Permitting Guide

What Is a Building Permit?

A building permit is an official approval from your local jurisdiction that allows construction, remodeling, or additions to move forward in compliance with zoning laws, building codes, and safety regulations. It exists to ensure that what you build is structurally sound, legally allowed, and safe for occupancy.

Building vs. Trade Permits

There are different types of permits depending on the work being done:

• Building Permits cover general construction and structural work.
• Trade Permits are separate permits for specific systems:

• Electrical
• Plumbing
• Mechanical (HVAC)
• Gas and others
  These are usually pulled by the licensed trade contractors handling the work.

When Permits Are Required

Every city or county has its own list of what requires a permit, but these are the most common triggers:

• New home construction or ADUs
• Structural changes (adding/removing walls, changing foundations)
• Additions and expansions
• Significant remodels (especially those affecting layout, plumbing, or electrical)
• Tenant improvements in commercial spaces
• Major mechanical system upgrades (e.g., new panel, HVAC installation)
• Pools, decks over a certain height, fences over a certain height
• Window or door replacements (if changing size or structural opening)

When Permits May Not Be Required

Smaller, cosmetic, or non-structural changes often don’t require a permit. Examples include:

• Interior painting or flooring replacement
• Cabinet or countertop replacement (no layout or plumbing change)
• Minor roof repairs
• Landscaping or shed installations under a certain size (varies)
• Replacing fixtures (e.g., light fixtures or faucets)

Even when permits aren’t required, it’s still good to check with your city or county to confirm.

How to Apply for a Building Permit

The permitting process varies by location, but generally follows these steps:

1. Determine the Project Scope – Identify whether your project requires a building permit and any trade permits.
2. Find the Correct Jurisdiction – Confirm whether the property falls under city or county regulations.
3. Identify Permit Requirements – Review the AHJ’s submittal guidelines for necessary documents, such as plans, site surveys, and engineering reports.
4. Prepare Plans and Application Materials – Develop architectural drawings and supporting documents required for submission.
5. Submit the Permit Application – Some jurisdictions accept electronic submissions, while others require in-person filing.
6. Pay Plan Review Fees – Fees vary by location and project size.
7. Wait for Plan Review and Approval – The building department will review submissions, issue comments, and may require revisions before approval.
8. Obtain the Permit – Once approved, the permit is issued, and construction can begin.

How Long Does Permitting Take?

The timeline for obtaining a permit depends on project complexity and the jurisdiction’s workload and process. On average, it takes 30 to 45 days to receive approval, but in difficult jurisdictions, it is possible to take up to six months or longer.

• Standard residential projects – Typically approved in 4-6 weeks
• Large commercial projects – Can take 3-6 months
• Trade permits – Often issued same-day or within a few days
• Projects requiring zoning variances or environmental review – May take up to six months or more

To avoid delays, it’s best to submit applications early and ensure all required documents are complete in the first submission.

How Long Is a Permit Valid?

Make sure to confirm with the City or County that issues the permit, but most permits are valid for:

• 6–12 months before expiration if no work has started
• 1–2 years from the start of construction

If your project is delayed, you can usually apply for an extension for a fee.

Permit Costs and Fees

Costs depend on your local jurisdiction and the value/complexity of the work:

Check with your AHJ early in the process to get an estimate.

Inspections During Construction

Once permitted, your project must pass required inspections at various stages. Typical inspection milestones include:

• Footings and foundation
• Framing and structural
• Rough electrical, plumbing, and mechanical
• Insulation and drywall
• Final inspection before occupancy

You (or your contractor) must schedule these, and work cannot proceed until each stage is approved.

Common Challenges in Permitting

• Incomplete submissions – missing forms or unclear plans cause delays
• Revisions – even minor plan changes can trigger resubmittals
• Zoning conflicts – setback, height, or use violations stall applications
• Failed inspections – may require rework or added documentation
• Overwhelmed departments – staffing shortages cause long review times

To avoid these issues, submit thorough and accurate documents, and consider hiring a professional team familiar with the local process.

What Is a Permit Expediter?

A permit expediter is someone who handles the permitting process on your behalf. They:

• Submit applications
• Track progress
• Coordinate revisions
• Communicate with plan checkers
• Reduce administrative burdens on your team

Pros: Saves time, avoids errors, streamlines complex processes
Cons: Added cost, may lack project-specific context, can’t guarantee faster AHJ reviews

What Happens If You Build Without a Permit?

The consequences can be serious:

• Daily fines or citations
• Stop-work orders
• Legal action or forced removal
• Difficulty selling the property
• Insurance claims denied

If you’ve already done work without a permit, some cities allow a “retroactive” permit, but this may require opening walls or submitting drawings after the fact.

What Is a Certificate of Occupancy (CO)?

A CO is the final step that confirms your project is complete and compliant. It allows occupancy for:

• New buildings
• Major remodels or additions
• Commercial tenant improvements

To obtain one, you must pass all inspections, close out permits, and pay all fees.

Final Takeaways

• Permits are a legal requirement for most construction projects.
• Understanding the types of permits, costs, and timelines can help you avoid delays and fines.
• A thorough, early submission saves time and money down the line.
• Always verify your specific project’s requirements with the local building department.
• If the process feels overwhelming, your contractor, designer, or a permit expediter may be able to help.