A building permit is a legal document that gives permission to start construction on a building project. It is typically issued by a governmental authority after reviewing plans and specifications to ensure that the proposed construction meets all applicable building codes and regulations. Obtaining a building permit is an essential step in the development process to ensure safety and compliance with the law.
Why Do You Need a Building Permit?
There are several important reasons why building permits are required for construction projects:
Safety
Building permits help ensure safety and structural integrity. When you apply for a permit, your building plans are reviewed by knowledgeable building officials to make sure the design meets all structural, electrical, plumbing, fire, and other safety codes. This helps prevent issues like collapsed walls, exposed wires, gas leaks, blocked emergency exits, and more. Regular inspections are required during each phase of construction to ensure work is being done correctly.
Zoning and Land Use
Building permits verify that your project complies with zoning and land use regulations for that location. Zoning laws control things like building height, setbacks from property lines, maximum lot coverage, allowable uses, and density. Trying to build without getting proper approvals can result in significant costs to modify or tear down unapproved structures.
Code Compliance
Your building plans must meet all applicable codes for that jurisdiction. These include the building code, electrical code, plumbing code, mechanical code, energy code, fire code, and more. Codes are minimum standards intended to protect health and safety. Code officials review plans to check requirements like allowable occupancy, fire exits, sprinkler systems, smoke alarms, accessibility, and countless other code mandates.
Environmental Regulations
Building permits help implement environmental rules at the local level. Your project may need special approvals related to shoreline management, critical areas, land clearing, tree preservation, stormwater drainage, habitat protection, and more depending on the site. Environmental review aims to minimize ecosystem impacts from development.
Legal Protection
Building permits establish a legal paper trail that the project was approved and inspected. This helps protect homeowners and builders from potential litigation related to code violations, workmanship defects, and other problems. Permits also facilitate property sales and refinancing by documenting improvements were done legally. Insurance companies may deny claims for unpermitted work.
When Is a Building Permit Required?
In most areas, you need permits anytime you build, add on, remodel, renovate, restore, or demolish a structure. This includes:
- New building construction
- Additions and expansions
- Remodels and renovations
- Conversions and upgrades (e.g. basement finishing, attic conversions)
- Accessory structures (e.g. garages, sheds, gazebos)
- Pools, hot tubs, retaining walls, and other site work
- Electrical, plumbing, and HVAC system upgrades
- Demolition and moving structures
- Foundation work, structural alterations, load-bearing modifications
However, some minor repairs and maintenance activities are usually exempt from needing building permits. Examples often include:
- Painting, wallpapering, tiling, carpeting, cabinets, countertops
- Minor repairs with comparable materials and no structural changes
- Swapping out appliances like dishwashers and light fixtures
- Landscaping, driveways, sidewalks, patios
- Fences under a certain height (e.g. 6 feet)
- Window and door replacements if opening sizes stay the same
Always check with your local building department to understand specific permit requirements in your area. Failing to get permits for work that needs one can result in fines and having to undo construction.
Who Issues Building Permits?
Building permits are most commonly issued by city or county agencies that oversee building codes and construction. In some areas, permits come from municipal departments like public works, community development, or code enforcement. More rural locations may have permitting through the county government. In a few cases, state agencies or other entities may handle permitting depending on the jurisdiction.
The specific office that handles permits can be titled the “building department,” “development services,” “code compliance,” “building safety,” or similar names. They will have resources on their website to learn about local permit rules, fees, and application requirements. Larger cities often have online permit systems, but smaller areas may still use paper applications.
If your project crosses boundaries between local jurisdictions or needs multiple permits, make sure to coordinate with all relevant authorities early in the process. For example, a development in one city may need permits and approvals from the county for access roads and utilities.
Specialized permits for electrical, plumbing, mechanical, or fire suppression systems are usually issued by the same department or may be farmed out to related subject matter experts. The building department serves as the central hub to check that all required permits are obtained before construction.
When to Apply for a Building Permit?
It’s important to apply for permits as early as possible, usually before finalizing designs or breaking ground. The review and approval process can take weeks or even months for larger projects. Rushing to get retroactive permits creates compliance risks and may require removing work that started prematurely.
Typical stages when builders apply for permits:
Pre-Design
A pre-design meeting with city planners and code officials is smart for larger projects to understand requirements upfront before starting design work. This prevents pursuing an unworkable concept.
After Schematic Design
Once the overall building layout and size are determined in schematic design, a permitting feasibility review will identify any red flags before proceeding to detailed construction documents and permit drawings. Early feedback improves efficiency.
Before Final Design
Applying for permits after design development drawings are underway but before final construction documents allows building officials to provide input that can be incorporated before completing CDs. This helps speed the review-revise-approve process.
Before Construction
In all cases, permits must be secured prior to mobilizing on-site or beginning any demolition, foundation, or building work. Starting construction without permits in place will likely lead to expensive compliance issues, even if permits get issued later.
Talk to your local building department early about timelines for different size/types of projects. Submitting permit applications ahead of construction keeps the project on schedule.
