Building permits are an important part of the construction process. They help ensure buildings are structurally sound and meet local safety codes and zoning regulations. Understanding when you need a permit, what the permit covers, and how to get one can save homeowners and contractors time, money, and headaches down the road.
When Do You Need a Building Permit?
You’ll generally need a building permit for any new construction, renovations, or additions to an existing structure. Some common projects that require permits include:
New Home Construction
Permits are always required to build a new home. This includes single-family homes, townhouses, duplexes, and accessory dwelling units. The permit covers structural elements like the foundation, framing, roofing, electrical, plumbing, and HVAC systems.
Home Additions & Expansions
Adding a room, garage, porch, or deck requires a permit. Permits ensure any addition meets building codes and does not compromise the structural integrity of the existing home.
Major Renovations & Remodels
Major kitchen and bathroom remodels need permits due to the amount of demolition and new electrical and plumbing work involved. You’ll also need permits for renovations involving structural changes like removing or relocating walls and modifying your home’s foundation.
Pools, Hot Tubs & Outdoor Structures
Inground pools, above-ground pools over 24 inches deep, and hot tubs require permits. Permits are also needed for sheds, detached garages, gazebos, and other accessory structures over 120 square feet.
Roof Replacements
Replacing your entire roof or a significant portion of it needs a permit. The exception is replacing shingles with the same type and color. You also need permits for structural roof alterations like adding skylights or dormers.
Building Envelope Changes
Modifying windows, siding, doors, insulation, and other exterior building envelope elements requires a permit. These types of renovations can impact energy efficiency, moisture management, and fire safety.
Electrical Upgrades
You’ll need an electrical permit for upgrades like rewiring, new circuits, or electrical panel replacement. Permits ensure electrical work meets code to prevent fires and electrocution hazards.
Plumbing Modifications
Adding new plumbing fixtures, moving pipes, or upgrading to larger water lines all require plumbing permits. Permits help prevent leaks, pressure issues, contamination, and other problems.
HVAC Replacements & Upgrades
Installing new heating, ventilation, air conditioning, and refrigeration equipment requires a permit. This includes heat pumps, central air, furnaces, water heaters, and exhaust fans.
What Does a Building Permit Cover?
Building permits authorize specific construction projects and outline what work will be completed. At a minimum, the permit will specify:
- The address where the work will take place
- The scope of the project, like “single-family residence” or “kitchen remodel”
- The name and contact information for the contractor or homeowner doing the work
- Estimated project value or cost
The permit review process analyzes your project plans to confirm the work complies with:
- Zoning laws – Ensure the structure and its intended use are allowed on the property based on lot size, setbacks, maximum building height, and land use restrictions.
- Building codes – Local and national model building codes contain structural standards, material specifications, and installation methods to ensure safety. Common codes cover electrical, plumbing, mechanical, fire, floodplain, and energy regulations.
- Permit fees – Most jurisdictions charge permit fees to cover the costs of the application review process and construction inspections. Fees are typically based on the size and complexity of the project.
Once issued, the permit will be good for a specific duration based on the scope of work. Permits typically expire within 6 months to a year if work has not commenced. Most jurisdictions require notifying them when construction is complete so they can perform a final inspection and close out the permit.
Why Are Building Permits Important?
Building permits serve several vital functions:
Ensuring Safety & Structural Integrity
Adhering to building codes means your project meets design standards for wind loads, seismic resistance, fire prevention, and other hazards. This results in a safer, more resilient structure able to withstand environmental conditions. Proper electrical and plumbing installation also helps prevent fires, electrocution, and water contamination.
Compliance with Zoning & Land Use Laws
Permits verify your planned structure or addition follows zoning rules for that property. This maintains harmony within neighborhoods and prevents overly large or inappropriate buildings for the lot size. Site plan reviews through the permit process also ensure you avoid easements and setback restrictions.
Access to Experienced Reviewers
The permit office can provide expert feedback on your plans to identify potential issues or necessary revisions. Their extensive experience allows them to spot things you may have overlooked. Making changes during planning is far easier and less expensive than later in construction.
Eligibility for Home Insurance
Most home insurance policies require you obtain permits for structural work. Starting a project without a permit could mean insurance won’t cover any related damage. Permits provide documentation showing construction meets code.
Avoiding Fines & Penalties
Carrying out building projects without permits can lead to substantial fines. In serious cases, you may have to undo completed work if it fails inspection when the lack of permit is discovered. Taking the proper steps upfront avoids legal hassles down the road.
Facilitating Resale
Permit documentation shows your home additions and renovations were done to code. This can make buyers more comfortable purchasing the property and banks more willing to finance mortgages.
How Much Do Building Permits Cost?
Permit fees vary considerably based on the location and details of your project. Costs typically range from less than $100 for minor renovations up to several thousand dollars for new home construction. Common factors impacting permit costs include:
- Project scope – More extensive structural changes and additional work like electrical and plumbing will result in higher permit fees. Smaller simple renovations have lower fees.
- Project value – The overall dollar value of construction dictates permit costs in many areas. More expensive projects incur higher fees.
- Plan review time – Projects requiring more back-and-forth comments and revisions during plan review may pay additional hourly fees. Simpler permits with minimal changes have lower review costs.
- Inspection needs – The number of required inspections is often used to calculate total permit fees. More complex projects need more inspections.
- Municipal fees – Larger cities tend to have higher permit fees than smaller towns or rural areas. Fees help fund staff to handle permitting.
