Why permits matter on a flip
Permits protect the people who will live in the house. They also protect you as a seller. Buyers, their inspectors, lenders and appraisers may check permit records. Major work done without permits can delay a sale, lead to requests to open walls, or require a permit after the fact, which can be harder and slower than getting one at the start.
What usually needs a permit
Every jurisdiction sets its own list, but these kinds of work commonly need a permit:
- Structural changes, including removing or altering load-bearing walls.
- New or changed electrical circuits, panels and service.
- Moving or adding plumbing, and replacing water heaters in many places.
- Gas lines and fuel-burning appliances.
- Heating and cooling equipment and ductwork.
- Roof replacement, in many areas.
- Additions, decks, and changes to windows or exterior doors in some areas.
Painting, most flooring and replacing fixtures in the same spot often need no permit, but do not assume. Confirm with the building department.
Finding your building department
Permits are handled by the city if the property is inside city limits, or by the county if it is not, with some states adding their own rules. Search for the city or county name plus "building department" or "permits" and use the official government website. Many departments post permit checklists, fee schedules and inspection request systems online. A phone call or a visit to the permit counter can answer questions about a specific address.
The usual process
- Submit an application describing the work. Larger projects may need drawings, and structural changes may need an engineer's stamp.
- The department reviews the plans. Review time varies widely by place and season.
- The permit is issued and usually must be posted at the property.
- Inspectors visit at set stages, often before walls are closed (rough-in) and when work is complete (final).
- The permit is closed after the final inspection passes. Keep copies for the sale.
Who pulls the permit
Often the licensed contractor doing the work pulls the permit and is responsible for meeting code. Some places let owners pull permits for work on their own property, with limits on what they can do themselves. Your contract should say who is responsible.
Unpermitted work you inherit
Many older houses have past work done without permits. Permit records at the building department can help you spot it. