Homeowners perform many house upgrades and restorations, and even some contractors perform the repairs and upgrades without the benefit of legally necessary building licenses and the associated inspections.
However, many of the concerns regarding the permit procedure are unfounded. If you do not apply for and obtain the necessary permits there can be many negative consequences.
What Is a Building Permit?
A building permit is a certificate issued by a local governmental entity certifying that work was finished to a specified standard. The permit must be secured before the start of the job because it is referred to as a permit (that is, permission). The permit is closed out and authorized once the work is successfully finished.
Building permits are only valid for a limited time. Once a building permit is issued, you do not have a limitless amount of time to begin and finish the work. Typically, you must begin within six months to a year. Typically, projects must be finished within a year or 18 months.
Permits Are Not Always Necessary
Some homeowners believe that whatever repair or improvement they make to their home will be inspected with a fine-tooth comb by an inspector with a resolve to find every imperfection.
In truth, many repairs and improvements can be completed without permission. The requirements for this vary greatly by the community, and a project that requires a construction permit and scheduled inspections in one jurisdiction may not require one in another.
In general, you can replace many existing features in your house without obtaining permission. A permit is required for any work that represents a real estate improvement or changes the structure of your home.
You can fix a broken light switch or a leaking faucet, but adding a deck or room extension requires a permit. You can contact the permit office and ask to speak with an inspector. Also, there may be online tools in your town or city that clarify what kind of work require permits and inspections.
You Can Contact the Permit Office
You may call the local building inspections and permit office for permitting assistance as often as needed, and you may often do it anonymously.
Permit offices are increasingly encouraging residents to seek assistance online. However, online assistance does not explore the many variables and gray areas that cannot be resolved without office assistance.
The permit office exists to ensure that house upgrades are done safely and without putting homeowners in danger. Inspectors should be available in the office to address inquiries. If there is no inspector available at the time, one will call you back.
Permit Fees Can Be Very Expensive
A building permit usually does not have a defined fee. Permit prices might vary depending on the project’s expected cost and complexity.
Building a fence, for example, may necessitate a $55 permit, whilst constructing a large new house may necessitate a $2,000 building permit.
In 2021, the national average construction permit cost was approximately $1,281, with a common range of approximately $432 to approximately $2,211.
However, these typical expenses include expensive permits for new house construction. There are many home projects for which building permits cost less than $100. Permit fees are frequently calculated as a proportion of the project’s estimated cost. If you’re working with a contractor, the permit charges are typically included in the bid.
Owner/Builder Permits Are Available
Normally, permits are given to homeowners by local inspection offices to conduct and supervise various types of work themselves. In addition to acting as a general contractor (GC) when constructing a complete house. Your town may give you a special permit that lets you be the general contractor (GC) for a certain amount of time (usually a year). This allows you to finish this type of project while subcontracting out the specific jobs.
Instead of engaging a general contractor, you act as your own as an owner/builder. This provision allows you to avoid the steep 15 to 25% fee levied by GCs.
However, you must also bear the load of prospective obligations. Many of which can be severe. Hiring a certified, insured, and bonded contractor protects you from these risks.
It is vital to understand that owner-builder permits do not permit you to work on houses you do not own.
To obtain a permit, some jurisdictions require that you have resided in the house for a specific number of years. If you profit from flipping a house, work must be completed by a licensed contractor.
Easements Can Have an Impact on Your Project
You probably have an easement where a power line, sewer main, walkway, or other common-and-continuous service pathway crosses through your property. When you are in this situation, there is a legal limitation that restricts you from making improvements that harm or restrict these utility lines or other features.
In some cases, a section of your property may be used for a prospective future road. When an easement exists, you will not be able to build on any area of your property.
Check your property plat. It is available online or at your county assessor’s office, to learn about any easements that are in effect. In general, small adaptations, such as fences, are permitted on an easement. You cannot place a building on an easement.
Property Setbacks are Significant
Setbacks are required spaces between the edge of a property and a permanent structure. They help keep a sense of openness in a community and provide safety margins in case of a fire.
For example, you need to know what your local building code says about setbacks. Particularly if you are extending the side of your home. When extending a property to the beginning and end of a residence, there are usually setback requirements.
A minimum space between the edges of structures and the surveyed property borders is often maintained. These setback regulations can apply to structural home extensions, garages, sheds, and decks. Again, your local building inspection agency can inform you of the current setback restrictions.
Variations are Likely
While easements are seldom waived, violations of setback and other zoning rules are occasionally permissible through the legal process of seeking and securing a variance.
A variance is a legally sanctioned deviation from zoning regulations. Variances are most typically obtained when a homeowner desires to build a larger residence on the lot than is permitted by zoning rules.
By getting a variance, the homeowner may be able to build that larger home or finish a room addition that violates setback requirements. When a deviation is requested, the permit office may confer with neighbors, and their support may be critical to getting the variance.
Stock Building Plans Must Be Approved
You may believe that any published or prepared by an architect house design or blueprint, or any published building plan for a garage or shed, is automatically adequate to secure a permit. After all, stock building blueprints are widely available on the Internet.
Your local building permit authority will review all plans, before approving or rejecting them. Even if the stock plans were designed by an architect, your office might demand that the plans be made by a licensed architect in your state.
Restrictions Can Be Added by CCRs
Conditions, covenants, and restrictions (CCRs) are normally found in planned unit projects, planned communities, or subdivisions. CCRS can also be a stumbling block when applying for a permit (PUDs). CCRs function as a form of shadow zoning ordinance—laws inside laws.
You must comply with these limitations in addition to municipal rules, in order to avoid violating your contractual agreement with the neighborhood association.
Inspections are Required
The inspection is an essential component of the overall permit procedure, and you or your contractor should never skip it.
Some projects will even have two inspections: one during the rough-in stage and one at the end. The inspector’s role is to ensure that the work is done in line with local codes.
It is frequently a brief, incidental visit. When an inspector is already familiar with the work of a contractor, the inspection can be quick yet comprehensive. If the repair was done by a homeowner, inspectors might spend extra time on the inspection.
Failed inspections Can be Re-inspected
One reason why homeowners defer applying for building permits is fear of failing an all-or-nothing inspection.
In most situations, you will be able to remedy any errors that have been identified. Once the work is completed to his or her satisfaction, the inspector will return for a second inspection (or more, if necessary) and sign off (or close) the permit.
Ignoring the Permit Process Can Have Serious Consequences
It might be quite tempting to disregard the permit process and hide the work you are performing, especially if it is within the home where you can work without being seen. And, while you might get away with it, such shortcuts are likely to cost you a lot in the end.
It is usually more expensive if you delay getting a permit. If it is discovered that you executed work without a needed permit, you may be required to apply for a permit.
In order for the job to be evaluated, you may even have to perform remodeling work again, such as tearing out walls or ceilings. If you make any mistakes, you’ll have to scrap the entire project and start over.
Your homeowner’s insurance coverage may be impacted as well. For example, if you have a flood or fire caused by bad plumbing or electrical work, your insurance policy may restrict coverage if the work was done without a permit.
Many house inspection businesses investigate building permissions. If it is evident that work was done but there is no documentation of a permit, selling your home may be hampered.