The Department of Licenses and Inspections (L&I) is one of the most crucial city agencies working to keep Philadelphia safe, habitable, and thriving. Whether you’re a homeowner, landlord, developer, contractor, or small business owner, L&I touches your life in fundamental ways—ensuring that all buildings and activities in Philadelphia comply with city codes, safety regulations, and licensing requirements. With roots tracing back to the city’s early 20th-century efforts to improve health, safety, and construction quality, today’s L&I is a modern, technology-driven agency with both a regulatory and customer service role.
Who They Are and Where to Find Them
Official Name: City of Philadelphia Department of Licenses and Inspections
Main Office Address: 1401 John F. Kennedy Blvd., 11th Floor, Philadelphia, PA 19102
Website: Department of Licenses and Inspections
Phone: 311 (within Philadelphia) or (215) 686-2400 (outside the city)
Location: Philadelphia Municipal Services Building, Center City—easily accessible by public transit and right across from City Hall.
L&I operates several district offices throughout the city, strategically placed to serve local communities with inspection, enforcement, and licensing services. District locations include North, South, East, Central East, and Central West Philadelphia, each with dedicated code enforcement and construction units for nearby neighborhoods.
What Does L&I Do?
The Department of Licenses and Inspections covers a wide and vital array of services affecting virtually all Philadelphia residents, property owners, and businesses. Its mission is to help people comply with building safety standards and city code requirements, while fostering a healthy, accessible, and vibrant urban environment.
Core L&I Services:
- Permits and Inspections: L&I reviews construction plans and issues all building permits, including for new construction, renovations, demolitions, electrical, plumbing, and zoning. They inspect to ensure projects meet or exceed safety and fire code standards—protecting both workers and the public.
- Code Enforcement & Violations: Responds to complaints regarding unsafe, vacant, or nuisance properties. L&I conducts regular code compliance checks and enforces corrective action for hazards like fire dangers, structural deterioration, or illegal occupancy. The department seals, monitors, or demolishes properties where necessary.
- Licensing: Issues a wide range of business, trade, and rental licenses—including for rental properties, contractors, food vendors, and other regulated industries. These licenses enable legal operation and set minimum standards for safety and public health.
- Vacant & Dangerous Properties: L&I works aggressively to identify, secure, and, if needed, demolish abandoned or hazardous buildings. This service is vital for neighborhood safety and blight prevention.
- Litigation & Appeals: The department pursues legal remedies in cases of serious code violations or unlicensed activities and facilitates appeals for those seeking to challenge a city decision.
- Guidance for Residents & Businesses: The agency supports landlords, tenants, homeowners, contractors, and developers with advice, documentation, and workshops designed to help residents comply with codes and resolve violations efficiently.
Resident-Focused Services in Detail
Permitting & Plan Review
If you want to build, renovate, repair, or demolish a structure in Philadelphia, you must apply for the appropriate permit through L&I. These include building permits, zoning permits, electrical and plumbing permits, and even permits for systems like HVAC, fire alarms, and sprinklers. Most projects require electronically submitting building plans through the city’s eCLIPSE online permitting system, allowing for more streamlined and transparent reviews.
Code Enforcement
L&I inspectors carry out regular and complaint-driven inspections of buildings. They look for violations related to unsafe conditions, fire hazards, work done without permits, overcrowding, illegal conversions, and much more. When violations are found, they issue notices and work with owners to bring properties into compliance. In cases of danger, L&I can take emergency action—up to sealing or demolishing a property.
Rental, Contractor, and Business Licensing
L&I’s licensing branch ensures that rental properties are properly registered, that contractors doing work in Philadelphia are licensed and insured, and that businesses (from food trucks to daycares) meet health and safety requirements. This protects tenants, consumers, and the broader public. Licenses must be renewed regularly, and the city conducts periodic audits to enforce compliance.
Fire & Safety Inspections
The department inspects higher-risk properties such as nightclubs, schools, daycares, and large residential buildings for fire code compliance. They monitor building features like fire alarms, sprinklers, exits, and emergency lighting to prevent tragedy and ensure public safety.
Support With Code Violations and Appeals
If you receive a code violation, L&I offers assistance in understanding and resolving the problem. They often grant additional time to owners making good-faith repair efforts, and there are established processes for appealing a violation or enforcement action. If language or financial barriers exist, L&I provides translation services and may connect residents to repair programs for qualifying low-income households.
Going Digital: Modern Tools for Residents
The department offers most core processes through eCLIPSE, the city’s online permitting and licensing portal. Residents and business owners can apply, submit documents, schedule inspections, pay fees, check status, or even communicate with staff without ever visiting a city office. This digital evolution has made L&I more accessible, consistent, and transparent—an essential upgrade for a modern, fast-paced city.
Frequently Used Services
- Apply or renew permits/licenses online
- Schedule building inspections
- Report unsafe, vacant, or nuisance properties
- Lookup licenses, permits, and code violation records
- Request code enforcement or make an appeal
- Access permit/contractor status with online databases
- Receive guidance and support in multiple languages
Why L&I Is So Important
L&I serves as the front line for Philadelphia’s public safety, healthy housing, and business compliance. Its work keeps unsafe buildings from endangering neighbors, maintains the value and attractiveness of neighborhoods, and ensures growth is orderly and equitable. Whether removing blight, preventing fires, guiding contractors, or defending tenants’ rights, the Department of Licenses and Inspections powers the safe and vibrant future of the city.
For more information, applications, or help, residents should visit the official L&I website, call 311 (inside the city), or (215) 686-2400 (outside the city), or visit the main office at 1401 John F. Kennedy Blvd., 11th Floor, Philadelphia, PA 19102.