This is our own township. Pisasale & Sons is based in Eagleville, and Lower Providence's township building on Parklane Drive is in Eagleville too, so the permit office and your house are both a short drive from us. We're a family-owned, licensed and insured remodeling contractor (PA HIC #186102). When you call, you get the same small crew that does the work, and when something needs a second look after the job, we're minutes away rather than a county over.
Lower Providence homes, built in waves
Lower Providence covers about 15.5 square miles and takes in Eagleville, Audubon, Trooper, Evansburg, Yerkes and part of Collegeville. The township's 2040 comprehensive plan describes how its houses arrived in waves. In the early 1900s, the area south of Ridge Pike in Trooper was laid out with bungalows and American foursquares. After World War II and the opening of the Pennsylvania Turnpike, building took off: the number of houses in the township roughly doubled between 1950 and 1960, from 1,426 to 2,955. The 1960s and 1970s brought the first garden apartments and townhouses to Audubon and Eagleville. After a sewer moratorium slowed things in the 1980s, the land between Audubon and Eagleville filled in with cul-de-sacs of single-family homes, helped along by the Route 422 expressway, which opened through the south end of the township in 1985.
Today about two-thirds of the township's 9,469 homes are single-family detached houses, townhouses make up about 7 percent, and multifamily housing, including the Shannondell retirement community, accounts for most of the rest. For remodeling, each wave has its own to-do list:
- Early-1900s bungalows and foursquares in Trooper: often plaster walls, older wiring and plumbing, small baths, and kitchens never planned for today's appliances
- 1950s to 1970s homes: often original or once-updated bathrooms, closed-off kitchens, and basements that were left unframed
- Late-1980s and newer subdivisions: builder-grade kitchens and baths that are now 25 to 35 years old, unfinished basements, and first-generation wood decks
- Townhouses near Eagleville and Evansburg: kitchen and bath updates inside a fixed footprint, plus flooring and stair work
Remodeling services for Eagleville, Audubon and Trooper
- Kitchen remodeling: new cabinets and counters in place, or a new layout that moves the sink or range or takes out a wall
- Bathroom remodeling: tub-to-shower conversions, tiled surrounds, new vanities and tile floors
- Basement finishing: family rooms, home offices and guest rooms, built to the township's egress and insulation rules
- Home additions: more living space on the larger lots common in the township
- Decks and porches: deck rebuilds, new railings and stairs, porches and porticos
- Flooring and tile: luxury vinyl plank, tile and stair treads
- Handyman services: fixture swaps, doors, trim, drywall repair and painting
Lower Providence doesn't require a permit when kitchen and bath fixtures are replaced in the same location, so a like-for-like faucet, toilet, vanity or light fixture swap can usually be scheduled right away. Moving plumbing or adding circuits does need permits, and that rough-in is done by licensed trade partners we coordinate, listed in your written estimate. Request yours below.
Lower Providence Township permits: what needs one
Building permits in the township go through the Community Development Department at 100 Parklane Drive, Eagleville. Applications can be submitted, tracked and paid through the township's online permit portal. The township publishes a list of common residential projects and whether each one needs a permit, and a few of its rules come up on almost every job we do here:
- Kitchens: new cabinets, flooring, fixtures and appliances in the same locations need no permit. Removing a load-bearing wall or relocating the sink or range needs building, plumbing and electrical permits, and possibly a mechanical permit.
- Bathrooms: replacing fixtures, vanity and flooring in place needs no permit. Enlarging the room and moving fixtures needs plumbing and electrical permits, plus a building permit if a load-bearing wall is involved.
- Basements: finishing one needs a building permit and a Certificate of Occupancy application with two sets of plans. Every room has to be labeled for its use, each sleeping room needs its own emergency egress, and habitable space must be insulated and conditioned.
- Decks: if the whole walking surface is under 30 inches above grade, only a zoning permit is needed. Higher decks need a building permit with footing, structural, railing and stair details. Replacing just the deck boards needs no permit.
With the township office just down the road from us, permits are easy to keep moving. We prepare the drawings the township asks for (additions need sealed plans from an architect or engineer, which we coordinate), file the applications, and meet the inspector, so you aren't the one chasing paperwork. The township's permits and forms page has the current applications and the online portal.
How a project works when we're the neighbors
- 1
Quick walkthrough
We're close, so we can usually see the house soon after you call.
- 2
Written estimate
Free and itemized, with any township permits spelled out.
- 3
Permits on Parklane
We file with Community Development and schedule inspections.
- 4
Final walkthrough
We go over every detail, and we're nearby if anything needs a follow-up.
Photos from our job sites
These are from our own job sites around Montgomery County and Philadelphia. See the full gallery for more.
Eagleville remodeling questions
Do I need a permit to finish my basement in Lower Providence?
Yes. The township requires a building permit and a Certificate of Occupancy application, with plans that label each room and show emergency egress for every sleeping room. The application also includes electrical, mechanical and energy permits, plus plumbing if a bathroom is going in. We prepare the plans and file everything with Community Development.
Does a new deck need a permit in the township?
It depends on height. If every part of the walking surface is under 30 inches above grade, Lower Providence only requires a zoning permit. Decks 30 inches and higher need a building permit with plans showing footings, attachment, railings and stairs. Replacing only the deck boards doesn't need a permit.
Are Audubon and Trooper part of Lower Providence?
Yes. Audubon, Trooper, Eagleville and Evansburg are communities inside Lower Providence Township, so permits for all of them go through the same office at 100 Parklane Drive. Some homes in the township carry a Norristown or Collegeville mailing address, and we confirm the municipality before every estimate.
How soon can you come out?
We're based in Eagleville, so most of the township is a short drive. We reply within 1 business day. We'll set a walkthrough at a time that works for you, and the written estimate is free.