Oklahoma to Pennsylvania: residential contractor license reciprocity

Why this level is Hybrid. Section 517.12 of the Act preempts most local licensing of home improvement contractors: "Registration under this act shall preclude any requirement of payment of a fee or registration or licensing of any home improvement contractor by any political subdivision. Political subdivisions shall be permitted to require building permits and local enforcement of the building code for that political subdivision, for which a reasonable fee may be charged." The preemption is not total. It leaves untouched a municipality's authority under the Pennsylvania Construction Code Act, workers' compensation requirements, licensing standards in effect on July 1, 2009 for electricians, plumbers and other trades that test or certify, and liability-insurance standards adopted before January 1, 2006. More importantly, the state registration only covers home improvement - so building a new house, or working on a residential building of three or more units, falls outside it and back into whatever the city requires.

Philadelphia. The Department of Licenses and Inspections draws the line in so many words: "You don't need this license if your business only does work on existing one-or-two-family dwellings and does not do work that requires a special trade license. Instead, the company must submit as a Home Improvement Contractor after registering with the State." A remodeler therefore registers with the Attorney General, then registers that PA number with L&I through eCLIPSE to pull permits; there is no additional city fee for it, but the company still needs a Business Income and Receipts Tax ID, a Commercial Activity License, current City taxes, and a Certificate of Insurance showing general liability of $500,000 per occurrence, automobile liability of $300,000 and workers' compensation of $100,000 per accident, $100,000 per employee and a $500,000 policy limit. Excavation under permits submitted on or after January 1, 2023 also needs an Excavation Contractor License. Build a new house, work on a larger residential building, or take on complete demolition, electrical, plumbing or fire suppression, and the state registration is no longer enough: that is the Philadelphia Contractor License at $126 a year, described at the general level.

Pittsburgh. The Department of Permits, Licenses and Inspections requires a General Contractor License for the construction of new one- or two-family dwellings and for renovations and additions to rental or investment residential properties, as well as for commercial work and demolition. The application takes a valid photo ID, a general liability certificate of at least $1,000,000 each occurrence and $2,000,000 general aggregate, a workers' compensation certificate, a Tax Compliance Letter from the City's Department of Finance, and an EPA Renovation, Repair and Painting (RRP) certification in lead-safe construction practices, which is good for five years. The license is $90 to obtain and $90 to renew each year under the 2026 fee schedule, expires 365 days from the date of issuance, and carries a 60-day grace period with a $50 late fee from day 31. There is no exam and no experience requirement. Applications run through OneStopPGH; PLI is at 412 Boulevard of the Allies, 412-255-2175.

Scranton. Code Enforcement issues a city Home Improvement Contractor License for residential work. The application takes the standard identification, indemnification, disclosure and affidavit items, a copy of the contractor's Pennsylvania Home Improvement Contractor registration certificate, and a reference letter from an employer or client. It costs $150 initially and $125 to renew, with a $50 late fee; renewals are due before your first permit of the calendar year or by March 31, whichever comes first. Work on a residential building of three or more units needs Scranton's General Contractor License instead.

Allegheny County. The county issues road and bridge, food facility, lead and asbestos, plumbing and pool permits, but no contractor license of any kind, so a residential contractor outside Pittsburgh city limits deals with the local municipality's code office.

Everywhere else. Most Pennsylvania municipalities license nothing and simply enforce the Uniform Construction Code through permits and inspections, which they may charge a reasonable fee for. Ask the local code office before you contract, and expect the state registration to be the only credential you are asked for.

Arriving from another state. There is no state examination to sit, nothing that a license from your last state can be exchanged for, and no shorter route for an experienced contractor. Register with the Office of Attorney General, carry the insurance, put your PA number on every advertisement, contract, estimate and proposal, and use written contracts that meet the Act's terms. Then add the city credential wherever you plan to build new homes or work beyond simple home improvement.

How local licensing works. Oklahoma has no state homebuilder or remodeler license, no state qualifying party for building work and no state reciprocity for it. Statewide residential and commercial building codes are adopted by the Oklahoma Uniform Building Code Commission and enforced by local building departments, so the contractor rules come from each city. Identify the city or county with jurisdiction over the address, register there, and expect to repeat the filing in the next jurisdiction. Two state obligations follow the contractor everywhere: a CIB roofing contractor registration for any roofing work, and a CIB plumbing, electrical or mechanical license for any of that work that is self-performed.