How to Apply for a Building Permit
Applying for building permits involves multiple steps. Requirements vary but typically include:
Land Use and Zoning Review
Ensure your plans are allowed under current zoning and land use rules for that site. This may require separate planning, zoning, variance, and environmental approvals.
Submit Permit Application
Fill out the required building permit application form and submit to the building department with the other required items. Formats include paper, email, online portal, or in-person.
Application Fees
A permit fee payment is usually required at time of application, calculated based on project size and type. Complex or large projects often have higher fees. Expect added charges later for revisions and extensions.
Construction Documents
Submit clear, detailed construction drawings and specifications showing floor plans, sections, elevations, structural and architectural details. Format and content requirements depend on project scope.
Contractor Licenses
Builders, electricians, plumbers and HVAC technicians must provide valid license numbers proving they are registered locally, if required by that jurisdiction.
Proof of Ownership
Evidence you own the property or have approval from the owner, like a deed, title report, county records, or owner authorization letter.
Site Plan
A detailed site plan depicting existing conditions and proposed work, including utilities, topography, trees, setbacks, easements, drainage, distances, and more.
Floor Plans
Dimensioned floor plans for each level showing room uses, window/door sizes and locations, structural elements, and emergency egress paths.
Elevation Drawings
Exterior elevation views of all sides detailing materials, finishes, window types, retaining walls, chimneys, deck/porches, and anything else visible on the outside.
Building Sections
Wall section diagrams indicating components from footing to rooftop like floor-to-floor heights, insulation, framing, and other construction conditions.
Structural Plans
Detailed structural drawings, calculations, and geo-technical report from the structural engineer describing the building framework, load paths, beams, columns, shear walls, connections, etc.
Mechanical, Electrical, Plumbing (MEP) Plans
Technical drawings for HVAC, electric, and plumbing layouts including single-line diagrams, riser diagrams, fixture locations, equipment schedules, and energy code compliance data.
Specification Manual
A project manual or binder with written specifications for materials, systems, finishes, fixtures, performance criteria, and construction standards.
Energy Code Compliance
Documents like REScheck reports verifying energy efficiency in the building envelope, HVAC, lighting, and other systems meet mandatory energy codes.
Accessibility Compliance
Details in plans for accessible facilities per ADA and Fair Housing Act rules, like accessible units, entries, routes, restrooms, parking, and building features.
Fire Protection Information
For commercial projects or residential complexes, submissions related to sprinklers, alarms, fire walls, egress, standpipes, hydrants, hazardous materials storage, and other fire-related issues.
Geotechnical Report
A soils analysis with recommendations for foundation design, drainage, retaining walls, slab loads, and related geotechnical engineering factors.
Environmental Reports
Studies like traffic impact analyses, critical area reviews, environmental checklists, tree surveys, drainage plans, and special inspections to meet state and local environmental rules.
Exterior Finishes
List of external finishing materials for siding, roofing, windows, trim, masonry, and other visible surfaces. May include physical samples.
Construction Waste Plan
For larger projects, a plan for recycling/disposing of job site waste may be required along with diverting a percentage of materials from the landfill.
Requirements vary significantly between jurisdictions, so talk with local officials early about submittals needed for your specific project and location. Having organized, thorough, and clear permit documents accelerates approval.
The Building Permit Review and Approval Process
Once a complete building permit application is submitted, it goes through a standard review and approval procedure:
Completeness Check
The building department reviews the application for required items on their submittal checklist, contacting applicants to provide any missing documents.
Distribution to Reviewers
Complete applications get distributed to various reviewers like building code officials, fire code officials, land use planners, public works engineers, environmental planners, accessibility experts, and health district officials.
Review Comments
Reviewers examine plans for compliance with their specialty codes and regulations, issuing comments in the form of corrections, additional documentation needed, questions, or plan markups.
Returning Comments
The building department sends collected comments back to the applicant. Some applications go through multiple rounds of review with comments and revisions.
Resubmitting
Applicants address comments by modifying plans, adding information, answering questions, and resubmitting updated permit documents.
Meeting with Reviewers
A coordination meeting between the applicant’s team and multiple agency reviewers may be used to discuss more complex project issues and comments.
Obtaining Approvals
Once all reviewers’ comments are adequately addressed, they sign off on the permit by issuing their department approval. Building permits often require 10-30+ approval signatures.
Building Permit Issued
With all needed agency approvals in place on the permit documents, the building department formally issues the permit. This authorizes starting construction per the approved plans.
Pre-Construction Meeting
A pre-construction conference may be required between permit holders, contractors, and inspectors to review permit conditions, inspection protocols, site logistics, and project contacts.
Timeframes for permit reviews can range from days/weeks for minor projects to months for complex construction. Applicants can help speed the schedule by submitting complete documents and responding promptly to comments. Use published department timelines as a guide for your specific project location and scope.
Common Mistakes When Applying for Building Permits
To avoid delays getting building permits approved, sidestep these common missteps:
- Submitting incomplete or disorganized applications that lack required documents like plans, forms, fees, signatures, or technical reports.
- Providing poorly drafted plans with insufficient detail, low-quality scans, incorrect dimensions, or illegible text and drawings.
