Home Improvement Permits: What Requires Permits and Why

Work That Almost Always Requires Permits

Some projects require permits in virtually all jurisdictions. Structural changes (removing walls, adding rooms, changing rooflines) always need permits. Electrical panel upgrades, new circuits, and major rewiring require permits. Plumbing changes that modify supply or drain lines, new HVAC systems or significant modifications, and water heater replacements typically need permits. Window and door replacements may require permits, especially if sizes change. When in doubt, call your local building department—they'll tell you what's required for your specific project.

Work That Usually Doesn't Need Permits

Many improvements are exempt from permits. Cosmetic changes like painting, flooring, and cabinet refacing don't require permits. Replacing fixtures with same-type fixtures (light for light, faucet for faucet) is typically exempt. Minor repairs using similar materials (patching drywall, replacing a few shingles) don't need permits. Small decks and fences often have exemptions below certain sizes. Landscaping rarely requires permits unless involving retaining walls or drainage changes. However, exemptions vary by locality—verify with your building department.

Why Permits Matter for Safety

Permits exist to ensure work meets building codes designed to protect life and property. Electrical codes prevent fires and electrocution. Plumbing codes ensure safe water supply and proper drainage. Structural codes prevent collapses. When a permitted project fails inspection, the contractor must fix the issue before you move forward—this catches problems before they become disasters. Unpermitted work by unqualified hands can create hazards hidden behind walls for years.

How Permits Affect Home Sales

When selling your home, buyers' inspectors and agents will look for permit history. Unpermitted additions or major work raises red flags—buyers may walk away, demand significant price reductions, or require you to legalize the work. Title companies may refuse to insure properties with significant unpermitted work. Some buyers request permit records for renovations. Even if you never sell, unpermitted work can complicate refinancing. The permit process is much cheaper and easier than retroactive legalization.

The Permit Process

While processes vary by location, the general flow is consistent. Submit plans showing proposed work to your building department. Pay permit fees (typically based on project value). Receive approval or requests for modifications. Display the permit at the job site. Schedule inspections at required stages (rough, final). Receive certificate of completion. Your contractor should handle most of this, but you're ultimately responsible for ensuring permits are obtained. Never let a contractor convince you to skip permits to save money or time.

What If Previous Work Wasn't Permitted?

If you discover unpermitted work in your home, you have options. For minor work, living with it may be fine—but disclose it when selling. For major work, consider retroactive permitting: apply for permits, have the work inspected, and make any required corrections. This can be expensive if walls need to be opened for inspection. In some cases, you can get permits for 'existing conditions' that are brought up to current code. Consult with your local building department about the best approach—they'd rather help you legalize work than ignore hazards.

✓ Key Takeaways

• Structural, electrical, plumbing, and HVAC work almost always needs permits
• Cosmetic changes and minor repairs typically don't require permits
• Permits protect safety through code-compliant inspections
• Unpermitted work creates complications when selling your home
• Never let contractors convince you to skip required permits