Construction Permits: What Contractors Need to Know

Most construction projects require permits: structural changes, electrical work, plumbing, HVAC, roofing replacement, and decks. Working without required permits can result in fines, forced demolition, insurance issues, and liability exposure. The permit process typically takes 1-4 weeks and costs 1-3% of project value.

When Permits Are Required

Almost Always Requires Permits

Usually Requires Permits

Usually No Permit Needed

Important: Requirements vary by jurisdiction. When in doubt, call your local building department.

The Permit Process

Step 1: Determine Requirements

• Contact building department
• Describe project scope
• Get list of required permits
• Understand submission requirements

Step 2: Prepare Application

Typically required:

• Completed application form
• Project description
• Plans/drawings (detail varies)
• Site plan showing property
• Licensed contractor information
• Fee payment

Step 3: Submit and Wait

Step 4: Receive Permit

• Post permit on job site (required)
• Review any conditions
• Note inspection requirements
• Track expiration date

Step 5: Schedule Inspections

Common inspection points:

• Foundation/footing
• Framing/rough-in
• Insulation
• Final

Step 6: Final Approval

• Request final inspection
• Pass all required inspections
• Receive certificate of occupancy (if applicable)
• Close out permit

Permit Costs

How Fees Are Calculated

Typical Costs

Additional Costs

• Plan review fees
• Inspection fees (sometimes separate)
• Expedite fees (if available)
• Re-inspection fees (if failed)

Working with Inspectors

Before Inspection

• Work must be ready (don't waste inspector's time)
• Access provided
• Permit visible
• Know what's being inspected

During Inspection

• Be present or have someone present
• Be professional and courteous
• Ask questions if unclear
• Don't argue (address concerns properly)

If You Fail

1. Get specific list of deficiencies
2. Correct issues
3. Schedule re-inspection
4. Pay re-inspection fee if applicable

Building Good Relationships

• Be prepared when they arrive
• Don't ask them to overlook issues
• Respect their time
• Consistent quality work

Who Pulls the Permit?

General Contractor

Typically responsible for:

• Building permit
• Coordinating specialty permits
• Overall project compliance

Specialty Contractors

Often pull their own:

• Electrical permits (licensed electrician)
• Plumbing permits (licensed plumber)
• HVAC permits (licensed HVAC)

Homeowner

Can sometimes:

• Pull permits for owner-performed work
• But work must still meet code
• And pass inspection

Caution: Some jurisdictions require licensed contractors for certain work regardless.

Consequences of No Permits

Legal Consequences

Practical Consequences

For Contractors

• License suspension
• Bonding issues
• Reputation damage
• Liability for removal/correction

Special Situations

Emergency Repairs

Many jurisdictions allow:

• Immediate emergency work
• Permit pulled within 24-48 hours
• Must still pass inspection

Historic Properties

Additional requirements:

• Historic preservation review
• Design approval
• May limit materials/methods
• Longer process

HOA Properties

Note: HOA approval is separate from permits

• Need both
• HOA doesn't replace building permit
• Building permit doesn't replace HOA

Work in Progress Without Permit

If you discover unpermitted work:

• Stop work
• Consult with building department
• May need to open walls for inspection
• Better to address than ignore

Client Communication

Educating Clients

Many clients don't understand permits:

• Explain what's required
• Explain why (protection for them)
• Include permit costs in estimate
• Don't offer to skip permits

When Clients Push Back

Common objections and responses:

"It's too expensive."

"Permits protect your investment. Work done without permits can cause problems when you sell and won't be covered by insurance."

"It takes too long."

"We'll build permit time into the schedule. Unpermitted work can result in stop orders and longer delays."

"My neighbor didn't get one."

"That's a risk they took. We do things properly to protect both of us."

In Your Contract

Include language about:

• Who pulls permits
• Client responsibility for permit costs
• Delays due to permit process
• Additional work required by inspectors

FAQ

Do I need a permit for a bathroom remodel?

If moving plumbing, adding electrical, or making structural changes, yes. If just replacing fixtures in same locations, probably not. Check with your local building department.

How long does it take to get a building permit?

1-3 weeks for typical residential projects. Simpler permits may be same-day. Complex projects can take months. Your jurisdiction's backlog affects timing.

Can a homeowner pull their own permit?

Usually yes for their own residence, but they're then responsible for code compliance and passing inspections. Some work still requires licensed contractors.

What happens if I get caught without a permit?

Stop work order, fines, and requirement to obtain permits after the fact. May need to open walls for inspection. Worst case: tear out and redo the work.

Are permit records public?

Yes. Anyone can typically search permit history for a property. This comes up during real estate transactions and can reveal unpermitted work.

Do permits transfer to new owners?

Open permits may create issues at sale. Closed permits are part of property records. New owners inherit any code violations from unpermitted work.

The Bottom Line

Construction permits:

1. Required for most significant work — Structural, electrical, plumbing, HVAC
2. Protect everyone — Client, contractor, future owners
3. Part of the process — Build time and cost into estimates
4. Never skip — Consequences outweigh any savings
5. Build relationships — Work well with inspectors

When in doubt, call the building department. It's always easier to get answers upfront than deal with problems later.

Related: Construction Contracts Basics | Contractor Insurance Basics