Permits feel like red tape until you try to sell a house with an unpermitted addition. A quick call to your building department can save a lot of trouble.
Licensing, permit, lien and tax rules vary by state and city and change over time. This guide is general information, not legal or tax advice; check with your local building department, state licensing board or a professional for your situation.
Checklist
- Permit rules are local, set by your city or county building department.
- Structural, electrical, plumbing and mechanical work commonly needs a permit.
- Your licensed contractor normally pulls the permit; be wary of anyone who asks you to.
- Unpermitted work can cause problems with sales, insurance and safety.
Building permits exist so that someone checks work that affects safety: structure, wiring, plumbing, gas and fire separation. The rules are set locally, so the first step is always your city or county building department.
Projects that commonly need a permit
- additions, structural changes and removing walls
- new or altered electrical circuits
- plumbing changes, water heaters and new fixtures in new locations
- heating, cooling and gas appliances
- roofing, decks, fences or sheds over certain sizes, depending on your area
Projects that often don’t
Painting, wallpaper, flooring, cabinets in the same layout, and small repairs often don’t need a permit. Local rules still apply, and homeowners associations and condominiums may have their own approval process.
Who pulls the permit
On contracted work, the licensed contractor usually applies for the permit and schedules the inspections. Be cautious if a contractor asks you to pull the permit yourself. As the permit holder, you may take on responsibility for the work, and it can be a sign that the contractor isn’t licensed for the job. See how to check a contractor’s license.
Red flags
A contractor who suggests skipping the permit to “save money” is asking you to accept the risk. Unpermitted work can be ordered removed or redone.
Inspections
Inspectors usually visit at key stages, for example before walls are closed up and at the end. Don’t make the final payment until the final inspection has passed and the permit is closed. Our contract checklist includes permits for this reason.
What unpermitted work can cost you
- Selling: buyers, lenders and appraisers may question it, and disclosure rules may apply.
- Insurance: claims involving unpermitted work can be complicated.
- Safety: work that was never inspected may hide problems.
When in doubt, call your building department before the work starts. It’s far easier than fixing things afterward, and it’s part of hiring a contractor the right way.
Homeowners ask
Does painting or replacing carpet need a permit?
Usually not. Cosmetic work like painting, flooring and minor repairs often doesn’t, but check local rules, especially for historic districts or condominiums.
What if a previous owner did work without a permit?
Talk to your building department about options. Some allow a retroactive permit after an inspection, which may require opening walls.
How long does a permit take?
It depends on the project and the department. Simple permits may be issued quickly; larger projects that need plan review can take weeks.