Originally published: April 2026
OAR 918-750 is the Oregon Administrative Rule that adopts the Oregon Plumbing Specialty Code (OPSC) as enforceable law across every commercial building in the state.
The 2023 OPSC — effective October 1, 2023, and based on the 2021 Uniform Plumbing Code with Oregon-specific amendments — governs all commercial plumbing installations, alterations, repairs, and replacements in Portland today.
A 2026 OPSC edition is in active adoption by the State Plumbing Board, with an anticipated effective date of October 1, 2026.
OAR 918-750 is the legal foundation for all commercial plumbing compliance in Oregon. Three active rule sections do the work: OAR 918-750-0100 establishes the OPSC as uniform and applicable throughout every Oregon municipality; OAR 918-750-0110 formally adopts the 2023 OPSC; and OAR 918-750-0115 authorizes amendments between adoption cycles.
No city ordinance, lease clause, or contractor preference overrides the OPSC. Portland Permitting & Development (PP&D) enforces the code through its commercial permitting process.
The Oregon Building Codes Division (BCD) — a division of the Oregon Department of Consumer and Business Services — administers the code statewide under ORS Chapter 447 and ORS Chapter 693, documented at the Oregon BCD plumbing code program at oregon.gov.
The OPSC applies to new construction, tenant improvements, alterations to existing supply or drain lines, relocations, and replacements involving concealed connections. Ordinary maintenance — clearing a clogged drain, swapping a faucet washer, replacing a toilet flapper — falls outside the permit requirement.
The line between maintenance and alteration is the most common compliance mistake in commercial properties.
The 2026 OPSC is under active State Plumbing Board adoption, with an anticipated effective date of October 1, 2026, per the Oregon BCD adoption page at oregon.gov.
Portland property managers scheduling major commercial plumbing projects for late 2026 should confirm the submission timeline with their plumbing contractor before the code transition.
Only a licensed Oregon journeyman plumber may perform plumbing installations, alterations, or remodeling in a commercial building offered for sale, rent, or lease. ORS 693.020(2) states this explicitly and defines covered work as any activity inside a wall, floor, crawl space, or ceiling, or any change to the configuration of a plumbing system.
The owner exemption available for single-family residential properties under ORS 693.020(1)(a) does not extend to commercial or industrial buildings.
A facilities manager, building owner, or maintenance technician cannot legally perform permitted commercial plumbing work in Oregon, regardless of skill level.
Oregon issues plumbing credentials through two separate agencies:
| Credential | Issuing Agency | What It Authorizes |
| Apprentice Plumber | Oregon BCD | Work only under direct on-site journeyman supervision |
| Journeyman Plumber | Oregon BCD | All plumbing installation, alteration, and remodeling |
| Supervising Plumber | Oregon BCD | Supervision of journeymen; required designation for each contractor’s business |
| Plumbing Business Contractor | Oregon CCB | Advertising, contracting, and performing plumbing work for compensation |
Under ORS 693.030, each licensed plumbing contractor must have at least one designated Supervising Plumber on record with the BCD at all times.
A contractor operating without an active Supervising Plumber on record cannot legally work — a gap that surfaces mid-project when that individual changes employment.
Before authorizing any commercial plumbing work, Portland property managers should verify both the CCB contractor license and the BCD Supervising Plumber designation through the Oregon CCB license search at oregon.gov.
Journeyman plumber licenses require renewal every two years with four hours of continuing education per cycle. A license that has expired and not been renewed is not valid for commercial work.
Modern Plumbing PDX holds active CCB registration and BCD licensing for commercial work across Portland, Tualatin, Beaverton, Hillsboro, and SW Washington. Verify credentials before any project starts.Managing a commercial property in Portland? Call Modern Plumbing PDX at (503) 691-6166 — licensed, CCB-registered, and BDS-compliant for commercial plumbing across Oregon and SW Washington since 1959.
If you’re ready to get started, call us now!
A separate commercial plumbing trade permit is required for every qualifying plumbing project in a commercial structure.
Under Portland City Code Chapter 25.05, the permit must be purchased by the licensed plumbing contractor — not the property owner — and the contractor’s CCB registration and City Business License number must appear on the application.
The permit requirement covers: installation, construction, alteration, or repair of any plumbing or sewage system, water supply system, fire hose valve, water supply well, rainwater harvesting system, or any device requiring a water supply or waste connection.
The only exempt work is ordinary maintenance that involves no disconnection of fixtures and no cutting into the system.
Most common permit triggers in Portland commercial buildings:
Work That Does Not Require a Permit:
Clearing drain blockages without disconnecting fixtures, replacing faucet washers or valve seats, swapping toilet flappers, and similar maintenance that does not involve cutting into or reconfiguring the plumbing system.
