Let's Talk About Permits

I hate talking about permits. I hate paying a tax to the city or county for the privilege of doing work on a home. I hate that our idea of "regulation" in this industry is to have bureaucrats inserting themselves into the building process at every turn, constantly looking over our shoulders and inserting themselves into our lives.

I'm obviously biased, and being a tad bit facetious. Building departments and the inspectors they employ exist to represent the public and protect against shady work practices in an industry which for many decades has become infested with greedy fly-by-night operations providing subpar service to our communities.

But the truth about permits is complicated. Building permits, and the sets of codes, regulations, and enforcement actions that they represent are gatekeepers in an industry that is responsible for the roof over your head not falling over or blowing away in the next tropical storm or hurricane. But they also represent a bureaucratic spider's web which is governed, at least in some large part, bad or outdated policy that actually hurts the public and discourages honesty.

But more on this later. In this post, let's cover when exactly you need to pull a permit for a project. One of the most common questions that I get asked is: "Chuck, I'm doing X, Y, and Z" to my house. Do I need a permit?" Let's break it down.

Situations in which a permit is ALWAYS required:

1. ANY structural repair to your home.

2. Replacing your roof.

3. Building any new structure. (think new home, additions, a patio out back)

4. Replacing doors or windows.

5. Specialty trade work. (Think installing a new A/C unit, new electrical panel)

6. Installing a new fence.

7. Changing your home's interior layout.

In short, when installing NEW systems or making structural changes or repairs to your home, a permit is always required.

*A note on point 7: The reason for this is because when changing your layout there are parameters and rules room sizes, hallway size, stair steps etc. in your house. For instance, if taking space from your living area to make another bedroom, we must make sure that the bedroom has a closet, AND that the room contains at least 72 square feet. There must also be electrical outlets at certain intervals, proper ventilation, egress (exit to the outside of the home), and there other considerations as well.*

Situations in which a permit is NOT required:

1. Repairing your roof.

2. Repairing damaged siding.

3. Replacing your home's siding, so long as it is not structural in nature.

4. Painting your home.

5. Servicing electrical, A/C, or plumbing systems.

6. Repairing a fence.

7. Building a shed. (there are size restrictions in most jurisdictions)

8. Building a pergola.

9. Simple kitchen/bath remodels. (think swapping tiles, countertops, and fixtures)

10. Repairing a screen enclosure.

You'll see here that permits are generally NOT required when making repairs to existing elements of your home which are not structural in nature. Many of these items you'll find are best accomplished by a handy man, as they are maintenance items rather than large renovation projects.

In summary: for large building projects or big renovations, permits are always required. When performing maintenance on your home, they generally are not. This is by no means a full and complete list of situations, and there are many variables that can affect whether or not a permit is needed on your project. When in doubt you can always call your local building department, describe your project, and find out for sure.

A quick aside here: make sure you call the correct building department! When inquiring about a permit be sure to ask your building department whether your address falls within the city limits, or is governed by the county. This can make a big difference with regards to rules, regulations, and fees!

"Okay, I know what jurisdiction I'm under, and I know I need a permit for my project. How do I get it?"

My rule of thumb is that if you're doing something that requires an engineer to create a plan or a drawing, then you should hire a contractor to assist with pulling your permit. If, however you're doing a project which doesn't require an engineered drawing (say installing a fence or swapping windows), then you could save money and go it alone through the permit process. Generally speaking smaller projects which do not require detailed drawing will also correspond to projects where you are allowed to pull permits yourself, while larger renovations will require a contracting license to obtain approvals.

"I have my permit myself and I'm ready to complete my project. Do I even need a contractor?"

Remember that just because your city allows you to pull a permit, it will not differentiate between you and a contractor with regards to rules or standards. Your building inspector will require your job be performed up to the latest building code standards no matter the credentials of the person performing the work. He or she may even be more vigilant when seeing a homeowner or otherwise unlicensed individual performing work, as it could be assumed (rightly) that they do not have as much experience as a contractor who has been vetted and demonstrated that they understand building practices.

This is all to say that if you are handy by nature and feel capable of handling your project, go for it. But if you have questions, or feel uncomfortable with any portion of the process, consult or hire a contractor to assist you. This will save time and money, and produce a better result.

The key here is discretion. Building departments have become much better geared toward serving the public in recent years, and the savvy homeowner/handyman will find most building officials easy to work with and customer focused. Remember that your public officials exist to serve you, and should be eager and willing to answer your questions as they are advocates for public safety. Do not be afraid to inquire about rules, codes, and laws at your local building department if you are taking on a project. Your building officials are a public resource that you pay for, and should be utilized accordingly.

Though a word of caution here is wise: do not use the system to educate you on project management or to get your on the job training in being a contractor. Building departments also recognize that they exist to oversee the CONTRACTING industry. Inspectors and Plans Reviewers are not there to make everyone a contractor, and will politely direct you to hire a contractor if they feel you are in over your head or that your project is one that requires the help of a construction professional.

If you have questions about whether a permit is needed, have plans you'd like opinions or input on, or if you'd like to get a free estimate for your next project, please feel free to contact us any time! Happy renovating, and Happy New Year y'all!