Do I Need a Permit for That? Home Renovation Permit Guide

You want to add a bathroom. Or finish your basement. Or build a deck.

Then someone mentions permits and suddenly you're wondering: Do I really need one? What happens if I skip it?

Here's the honest truth about permits—what requires them, what doesn't, and the real consequences of ignoring them.

Why Permits Exist (It's Not Just Bureaucracy)

Permits ensure your renovation:

• Meets safety codes (so your house doesn't burn down)
• Is structurally sound (so it doesn't collapse)
• Has proper mechanical systems (so you don't get poisoned by gas or CO)
• Follows zoning laws (so you don't build in your neighbor's setback)

The inspection process catches problems before they're buried in drywall.

What Almost Always Needs a Permit

Structural Changes

• Removing or modifying load-bearing walls
• Adding or enlarging windows/doors in exterior walls
• Foundation work
• Room additions
• Roof structural changes

Electrical Work

• New circuits
• Panel upgrades or replacement
• Adding outlets (in many jurisdictions)
• Any work involving the electrical panel

Plumbing Work

• Adding new fixtures (toilet, sink, shower)
• Moving existing plumbing
• Water heater replacement (some areas)
• Sewer/septic connections

HVAC Work

• Installing new systems
• Replacing furnace or AC
• Adding ductwork
• Gas line work

Major Renovations

• Kitchen remodel (if moving plumbing/electrical)
• Bathroom addition
• Basement finishing (adding living space)
• Attic conversion
• Deck over a certain height
• Fences over a certain height
• Swimming pools

What Usually Doesn't Need a Permit

Cosmetic Work

• Painting (interior and exterior)
• Wallpaper
• Flooring replacement (same level)
• Cabinet refacing
• Countertop replacement

Minor Repairs

• Replacing existing fixtures (same location)
• Faucet replacement
• Toilet replacement (same location)
• Light fixture swaps
• Outlet/switch cover replacement

Small Projects

• Landscaping
• Small sheds (under square footage limit, varies)
• Minor fencing (under height limit)
• Concrete patios (ground level, no roof)

Important: "Usually" depends on your jurisdiction. Some areas require permits for work that others don't.

How to Know for Sure

1. Check Your Local Building Department

Most have permit requirements online. Search "[your city] building permit requirements."

2. Call and Ask

Building departments answer questions. Describe your project; they'll tell you what's needed.

3. Rule of Thumb

• Structural, electrical, plumbing, HVAC: Permit required
• Cosmetic, replacement, like-for-like: Usually not
• If in doubt: Call and ask

The Permit Process

Step 1: Application

• Fill out forms (paper or online)
• Pay fees ($50-500+ depending on project)
• Submit plans if required (additions, structural work)

Step 2: Review

• Simple permits: Same day to 1 week
• Complex permits: 2-8 weeks
• May require revisions to your plans

Step 3: Permit Issued

• Post permit card at job site
• Work can begin

Step 4: Inspections

• Scheduled at specific stages
• Rough-in inspection (before covering walls)
• Final inspection (when complete)
• Inspector signs off or notes corrections

Step 5: Certificate of Completion

• Final approval
• Record on file with city

Typical Timeline

• Minor permit: 1-2 weeks total
• Major project: 4-12 weeks for permit + construction time

Permit Costs

Varies wildly by location and project:

Plus plan review fees for complex projects.

What Happens If You Skip Permits

Best Case: Nothing

You do the work, no one notices, you live happily in ignorance.

Likely Case: Problems When Selling

During sale, buyers get inspections. They ask about permits.

• Unpermitted work raises red flags
• May require retroactive permits (expensive, invasive)
• Buyers may walk away
• May have to disclose (legally required in many states)

Worse Case: Insurance Issues

You have a fire. Insurance investigator finds:

• Unpermitted electrical work
• Your coverage? Denied.

Homeowner's insurance can deny claims for damage related to unpermitted work.

Worst Case: Forced to Tear It Out

Neighbor complains. City discovers unpermitted ADU/addition/deck.

• Stop work order
• Fines ($100-$500+ per day in some areas)
• Requirement to get retroactive permit (if possible)
• If it doesn't meet code? Tear it out.

Real story: Homeowner built a beautiful deck without permits. Failed to meet setback requirements by 2 feet. Had to tear down and rebuild $20,000 deck.

Retroactive Permits

Some unpermitted work can be permitted after the fact:

• Apply for permit
• Inspector examines work
• If up to code: Permit issued
• If not: May need to open walls, make corrections

Retroactive permits are more expensive and invasive than doing it right initially. You may have to remove finished work so inspectors can see what's behind the walls.

The Contractor Factor

Licensed Contractors

• Should know permit requirements
• Usually pull permits as part of the job
• May charge fee for permit handling

Red Flags

Contractor says:

• "We don't need a permit for this" (for work that clearly needs one)
• "Nobody pulls permits around here"
• "I know a guy at the building department"
• "We can save you money by skipping permits"

These are signs to find a different contractor.

Your Responsibility

Even if a contractor does the work, the homeowner is often legally responsible for permits. If work is done without permits, you own the problem.

Common Permit Myths

"My neighbor didn't get a permit"

Your neighbor might also be uninsured if something goes wrong. Don't use their risk tolerance as your guide.

"The building department will never know"

They find out when:

• You sell the house
• You pull a permit for different work
• A neighbor complains
• There's a fire or insurance claim
• Tax assessor notices changes in satellite imagery (yes, really)

"It's my house, I can do what I want"

Your house, your right to renovate—within codes and zoning laws. These protect you, neighbors, and future owners.

"Old work was never permitted either"

Pre-1970s work often predates modern permit requirements. That doesn't apply to work done today.

Permit Requirements by Project

Kitchen Remodel

Bathroom Remodel

Basement Finishing

Deck

Bottom Line

Permits feel like bureaucratic hassle. They're actually cheap insurance against:

• Insurance claim denials
• Sale complications
• Structural failures
• Fines and forced demolition

The cost of doing it right: A few hundred dollars and some patience.

The cost of doing it wrong: Potentially tens of thousands, plus stress.

When in doubt, call your building department. They'd rather answer questions than deal with unpermitted work.

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Planning a permitted renovation? Get a HELOC quote to ensure you have funds for the full project—permits, contractors, and contingency included.