Roofing is the statewide exception. The Roofing Contractor Registration Act "creates a procedure whereby resident and nonresident roofing contractors are required to obtain a valid registration from the CIB in order to engage in or offer to engage in roofing-related services in the State of Oklahoma", and "failure to register is a misdemeanor punishable by a fine of up to $500.00." Registration is $75 initially and $75 to renew each year, and requires a general liability certificate of at least $500,000 naming the Construction Industries Board as certificate holder and specifically covering roofing work, proof of workers' compensation coverage or exemption, the business name registered with the Oklahoma Secretary of State, entity formation documents, and an affidavit of lawful presence. A qualifying party must be at least 18, must be an owner, officer, member or general partner, and must be "actively engaged in the work undertaken by the registrant." Registrations are non-transferable. A residential-only roofer stops there: "roofing contractors who do not perform commercial roofing contractor work and only perform residential roofing contractor work do not need to obtain a commercial endorsement."

Oklahoma City. Development Services registers contractors under Chapter 12 of the Municipal Code. The residential category is Building Contractor (Residential Only), defined as "any person contracting to make or provide any beneficial or valuable change or addition, betterment, enhancement, or amelioration of upon or to any new, proposed or existing structure on private property for which a building permit is required." The filing is a general liability certificate of at least $50,000 per occurrence, workers' compensation of at least $100,000 per occurrence or an Oklahoma Workers' Compensation Commission Affidavit of Exempt Status, an immigration affidavit where applicable, and a $100 registration fee. There is no bond, exam or experience requirement. Electrical, mechanical and plumbing contractors register separately and must show a current CIB state license first; boiler contractors must hold Oklahoma Department of Labor licensure. Development Services, 420 W. Main St., (405) 297-2525.

Tulsa. The Development Services Permit Center "permits all development within the city and registers the licenses of trade contractors", and the city's own guide states that "the State of Oklahoma licenses trade contractors (electrical, fire, mechanical, and plumbing) who must then register with the City of Tulsa." Registration is done on an Account Information and Contractor Registration form whose trade list includes Building, Mechanical, Plumbing, Electrical, commercial fire sprinkler, fire alarm, house moving, demolition, fire extinguisher and suppression systems, and sidewalk, driveway and paving cut work; the state control number field is marked "if applicable", and the account carries an undertaking to provide general liability insurance naming the City of Tulsa as an additional insured with 30 days' notice of cancellation. There is no exam, bond, experience or financial requirement on the form, and the city no longer registers journeymen, apprentices or sign and electrical sign contractors. Permits that require a contractor license must be applied for through the contractor's own portal login. A Residential Fast-Track Program gives one-business-day issuance of residential interior remodel permits for $500 plus the permit fees, by appointment. Permit Center, 175 E. 2nd Street, 4th Floor, (918) 596-9456.

Norman. The city licenses three things and a homebuilder is not one of them. Trade Contractor licenses for electrical, mechanical and plumbing require a current active CIB state license in hand and shown active on the CIB site, plus a driver's license or state ID; they renew annually on notices mailed in mid-February with a 31 March due date. A Sign Contractor license requires a $2,000 corporate surety bond or certificate of deposit on the city's own bond form, renewed annually. A Structure Moving license requires a casualty insurance certificate of at least $100,000 and proof of unified carrier registration or an intrastate license. A residential builder in Norman applies for permits through the online portal and carries no separate city contractor license. Development Services, (405) 366-5339.

Broken Arrow. The Community Permitting and Licensing Division handles residential and commercial building permits, sign permits, zoning cases and contractor registration through the Citizen Self Service portal. The city's General Contractor Registration form asks for four things and nothing else: a current general liability insurance certificate showing the business name and address, naming the City of Broken Arrow as certificate holder, with minimum $50,000 coverage; a current workers' compensation certificate or an Affidavit of Exemption; the City of Broken Arrow named as certificate holder on every certificate of insurance; and a copy of the contractor's driver's license. There is no exam, bond, experience requirement or state license prerequisite, and the form prints no fee, so confirm the current amount before filing. Community Development, P.O. Box 610, Broken Arrow, OK 74013, 918.259-8333, [email protected].

Edmond. Building & Fire Code Services is the one Oklahoma jurisdiction on this page that separates the two tiers explicitly. "Residential building contractors must maintain current general liability and workman's compensation for permit submittal", and a new residential building contractor license is opened by emailing the office the company name, mailing address, contact phone number, current general liability insurance, current workers' compensation and the portal email. A general building contractor license is a separate credential. Trade contractors "are required to hold active city and state licenses" and file their current CIB license and driver's license. Trade licenses expire on 31 July each year, renew from July through August through the portal, and lapse on 1 September if unpaid. No exam, bond or experience requirement is published for either building license. 22 E. Main Street, Edmond, (405) 359-4780.

Everywhere else. Smaller Oklahoma cities and rural counties vary from a full registration program to nothing beyond a building permit. Where a jurisdiction has not adopted a state-recognized code, does not require permits and employs no inspector, a contractor installing, modifying or altering plumbing, electrical or mechanical systems must file a Notification of Work Without Permit with the CIB instead.