Your Simple Guide to the Building Permit Process

What is a building permit?

A building permit is written permission from your city or county that authorizes a construction project on your home. It creates a record with the government that verifies that your construction, renovations, or demolitions meet building safety codes.

What’s required for a building permit?

The requirements for a building permit will vary depending on your city, county, and state. But, in general, to get a building permit, you will need to:

• Complete a building permit application
• Provide a site plan for the project
• Schedule an appointment to get the project approved
• Obtain the building permit
• Schedule any necessary inspections with the city
• Receive final approval from the city once the project is complete

Why do I need a building permit?

Building permits make sure that your project complies with local building codes, zoning laws, and safety regulations. 

For the local government, it’s the easiest way to ensure that renovations or additions are structurally sound and can withstand environmental factors like wind, earthquakes, and fire. 

From the homeowner’s perspective, a permit helps you prove that you’ve followed building codes and helps you ensure your property retains its value.

How much does a building permit cost?

Building permit costs depend on a range of factors, including where you live, the size of the job, and the type of work involved. According to Home Guide project data, permits for smaller tasks, like electrical and plumbing work, average $50 to $300.

 Permit costs for larger construction projects (like building a house or major remodeling) can run much higher, typically ranging from $500 to $2,000.

What do permit fees cover?

When you pay for a building permit, you’re covering the administrative costs for your local government to process your application. This includes the time and expertise of the plan reviewers who look over your documents, like the site plan you submit, and the inspectors who visit your property to check on the work.

It’s more than just a fee for paperwork, though. You’re funding the system that keeps construction projects safe and up to code. This review and inspection process ensures your project follows local building codes and safety regulations. For you, the permit acts as an official record that the work was done correctly, which is essential for protecting your property’s value.

How long does a building permit last?

How long a building permit lasts depends on where you live, but generally:

• You usually get 6 months to start work.
• Once construction has started, the permit is generally valid for 1 to 2 years.
• It’s a good idea to check with your local jurisdiction about permit expiration timelines to be on the safe side.

Do I need a permit to build a deck?

You can often build a deck without a permit, but there are some restrictions. According to the International Residential Code (IRC), decks don’t require a permit if they are:

• Less than 200 square feet in area
• Less than 30 inches above ground
• Not attached to the home
• Not located near the main exit doors

However, your local government regulations and codes take priority over the IRC, so it’s a good idea to check local rules before starting your deck project. 

Learn more about what size deck you can build without a permit.

Do I need a permit to build a shed?

In some cases, sheds require permits. In most parts of the United States, you can build small sheds without a permit, but it depends on local building codes.

Here are some things that influence whether or not you need a permit for your shed:

• Size: Many cities and towns allow you to build small sheds under a certain size without a permit. This varies but is often somewhere between 100 and 200 square feet. Double-check your local rules.
• Height and location: You may need a permit if your shed is too tall, too close to property lines, or connected to utilities like electricity and plumbing.
• Purpose: You can often build a shed that’s only used for storage without a permit. If you plan to use your shed as a workshop, office, or living space, you’ll usually need a permit.
• Zoning or HOA restrictions: Some areas have additional zoning requirements or Homeowners’ Association rules you’ll need to follow.

When in doubt, check with your local authorities to see if you need a permit for your new shed.

Do I need a permit to build a fence?

You might need a permit to build a fence. Whether you need one depends on factors such as where you live, the fence’s height, and the materials you plan to use. The best thing to do is contact your local building authority to find out the regulations in your city or county. 

Learn more about whether you need a permit to build a fence.

Do I need a permit to remodel a basement?

You might need a permit to remodel your basement. For example, you’ll need building permits for structural changes, electrical permits for wiring, and plumbing permits if you’re adding or modifying water lines or drains during your basement renovations. Check with your local building authority for specific requirements.

Do I need a permit to build a pool?

Most cities and towns require a building permit for new pool construction. Before you get started, get in touch with your local authority and ask if they have a “pool packet” — a package of required documents for new pool construction. This usually contains everything you need to know, from the permit fees to the building requirements. 

Read how we helped Ryan prepare for his pool permit to get a better idea of what’s involved.

Do I need a permit to convert a garage into a living space?

The short answer is yes — you will likely need a permit for a garage conversion project. 

You could transform your garage into a master bedroom, a recreation space, or even a standalone granny flat, but bear in mind that you may need separate permits for individual components, such as electrical and plumbing work. 

You’ll also need to ensure your plans comply with local building codes regarding what’s considered a “livable” space. 

Learn more about garage remodel costs, including permit fees.

What other projects need a permit?

Beyond the projects we’ve already covered, several other common home improvements will likely send you to the permit office. For instance, you will almost certainly need a permit to build a swimming pool, as most municipalities have strict safety and construction codes. The same goes for remodeling a basement or converting a garage, especially if you’re making structural changes or adding electrical and plumbing systems. Even something as simple as a fence might require a permit depending on its height and the materials you use. The key takeaway is that any project involving structural work, utilities, or significant changes to your property’s layout will likely need official approval.

Are any projects exempt from permits?

