Building Permits & Inspections
A building permit is permission from your local government to do certain construction work, and inspections are how the government checks the work meets the building codes. They exist to catch hidden problems, like undersized framing, bad wiring or leaking gas lines, before they’re buried behind walls where they can hurt people.
- Homeowners
- Contractors
- Renters
What usually needs a permit
Requirements differ by city and county, and some rural areas have few rules. Work that commonly needs a permit includes:
- New buildings, additions and decks, and major structural changes
- Electrical work beyond very small repairs, like new circuits, service upgrades and generators
- Plumbing and gas work, including water heaters and gas appliances
- HVAC installation or replacement
- Roofing in some areas, window changes, finished basements and demolition
- Fences or sheds above a certain size, pools and retaining walls
- Solar panels and EV charging equipment
Often exempt: painting, flooring, cabinets, minor repairs and like-for-like replacements, but not always. Call your local building department and ask before you start. See DIY Project Safety.
Who pulls the permit
- Licensed contractors usually pull permits for their own work, and the cost is part of the job. Make sure the permit is in the contractor’s name and on file. See Hiring Contractors.
- Homeowners can often pull their own permits for work on their own home, but some places limit owners or require them to do the work themselves, and some trades like gas and electrical may require a licensed professional.
- Be wary of a contractor who asks you to pull the permit, or says a permit isn’t needed for a large job.
Typical inspection stages
| Stage | What the inspector checks |
|---|---|
| Footing or foundation | Depth, size, rebar and soil, before concrete is placed |
| Rough-in (electrical, plumbing, mechanical, gas) | Wiring, pipes and ducts, before walls are closed up |
| Framing | Structure, connections and fire blocking |
| Insulation and energy | Insulation and air sealing, in some places |
| Final | Completed work, safety devices like smoke alarms, and overall compliance |
Do not cover work until it’s been inspected, or you may have to open it up again. After final approval, the building department closes the permit, and for new buildings may issue a certificate of occupancy.
What happens with unpermitted work
- You may be fined, ordered to stop work, or required to tear out and redo work to allow an inspection.
- Problems may surface when you sell: buyers and lenders ask for permits, and unpermitted work can delay or cost a sale.
- Insurance may deny a claim connected to unpermitted work, such as an electrical fire.
- Most important, hidden defects may never be caught.
If you buy a home with unpermitted work, ask the building department about how to legalize it. Some places have amnesty or “as-built” permit programs.
Safety on inspected jobs
- Keep the permit posted where inspectors expect it, and have approved plans on site.
- Schedule inspections early, and make the work safely accessible: ladders, lighting, clear paths.
- Inspectors can order unsafe conditions fixed or shut down work. They also have the right to inspect in many cases, but OSHA inspections are separate. See OSHA Inspections.
Before you start a project
- Called the building department about permits
- Confirmed who pulls the permit, and that it’s in the right name
- Got approved plans and an inspection schedule
- Left rough work open until it passes inspection
- Kept the final approval and any certificate of occupancy
Standards & references
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