Permits, seals and notices
Demolition Little Rock: The Demolition Permit in Little Rock
What the City of Little Rock asks for before anything comes down, which steps take the longest, and where the state's asbestos rules fit in.
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Demolition Little Rock gets asked about permits more than anything except price, so this guide walks through what the City of Little Rock asks for before a demolition, in the order it happens. It follows the City's own Demolition Permit Checklist from its Planning and Development department, adds the state's asbestos rule, and points out where most delays come from. It is general information, not legal advice; confirm the details for your address with the City.
A demolition permit costs a few cents a square foot of building; a teardown done without one, or without the asbestos steps a covered job needs, can draw a stop-work order, state penalties and an abatement bill of $10 to $30 per square foot done in a hurry.
Describe the building, its size and what it is made of, and hear a typical price range before anyone drives out.
Call (501) 222-3828The City of Little Rock checklist
The City's published checklist (updated 2018) asks for the following:
- A building permit application for the demolition, available from the City.
- Historic review. Every application is reviewed by Planning staff for historic significance and conservation facade easements.
- Commission approval in two districts. In the MacArthur Park Historic District or the Capitol Zoning District, written approval from the Little Rock Historic District Commission or the Capitol Zoning District Commission.
- Asbestos paperwork for commercial buildings. A copy of an asbestos survey or of the State Notice of Intent.
- A sewer seal from the wastewater utility, with a copy provided before the permit is issued.
- The fee, based on the building's square footage, plus a data processing fee.
- A state contractor's license on projects over $50,000, a City business license and a $10,000 surety bond to the City.
- Plans Examiner review for every commercial demolition.
The sewer seal, the step that takes longest
Before the City issues a demolition permit, the sewer line from the building has to be sealed, so that the teardown does not send dirt and debris into the public sewer or leave an open pipe in the ground. The checklist names the Little Rock wastewater utility, today's Little Rock Water Reclamation Authority. Scheduling that seal is often the longest wait in the whole process, so call about it the day you decide to demolish.
Gas and electric service are disconnected at the street by the utilities themselves, and water is shut at the meter. None of those can be done by the demolition crew, and the crew should not start until all of them are confirmed.
Describe the building, its size and what it is made of, and hear a typical price range before anyone drives out.
Call (501) 222-3828Historic districts and facade easements
Most Little Rock addresses pass the historic review quickly. Two areas are different. The MacArthur Park Historic District, about 600 acres just south of downtown with roughly 275 structures built between 1842 and 1935, is the locally protected district where the Historic District Commission must issue a Certificate of Appropriateness before anything is demolished, down to an accessory building. Near the State Capitol, the Capitol Zoning District Commission has a similar say. A conservation facade easement on a building can also restrict demolition, wherever it is.
Asbestos and Arkansas Regulation 21
Arkansas regulates asbestos in demolition through Pollution Control and Ecology Commission Regulation 21. For a covered demolition, the building gets a thorough asbestos inspection first, and a written Notice of Intent, with its fee, goes to the Division of Environmental Quality at least 10 working days before work begins. The Division has entered consent orders with operators across the state, including one tied to a North Little Rock demolition, for skipping those steps.
Whether a particular single house is covered depends on how it is used and whether it is part of a larger project, such as a government condemnation program. Do not assume you are exempt. Ask before demolition, and test an older house regardless, because asbestos in siding or floor tile is a hazard to the crew and the neighbors either way. The house demolition page explains how testing fits into the schedule.
Other cities around Little Rock
Each city in the area runs its own building permits. North Little Rock, Sherwood, Jacksonville, Maumelle, Benton and Bryant all have their own offices, and unincorporated land answers to Pulaski, Saline or Faulkner County. The steps are similar everywhere: utilities disconnected, a permit, and debris to a permitted landfill. See the Benton and Bryant pages for the Saline County side.
Describe the building, its size and what it is made of, and hear a typical price range before anyone drives out.
Call (501) 222-3828A realistic timeline
- Decide, and call the utilities and the wastewater utility about the sewer seal the same week.
- Test for asbestos if the house is older or the building is commercial; file the state notice if required.
- Gather the application, the seal, the contractor's license, business license and bond, and pay the fee.
- Wait for historic review, and commission approval if the address is in a district.
- Demolish, haul and grade, usually in one to three days for a house.
Who usually handles each step
On most residential jobs the demolition contractor pulls the permit, because the City asks for the contractor's business license and bond with the application. The owner usually starts the utility disconnects, since the accounts are in the owner's name. Agree in writing who does what before anyone files anything.
Questions people ask
Do I need a permit to demolish a house in Little Rock?
Yes. The City requires a demolition permit, and a sewer seal from the wastewater utility before it is issued.
How much is a demolition permit in Little Rock?
The fee is based on the building's square footage, plus a data processing fee. The City's permit desk gives exact quotes.
What is a sewer seal?
A cap on the building's sewer line, done by the wastewater utility, so the teardown cannot send debris into the public sewer. The City requires a copy before issuing the permit.
Do I need an asbestos survey to demolish a building in Little Rock?
Commercial buildings need a survey or the state Notice of Intent before the permit. For a house, ask before demolition and test older homes either way.
What are the signs my property is in a historic district?
An address in the MacArthur Park area just south of downtown or near the State Capitol. The City's planning staff can confirm.
How long does it take to get a demolition permit?
Allow two to four weeks for the sewer seal, utility disconnects and review, longer if commission approval is needed.
Who pulls the demolition permit, the owner or the contractor?
On most residential jobs the contractor pulls it, because the City asks for the contractor's business license and surety bond with the application. Agree in writing who handles the permit and the sewer seal before work is scheduled.
Have something that needs to come down?
A house, a garage, a pool or a slab. Call with the address and the size, and get a typical price range and the permit steps that apply to it.
Call (501) 222-3828