Yes, some smaller projects can often be done without a permit, but the rules are very specific. For example, building a small storage shed—typically under 100 or 200 square feet—is often exempt, as long as it isn’t wired for electricity or plumbing. Similarly, the International Residential Code (IRC) states that a deck doesn’t need a permit if it’s under 200 square feet, less than 30 inches off the ground, and not attached to your house. However, these are just general guidelines. Your local building authority always has the final say, so it’s essential to check their specific requirements before you start building.

Where do I apply for a permit?

You can apply for a building permit through your local building authority, which may be at the city, county, or town level, depending on where you live. 

While most local authorities offer an online portal to submit your project plan and permit application, some may require an in-person appointment to review your plans.

Understanding the Authority Having Jurisdiction (AHJ)

So, you know you need to apply to your local building authority, but who are they, really? In the construction world, this group is called the “Authority Having Jurisdiction,” or AHJ for short. Think of them as the official rule-makers for your area—this could be your city’s building department, the county planning office, or even your local fire department. Their main job is to act as a system of checks and balances, making sure every project meets the required safety and building codes. They’re the ones who review your application and your site plan to give the official green light for your project to begin.

It’s important to remember that every AHJ operates a little differently. The application process in one town might be entirely online, while the next one over might still require paper copies and an in-person visit. This is why getting your documents right the first time is so critical. Following their specific guidelines not only makes the process smoother but also helps you avoid costly fines or delays that can come from not having the proper approvals. Getting to know your local AHJ's requirements is the first step to a hassle-free permit approval.

How long does it take to get a permit approved?

Permit approval times vary depending on the size and type of your project, as well as your local authority’s workload. 

In general, permits for minor home improvements (like a fence or a shed) will take a few days to a couple of weeks. For larger projects, such as additions or new builds, it can take several weeks or even months. 

Approval can take longer if you’re missing any documentation, so make sure to check your application thoroughly before submitting it. 

Learn more about getting a building permit quickly.

What documents/plans do I need to submit with my permit application?

Most building authorities require the following documents for permit applications:

• A site plan showing property boundaries and proposed changes
• Construction drawings or floor plans
• Project details, including materials and contractor information
• Proof of property ownership or authorization from the owner

For more complex projects, you may also need:

• Utility and drainage plans
• Reports from civil, structural, or environmental engineers
• Energy or structural calculations
• HOA or zoning approval (if applicable)

Is the homeowner or the contractor supposed to pull the permit?

Contractors usually include permit costs in their project bid. If a contractor refuses to handle permits, that can be a red flag. 

For DIY projects, you can apply for a permit yourself as an “owner-builder” through your local building authority. 

Keep in mind that whoever pulls the permit is legally responsible for ensuring the work meets code and passes inspections. 

Learn how to evaluate bids from potential contractors.

What happens if the contractor doesn’t get a permit?

If your contractor skips the permit process, you may be held responsible. Not pulling a permit can lead to:

• Fines or stop-work orders
• Difficulty selling your home later
• Removal or rework of unauthorized construction

For any permit pulled after the work is done, you may face fines or extra charges beyond the cost of getting a permit before construction starts. That’s why it’s always a good idea to confirm that your contractor has filed for and obtained the correct permits before work begins.

Tips for a smooth application process

The permit application process involves submitting your plans for approval by the local building department. To keep things moving, your best bet is to be as prepared as possible. Approval can take longer if you’re missing any documentation, so make sure to check your application thoroughly before submitting it. Having a clear and detailed site plan is one of the most important steps you can take. It gives the permit office a complete picture of your project, from property lines to the location of the proposed work, which can help prevent unnecessary delays and questions.

Are there specialized permits I might need?

Sometimes, a standard building permit isn’t the only approval you’ll need. Depending on your project's scope and location, you might have to apply for specialized permits. Common ones include stormwater runoff permits, erosion control permits, and right-of-way permits. These are typically required for projects that involve significant land disturbance, affect public utilities, or change how water drains from your property. It’s always a good idea to ask your local building authority about any additional permits when you first inquire about your project to avoid surprises down the road.

Erosion Control and Stormwater Permits

If your project involves grading or clearing land, you’ll likely need an erosion control permit. The main purpose of this permit is to prevent soil from washing away during construction, which protects nearby properties and local waterways from sediment runoff. A stormwater permit is often required alongside it, especially if you’re adding impervious surfaces like a new driveway or patio. This permit ensures you have a plan to manage rainwater runoff so it doesn’t overwhelm public drainage systems or cause flooding.

Right-of-Way Permits

You’ll need a right-of-way permit when your project connects to or impacts public property. This is common for work like adding a new driveway that opens onto a public street or connecting your home to municipal water and sewer lines. This permit ensures that any work done in the public right-of-way meets the city or county’s standards for safety and construction. Your site plan will be a key document for this application, as it will need to clearly show where your private project interfaces with public infrastructure.

Can I start work before the full permit is approved?

