The Complete Guide to Fence Permits in Omaha: What You Need to Know

Planning a new fence for your Omaha property? Before you start digging post holes, you need to understand the permit process and local regulations. Skipping this step can lead to expensive problems down the road. 

Key Takeaways: 

1. Permits Are Required - Most residential fence installations in Omaha need a permit costing $50-$150 with a 1-2 week approval process. Skipping permits can cause problems when selling your home, as certain loans require proof of permits for all structures. 

1. Know Your Height and Setback Limits - Omaha restricts residential fences to six feet maximum height. Solid fences near streets within setback areas can’t exceed four feet, while front setbacks typically require 20-30 feet, and side setbacks need 5-10 feet from property lines. 

1. Get a Property Survey Before Building - A professional survey ($400-$900) prevents legal disputes with neighbors and ensures your fence stays within your property boundaries. Posts and footings must be completely on your property, and you’re responsible for knowing exact boundary lines. 

1. HOA Approval Adds Extra Requirements - If you live in an HOA community, you’ll need separate approval beyond city permits. HOAs regulate fence materials, styles, colors, and placement—starting construction without approval can result in forced removal and fines. 

Do You Actually Need a Permit? 

Yes, most residential fence installations in Omaha require a permit. Expect to pay $50 to $150 and plan for up to a two-week approval process.  

Height Limits and Placement Rules 

Omaha keeps it simple: six feet maximum height for residential fences. This applies across the city.  

Douglas County adds a few wrinkles. If you’re building near the street within the setback area, solid fences can’t exceed four feet. Open-style fences like ornamental iron or woven wire (at least 80% open) have more flexibility, though you’ll likely still need a permit. 

Sarpy County has similar regulations but with some variations. Permit requirements and height restrictions apply to cities like Bellevue, Papillion, La Vista, and Gretna. Each municipality within Sarpy County may have specific ordinances, so checking with your local city building department is critical before installation.  

Setback requirements determine how close you can build to property lines and streets. Front setbacks typically run 20 to 30 feet, while side setbacks are usually 5 to 10 feet. These numbers vary by zone, which is why working with a local contractor who knows the rules matters.  

HOA Requirements Add Another Layer 

Live in a neighborhood with a homeowner’s association? You’ll need their approval too, and HOA rules often run stricter than city codes. 

HOAs regulate materials, colors, styles, and where you can put your fence. Take Harvey Oaks as an example: they ban tree houses and front-yard fences except for decorative split rail designs. Back and side yards require substantial materials like PVC vinyl, chain link, cedar, redwood, or quality wood.  

You’ll need to submit construction plans, site grading details, and a plot plan showing your fence location before you start building. Start construction without approval, and you risk forced removal and fines. S&W Fence knows how to navigate both city and HOA requirements.  

Get Your Property Lines Surveyed 

This step gets ignored all the time, and it shouldn’t. Building even six inches over your property line creates legal headaches with neighbors and could mean tearing everything down. 

A professional survey runs from $400 to $900. Worth every penny. Survey stakes show exactly where you can build legally. You’re responsible for knowing your boundaries—not your neighbor.  

Your posts and footings must stay completely on your property. If you’re unsure where your lines are, get a survey. Many fence contractors work with surveyors and can coordinate this for you.  

Don’t Forget These Steps 

Call 811 before you dig. Nebraska requires marking underground utility lines—electricity, gas, water, cable, internet. This free service prevents dangerous accidents and expensive repairs.  

Omaha’s soil is a mix of clay, silt, and sand that requires proper post installation. Our weather swings from humid summers to freezing winters with occasional severe storms. Local contractors understand these conditions and install fences that last.  

Why Experience Matters 

Permits, regulations, property lines, HOA rules—it adds up quickly. That’s where working with a local pro makes sense. 

S&W Fence has been installing fences in Omaha and surrounding communities for over 65 years. We handle permits, ensure code compliance, and build fences designed for Nebraska weather. We start with a thorough consultation, assess your property, and keep you informed throughout the project.  

Ready to get started? Contact S&W Fence for a free consultation. We’ll handle the permits while you focus on enjoying your new fence.