- Not checking for the latest code updates and changes to local requirements since a previous project.
- Making unrealistic assumptions about getting waivers or exceptions to current building codes.
- Failure to include mandatory energy code, accessibility, land use, environmental, historical district, or other special requirements.
- Submitting permit documents without having a licensed architect or engineer sign key drawings.
- Trying to get permits approved based on rough sketches rather than detailed construction plans.
- Asking reviewers to “pre-approve” a concept before completing formal documents needed for a full code review.
- Arguing with plan reviewers rather than addressing their comments to move the approval process forward.
- Failure to verify all required agency approvals and signatures are in place before permit issuance.
- Assuming verbal approvals from inspectors or officials are sufficient without written permit authorization.
Carefully follow all published instructions to submit thorough, accurate applications that address local requirements. This smoothes the path to permit approval.
Building Permit Fees
Permit fees pay regulatory staff for time spent reviewing plans, processing paperwork, inspecting work, and enforcing building codes. Fees are set locally and vary tremendously between jurisdictions. Cost depends on factors like:
- Project Type – New buildings usually cost more than renovations. More complex structures like hospitals, schools, and high-rises have higher fees than simple occupancies like warehouses and single-family homes.
- Size – Larger buildings by square footage or number of units have higher permit fees based on planned quantities in drawings.
- Location – Urban areas tend to have higher fees than rural locales. Regional construction costs also influence rates.
- Valuation – Some fees are calculated as a percentage of the total project value stated on permit forms. Higher valuations equal higher permit fees.
- Modifications – Changes to the approved plans, expired permits, and permit extensions each trigger additional fees.
- Other Factors – Some fee schedules bump costs for extra review needs like poor soils, flood zones, landmark status, or zoning variances. Systems like traffic signals, pools, and retaining walls can add fees.
- Refunds – Fees for unused permits are sometimes refundable if work never started, minus processing costs. Check policies.
A $10,000 kitchen remodel permit may cost a few hundred dollars, while a permit for a $50 million high-rise could cost over $100,000 or more. Call your local building office to estimate specific project costs. Permit fees are ultimately a minor project expense amortized over the building’s lifetime.
Building Inspections
Building permits require passing a series of code inspections at different construction stages before getting final occupancy approval. Typical inspection steps include:
Footing/Foundation Inspection
Approves footing dimensions, rebar, hold-downs, soil conditions, and foundation walls after forms are set but before concrete is poured.
Underground Utilities Inspection
Checks that underground piping, conduits, ducts, and cables are at proper depths and slopes before backfilling.
Concrete Slab Inspection
Verifies subsurface preparations, vapor retarder, slab reinforcing, and necessary under-slab inspections are ready before the concrete slab pour.
Framing and Shear Wall Inspection
Ensures structural framing members meet code requirements for sizing, spacing, fasteners, nailing, notches/holes, shear walls, fire blocking, draft stopping, and more. Typically done before insulation and drywall.
Fire Protection Inspection
Reviews proper installation of systems like automatic sprinklers, standpipes, fire pumps, fire alarms, smoke detectors, venting ducts, rated walls, egress arrangements, and firestopping.
Electrical Inspection
Checks complete electrical systems including service panels, wiring, overcurrent protection, grounding, fixtures, emergency systems, and compliance with electrical code.
Mechanical Inspection
Examines HVAC equipment, ductwork, bathroom exhaust fans, kitchen hoods, chimneys/vents, piping, clearances, supports, and other mechanical code issues.
Plumbing Inspection
Verifies correct plumbing materials, pipe sizing, fittings, supports, slopes, connections, potable water protections, backflow devices, fixtures, and drainage systems throughout the building.
Building Envelope Inspection
Reviews weather-resistive barriers, flashing, exterior cladding, window/door headers, insulation, air sealing, ventilation, and energy code requirements.
Drywall/Lath Inspection
Checks for approved fasteners, fire-rated assemblies, shear panel markings, sound transmission compliance, and proper gypsum board/lath installations before finishes are applied.
Final Inspection
Ensures the building is 100% complete and code compliant including site work, accessibility, egress, railings, occupancy classifications, interior finishes, MEP systems, fire protection, and energy code provisions.
Specialty Inspections
Some projects require extra inspections for special items like retaining walls, elevated decks, towers, pool/spa barriers, demolition, elevator/escalator/lift systems, boilers, high-piled storage, onsite sewage systems, and more.
The exact inspections required depend on local policies and the project scope. Talk with building inspectors during the permitting process to understand specific inspections needed and how to schedule them as construction progresses. Passing key inspections provides critical documentation the project met code.
How to Request Building Inspections
Calling for timely inspections ensures code compliance and keeps the project moving on schedule. Follow these tips:
- Know inspection requirements – Make a list of required inspections for the project before starting work.
- Follow inspection protocols – Understand the process to request inspections, typical lead times, and any special instructions.
- Have paperwork on site – Keep approved plans, permit documents, and redline drawings handy during inspections to answer questions.
- Call in advance – Request inspections the specified lead time in advance (typically 1-3 days). Calling too far ahead or too late may not get an inspector when needed