedes the prior 2021 IBC edition (effective July 1, 2023 through June 30, 2026) — Plain City's automatic-adoption clause carries this forward without any local ordinance action required.; International Residential Code (IRC) — adopted by reference within IBC standards per Plain City Code § 9-1-1(A) ('...together with standards incorporated into the IBC by reference, including...the international residential code (IRC) promulgated by the International Code Council'). Statewide-adopted edition is the 2021 IRC per Utah Code § 15A-2-103 — re-verified live 2026-07-23; the 2026-07-01 statewide IBC transition to the 2024 edition did NOT carry the IRC forward, so 2021 remains current.; International Energy Conservation Code (IECC) — adopted by reference within IBC standards per Plain City Code § 9-1-1(A). Utah Code § 15A-2-103(1)(h) specifies the current statewide-adopted edition as the 2024 IECC (re-verified live 2026-07-23). Plain City's Residential Building Permit Plan Submittal Requirements (Doc 475) additionally requires a REScheck energy analysis report showing compliance with the model energy code, passing by a minimum of 3% if using the Utah Energy Conservation Method.; Statewide plumbing, mechanical, and electrical codes (IPC/IMC/NEC) apply uniformly across Utah municipalities under the State Construction Code (Utah Code Title 15A) but are not separately codified in Plain City's own municipal code sections located during this research; Plain City's plan submittal checklists (Docs 475, Accessory Building Doc) require electrical, plumbing, and mechanical plans as part of the IRC-governed construction drawings, consistent with statewide adoption rather than a distinct local ordinance.. Local amendments apply — see the Plain City overview page for the full list.

Yes. Plain City's 'Site Plan Application (Existing Commercial Building - same use, minimal remodeling)' requires only 7 days' advance submittal before a Planning Commission meeting, versus 30 days for the New Construction site plan track.

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