Permits expire if work does not commence within 180 days of issuance or is suspended for 180 consecutive days.
A permit may be reactivated once; after that, a new application and full fees are required. All Portland commercial plumbing permits carry a 12% Oregon state surcharge on top of the base permit fee, per the PP&D fee schedule at portland.gov.
Plan review is a second, heavier layer of scrutiny that applies to complex commercial plumbing projects. Not every permitted project requires it — but every project that does require it must submit complete plumbing drawings before a permit is issued.
Portland PP&D commercial plan review typically takes approximately ten business days.
For projects requiring plan review, plumbing drawings must be submitted with the building permit application through Development Hub PDX. Riser diagrams are required for projects three or more stories in height.
Projects that require complete plumbing piping plans with fixture unit counts per OPSC Table 6-4 and Table 7-3, as documented in the Portland PP&D commercial permit requirements at portland.gov:
Food service establishments face an additional layer: approval from the Multnomah County Health Department (503-988-3400) and the Oregon Department of Agriculture Food Safety (503-986-4720) is required before PP&D issues a plumbing permit for food service plumbing work.
For projects without plan review triggers, the commercial plumbing permit application can be submitted online through Development Hub PDX.
If unsure whether plan review applies to a specific project scope, the PP&D commercial plumbing inspector team answers scope questions before submission — call PP&D at 503-823-7300.
Every commercial plumbing permit in Portland requires a sequential inspection process. Work cannot proceed to the next stage until the preceding inspection is approved.
The final permit does not close until the 999 Final Permit inspection is approved — a permit left without an approved inspection for more than 180 days expires.
Portland PP&D uses a three-digit IVR inspection code system for scheduling. The commercial plumbing inspection sequence for a standard project proceeds through these stages:
| IVR Code | Inspection Type | When to Schedule |
| 305 | Underslab / Ground Work | Before pouring concrete over any underground plumbing |
| 310 | Rough-In / Top Out | After all pipes are installed and before the walls are closed |
| 335 | Backflow Device (Water Supply) | After the backflow assembly installation |
| 337 | Backwater Valve (Drainage) | After the backwater valve installation |
| 340 | Water Heater | After water heater installation |
| 345 | Water Service | After water service installation |
| 350 | Sanitary Sewer | After sewer line installation |
| 396 | Medical Gas / Vacuum System | After the medical gas system installation |
| 399 | Final — Plumbing | After all work is complete |
| 999 | Final Permit | Required to close the permit |
All rough trade inspections — plumbing, electrical, mechanical — must be approved before framing inspection can occur on interior remodel and conversion projects.
If corrections are required after any inspection, the permittee receives written notice of violations. A reinspection fee applies to each additional inspection after the first failed attempt for a single issue.
Portland’s commercial plumbing inspector area map assigns specific inspectors to geographic zones — contact information is available through PP&D at 503-823-7300.
Starting commercial plumbing work in Portland without a permit triggers four distinct consequences under Portland City Code Chapter 25.05.
Investigation fee. PP&D charges a fee equal to the actual cost of verifying that unpermitted work meets OPSC requirements. Payment of the investigation fee does not discharge the underlying permit fees or the penalties for the violation itself.
Stop work order. PP&D may issue a stop-work order requiring all work to cease immediately. Any person subject to a stop-work order may seek review by the City Administrator and may appeal under Portland City Code Section 3.30.080.
Permit revocation. If the permittee fails to comply with a stop-work order, PP&D cancels the permit, posts a notice of revocation at the site, and bars any further plumbing work on the property until a new permit is obtained.
Insurance and liability exposure. Work performed without a permit by an unlicensed contractor voids most commercial property insurance coverage for resulting water damage, structural damage, or injury. The building owner — not the contractor — bears liability when unpermitted work causes a loss.
The one exception: Portland City Code permits emergency plumbing repairs under a temporary permit valid for seven days.
Temporary permits are issued only to licensed plumbers. The full permit application and fees must be received by PP&D within 7 calendar days of the start of emergency work, or the investigation fee will apply.
For leak detection events, burst supply lines, or sewer line emergencies requiring immediate commercial repair, Modern Plumbing PDX pulls the temporary permit and converts it to a full permit within the seven-day window — keeping the property owner’s insurance in force.
Commercial plumbing emergency or planned project — Modern Plumbing PDX pulls permits, schedules inspections, and manages the full PP&D compliance process. Call (503) 691-6166.
If you’re ready to get started, call us now!