This is a common question, and the answer is sometimes, but only with specific permission. You can’t just start digging because you’ve submitted your application. However, some places offer "early start permits" for specific initial phases, like laying the foundation. This can help you get a jump on construction while the rest of your plans are still under review. This option isn’t available everywhere, so you must confirm with your local building department if they offer phased approvals and what work is allowed before the full permit is issued.

The inspection process

Think of inspections as checkpoints throughout your project. They aren’t there to cause trouble; they’re in place to confirm that the work is being done correctly and safely. Depending on your project, you’ll have different inspections at various stages. This could include checks on the foundation before concrete is poured, or on the framing, plumbing, and electrical systems before the drywall goes up. Each inspection confirms that a specific part of the work meets the required building codes before you move to the next phase, which helps catch any potential issues early on.

Posting documents at the job site

Before an inspector arrives, you need to have your documents posted and visible at the construction site. This typically includes the building permit itself, the inspection record card, and a full set of the approved plans. If these documents aren't available for the inspector to review, the inspection will likely fail, and you could be charged a re-inspection fee. It’s a simple step that saves a lot of time and money, so make sure everything is posted in a protected, easy-to-find spot.

What is a Certificate of Occupancy?

Once your project is complete and has passed the final inspection, you may receive a Certificate of Occupancy (or CO). This document is the official seal of approval from your local building authority, confirming that the building or renovated space is safe to be occupied and complies with all building codes. For new homes, major additions, and commercial properties, a CO is typically required before the space can be legally used. It’s the final piece of the puzzle that officially closes out your building permit and marks the successful completion of your project.

What are the penalties for building without a permit?

The penalties for building without a permit depend on your city or county, but may include:

• Fines, ranging from a few hundred to several thousand dollars
• Stop-work orders that halt construction until a permit is approved
• Mandatory demolition or correction of unapproved work
• Higher costs for retroactive permits

The financial risks of unpermitted work

Skipping a permit to save a little money upfront can lead to significant financial headaches down the road. The most immediate consequences are fines from your local building authority, which can range from a few hundred to several thousand dollars. They can also issue a stop-work order, halting your project until you get the proper approvals, which often come with extra fees for being retroactive. In a worst-case scenario, you might be required to remove or redo the work entirely at your own expense. Unpermitted work can also create long-term problems, making it difficult to sell or insure your property later on. Starting your project with all the required documents, including a professional site plan, is the smartest way to protect your investment and avoid these costly risks.

Can I sell my house if I did unpermitted work?

Unpermitted work can cause issues when selling a house and is often caught by home inspectors or buyers. 

Additionally, mortgage lenders or insurers might refuse to cover the house. 

However, unpermitted work is relatively common, so if you know your house has unpermitted work and you’re trying to sell, you have a couple of options. You can:

• Disclose all unpermitted work to potential buyers, even if it was done before you lived there.
• Work with the local building authority to “legalize” the work.

Will my homeowner's insurance be affected?

Yes, doing work without a permit can have a major impact on your homeowner's insurance. Insurance providers view unpermitted construction as an increased risk for accidents or damages. If an issue arises directly from that work—for example, a fire caused by unapproved electrical wiring or a deck collapse—your insurer could deny the claim, leaving you responsible for the full cost of repairs. Obtaining the proper permits demonstrates that your project meets local safety codes, which can be crucial during a claims process. It's also important to inform your insurance company about any significant renovations to ensure your coverage is adequate for your home's new value.

Can the city make me tear something down?

If your local authority discovers unpermitted work on your property, they can force you to tear down the work you’ve done. If the work violates safety or zoning codes, the city can issue a demolition or correction order. 

You may be required to:

• Remove the structure entirely
• Submit revised plans and reapply for permits
• Bring the work up to current code standards

How do I “legalize” unpermitted work?

Unpermitted work can affect your home’s value and safety, but the good news is that you can often apply for a retroactive or “as-built” permit. 

If you’ve already completed work without a permit, here’s what you need to do:

• Contact your local building department to explain the situation.
• Submit plans (like a site plan) for review.
• Schedule an inspection to check if the work meets code. Many local authorities will perform courtesy inspections at little or no cost for homeowners who are concerned their home does not meet code.
• Pay any related fines or back fees.

My permit was denied — what can I do?

Most permit denials are due to missing information or code conflicts. If your permit application is denied, you should:

• Review the denial letter for specific reasons.
• Update your plans to address issues like setbacks, easements, or design restrictions.
• Contact your building authority to clarify what changes are needed.

Can I make changes to my project after the permit is approved?

It’s possible to make changes to a project after being granted a permit, but you’ll typically need to submit revised plans or an amendment for approval. 

Small changes, such as window placement or deck size, can affect compliance, so be sure to check with your local building authority. 

Changes can often be handled at your local authority’s offices, but it’s always best to double-check their processes.

Why is my permit taking so long to get approved?

If your permit is delayed, don’t panic — delays are common and might happen due to:

• Incomplete applications
• Seasonal backlogs
• Missing documents

To keep the permit process moving efficiently, we recommend scheduling regular updates with your local authority to check on your permit status or to see if your application is missing anything. You should be ready to address any queries or provide additional information as needed.