Many jurisdictions provide fee schedules online so you can estimate costs for your project type and location. Avoid the temptation to intentionally underestimate the project value to lower permit fees. This can invalidate the permit and cause major issues later.
What is the Permitting Process?
While specifics vary, the general process to obtain a building permit includes the following steps:
Research Requirements
Contact your local permitting office to learn about requirements for your type of project. Ask what codes are enforced and what types of plans need submitted.
Prepare Required Documents
This typically includes a permit application, construction drawings and blueprints, plot survey, and other required plans and documents. Hire design professionals as needed.
Submit Permit Application
Bring your completed permit application, project plans, and fees to the permitting office. Larger projects may require scheduling a plan review meeting.
Plan Review & Approval
The office will review your plans against zoning laws and building codes and determine if any revisions are needed. This may take several weeks depending on the project complexity.
Permit Issued
Once your plans are approved, the jurisdiction will issue your building permit. This authorizes starting construction. Make sure to display the permit visibly onsite.
Schedule & Complete Inspections
Your permit will specify various required inspections throughout construction, like foundation, framing, electrical, and final inspections. Passing them is required.
Close Out Permit
After passing the final inspection, notify the office that the project is complete. They will close out the permit once verified. Securing a certificate of occupancy may also be required.
Hiring an experienced local permit expediter can streamline the process. They communicate expertly with the permitting office and ensure you submit properly formatted plans and documents to avoid delays.
Mistakes to Avoid With Building Permits
Steer clear of these common building permit errors:
- Assuming your project doesn’t need one – When in doubt, call the permitting office to confirm. Unpermitted work can be very costly.
- Using unlicensed contractors – Many jurisdictions require builders be licensed to legally obtain permits. Check contractor credentials.
- Incomplete or vague permit applications – Provide thorough details and documentation to prevent rejection and delays.
- Failing inspections – Ensure construction follows the approved plans and codes to pass inspections on the first try.
- Letting permits expire – Monitor expiration dates and request extensions if needed to avoid having to reapply and pay fees again.
- Making unapproved changes mid-project – Alterations from the approved plans after permitting require submitting revision requests and amendments.
- Not closing out permits – Failing to schedule final inspections and close permits prevents obtaining the certificate of occupancy.
While permits add steps prior to construction, they result in a safer building that meets code and causes fewer headaches down the road. Taking time to fully understand building permits, secure proper approvals, and diligently manage the process provides peace of mind that your project is structurally sound.
Frequently Asked Questions About Building Permits
Do I need a permit for a small backyard shed?
Typically sheds under 120 square feet do not require permits. However, always check with your local building department as requirements vary. Placement and height restrictions may still apply.
Can I do my own electrical and plumbing work if I pull the proper permits?
In most areas homeowners are allowed to take out electrical, plumbing, and mechanical permits for DIY work on their residence. However, you may need to prove competency. HVAC work often requires contractor licensing.
How long does it take to get a building permit?
The permit process usually takes 1-3 months but can vary significantly for complex projects or busy jurisdictions. Using permit expediters and submitting complete, accurate plans helps speed approvals.
What inspections are needed for a kitchen remodel?
At minimum, expect a framing inspection once walls are opened up, an electrical inspection for any wiring changes, and final inspection for code compliance when finished. Plumbing inspections are also common.
Can my neighbor report me for not getting permits?
Yes, your local permitting office relies on complaints to catch unpermitted projects. Neighbors may report you out of safety concerns or even just retaliation. Taking the proper legal route avoids issues.
What happens if I get caught doing unpermitted work?
At minimum, expect to pay double permit fees. You may also have to remove work that fails inspection. Serious cases carry fines and other legal action, especially repeat offenders.
Can I do the work myself if I pull the permits?
Yes, homeowners are usually allowed to take out permits for construction projects on their personal residence, even if doing the work themselves. However, projects must meet code.
How long are building permits valid for?
Permits are generally good for 6 months to 2 years. Starting work quickly is recommended, as expired permits mean having to reapply and pay fees again. Extensions may be available for larger projects.
Who is responsible for obtaining permits – owner or contractor?
It depends on the agreement, but the party doing the actual construction is usually responsible for securing permits. Contractors frequently include it in their services. Verify before work begins.
Can I obtain a permit retroactively after starting work?
In some cases, yes. You will pay double permit fees and potentially more for inspections. But it’s better than forced removal or a lawsuit. Have plans ready to show the unpermitted work meets code.
Key Takeaways: What to Know About Building Permits
- Permits are required for most structural renovations and new constructions – when in doubt, call your local building department
- Permits ensure compliance with zoning, land use laws, and building codes designed to protect safety
- The permitting process includes submitting project plans for review and approval before starting work
- Permits typically expire within 6 months to a year if construction is not started
- Passing all required inspections is mandatory before obtaining a certificate of occupancy
- Failing to get permits can lead to fines, project removal, insurance issues, and headaches at resale
- Homeowners and contractors share responsibility for obtaining proper permits before beginning work
Understanding building permit requirements in your area is crucial for any construction project. Following proper permitting procedures, even though it adds steps, pays off in safe, legal, and compliant building projects. Mistakes and shortcuts only lead to headaches and extra costs down the road.
Conclusion:
Building permits play a critical role in ensuring construction projects meet zoning regulations and building codes. By taking the time to secure required permits, submit professional plans for review, and diligently manage inspections, homeowners and contractors can avoid fines, delays, and safety hazards. Thorough planning and open communication with permitting officials makes navigating the process far smoother. Ultimately, building permits provide assurance that your completed project is legally compliant, structurally sound, and safe for occupants – giving you true peace of mind.