The 2023 OPSC governs commercial plumbing across every system category. The requirements below represent the compliance areas where Portland commercial property managers most frequently encounter violations, plan review flags, or inspection failures.
Every commercial building with a potable water supply connected to a non-potable system requires an approved backflow prevention assembly. Assemblies must be tested at the time of installation and maintained in good working condition by the person controlling the device, in accordance with OPSC Section 603.4.
Both the installation and the removal of a backflow device require a plumbing permit in Oregon — removal counts as an alteration to the plumbing system.
Nonpotable waterlines permitted for use at drinking or domestic outlets must be permanently posted: “CAUTION: NONPOTABLE WATER, DO NOT DRINK.”
The main water line replacement or service line installation with an interior diameter of 2 inches or greater triggers both a permit and a plan review, and the Portland Water Bureau may separately require a backflow assembly at the property line as a condition of connection.
Commercial tenant improvements that add or reconfigure fixtures require fixture unit counts calculated against OPSC Table 6-4 (water supply) and Table 7-3 (drainage fixture units).
Any project that adds new plumbing fixtures in Portland also triggers System Development Charges (SDCs) — one-time fees based on the increase in demand on city infrastructure.
Minimum fixture requirements vary by occupancy classification and building use. A restaurant buildout, office conversion, or medical facility each carries different minimum restroom counts, fixture types, and accessibility requirements under the OPSC and Oregon Structural Specialty Code.
Submitting fixture counts that do not match the occupancy load produces a plan review rejection and restarts the ten-business-day review clock.
Any food service establishment in Portland that connects to the public sewer system must install grease-processing or interception equipment that meets OPSC Chapter 10 requirements.
The size and type of the interceptor are determined by the fixture load and the nature of food-preparation operations.
Portland PP&D requires grease interceptor plans as part of the commercial plumbing plan review package, and the Multnomah County Health Department must separately approve the food service layout before PP&D issues the plumbing permit.
S-traps are prohibited under the OPSC — a trap configuration that lacks a proper vent. Commercial plumbing inspections in Portland regularly flag S-traps in older buildings where tenant improvement work connected new fixtures to existing drain lines without adding vent piping. Improper venting also fails inspection.
Any drain-cleaning scope that reveals DWV configuration issues should be flagged for a licensed plumber’s assessment before the system is returned to service.
The OPSC governs acceptable pipe materials for each application. Commercial supply lines, drain lines, and vent piping each carry material specifications.
A commercial repiping project that substitutes non-rated materials or uses pipe outside its approved application produces an inspection failure and may require removal and reinstallation of the affected system at the building owner’s cost.
The State Plumbing Board announced the beginning of the 2026 OPSC adoption process in 2025, with an anticipated effective date of October 1, 2026, per the Oregon BCD adoption page at oregon.gov.
Oregon code adoptions typically include a six-month phase-in period before the new code becomes mandatory — meaning the 2026 OPSC would become mandatory for all new commercial plumbing permit applications around April 1, 2027, following the same pattern as Oregon’s other specialty code adoptions.
For Portland commercial property managers, three planning implications follow from this timeline.
First, any major new construction plumbing project submitted under the 2023 OPSC before October 1, 2026, proceeds under current requirements and is not retroactively subject to the 2026 code.
Projects that have not yet submitted for permits when the 2026 code becomes effective must comply with the new requirements.
Second, the 2026 code adoption process is public. The State Plumbing Board holds technical committee meetings and public comment periods during the adoption cycle — building owners with ongoing compliance issues or major projects in planning should monitor the BCD website for amendment notices that could affect project scope or cost.
Third, the 2026 OPSC will be based on the 2024 Uniform Plumbing Code with Oregon-specific amendments.
Property managers planning commercial plumbing projects for 2026 should discuss code transition timing with their licensed contractor before committing to a design or budget.
Every licensed commercial plumbing contractor in Portland requires three verifiable credentials. Verifying all three before authorizing work takes under five minutes and protects the property owner’s insurance standing, lease obligations, and permit record.
Search the contractor’s business name or license number through the Oregon CCB license search at oregon.gov. Confirm the license is active, not suspended, and not subject to conditions. The CCB issues the Plumbing Business Contractor license that authorizes the company to offer and perform commercial plumbing services for compensation.
Under ORS 693.030, each licensed contractor must have a currently registered Supervising Plumber on file. This designation is employer-specific — it does not transfer automatically if the supervising plumber changes jobs or the business changes ownership. Contact Oregon BCD at 503-378-4133 to verify.
A Plumbing Business Contractor license requires proof of liability insurance and a surety bond filed with the CCB. Bond amounts vary by contractor classification. Work performed by an underinsured or uninsured contractor exposes the building owner to direct liability for damage, injury, or code violations discovered after the contractor leaves the site.
Modern Plumbing PDX carries active CCB registration, BCD licensing, current liability insurance, and a Portland City Business License — all verifiable before any project begins.
The company’s commercial plumbing division serves Portland, Tualatin, Beaverton, Lake Oswego, Tigard, Hillsboro, Happy Valley, and all of SW Washington.
Scheduling a commercial tenant improvement, fixture addition, or emergency repair? Contact Modern Plumbing PDX, call (503) 691-6166. Licensed, permitted, and inspected work — every project, every time.
What is OAR 918-750, and why does it matter for Portland commercial buildings?
OAR 918-750 is the Oregon Administrative Rule that adopts the Oregon Plumbing Specialty Code as enforceable law statewide. It means the 2023 OPSC controls every commercial plumbing project in Portland — installation, alteration, repair, or replacement — and no local rule or lease clause can override it.
Which version of the Oregon Plumbing Specialty Code applies to commercial work in Portland in 2026?
The 2023 OPSC, effective October 1, 2023, and based on the 2021 Uniform Plumbing Code with Oregon amendments, is the controlling code for all Portland commercial plumbing permits as of April 2026. A 2026 OPSC edition is in adoption with an anticipated October 1, 202,6 effective date.
Can a Portland commercial building owner perform their own plumbing work?
No. ORS 693.020(2) prohibits anyone other than a licensed Oregon journeyman plumber from performing plumbing installations, alterations, or remodeling in a commercial or industrial building offered for sale, rent, or lease. The residential owner exemption does not apply to commercial properties.
When does a commercial plumbing project in Portland require plan review?
Plan review is required for complex structures, including projects with chemical drainage systems, water service lines with a diameter of 2 inches or greater, medical gas systems, multi-purpose fire sprinkler systems, and grease interception systems for food service establishments. PP&D plan review takes approximately ten business days.
What happens if commercial plumbing work starts in Portland without a permit?
Portland Permitting & Development charges an investigation fee equal to the city’s actual cost to verify OPSC compliance, may issue a stop work order halting all work immediately, and may revoke the permit and bar further work on the property. The building owner bears the compliance liability, not only the contractor.
Who issues plumbing licenses in Oregon, and how do I verify a contractor?
The Oregon Building Codes Division (BCD) issues individual plumbing licenses, including the Journeyman and Supervising Plumber designations. The Oregon Construction Contractors Board (CCB) issues the Plumbing Business Contractor license. Both are searchable at oregon.gov/ccb and verifiable by calling Oregon BCD at 503-378-4133.
How long does a Portland commercial plumbing permit remain valid?
A Portland commercial plumbing permit expires if work does not commence within 180 days of issuance or if the permit is suspended for 180 consecutive days. A permit may be reactivated once. After that, a new application and full fees are required.
What is a Supervising Plumber, and why does it matter for commercial contracts?
A Supervising Plumber is a BCD-designated individual required at every licensed plumbing contractor business under ORS 693.030. The designation is employer-specific. A contractor operating without an active Supervising Plumber on the BCD record cannot legally perform commercial plumbing work, and a mid-project lapse in designation creates immediate compliance exposure for the building owner.
Does adding plumbing fixtures to a Portland commercial building trigger additional fees beyond the permit?
Yes. Adding new plumbing fixtures in Portland triggers System Development Charges (SDCs) — one-time fees based on the increased demand for city water, sewer, and stormwater infrastructure. SDC amounts vary by fixture type and project scope and are listed on the Portland PP&D plumbing permit application fee schedule.
What commercial plumbing inspections does Portland require and in what order?
Portland PP&D requires sequential inspections using three-digit IVR codes: underslab work (305), rough-in/top out (310), backflow device (335), water heater (340), water service (345), sanitary sewer (350), and final plumbing (399). All rough-in inspections must be approved before framing can close. The 999 Final Permit inspection closes the permit record.
What is the anticipated timeline for the 2026 Oregon Plumbing Specialty Code?
The State Plumbing Board announced the 2026 OPSC adoption process with an anticipated effective date of October 1, 2026. Following Oregon’s standard six-month phase-in pattern, the 2026 code would become mandatory for all new commercial plumbing permit applications on or about April 1, 2027.
What OPSC requirements most commonly cause commercial plumbing inspection failures in Portland?
The most common commercial inspection failures in Portland involve improper DWV venting configurations, including prohibited S-traps, fixture unit counts that do not match occupancy classification, missing or improperly installed backflow prevention assemblies, and grease interceptor systems sized below OPSC Chapter 10 requirements for food service operations.
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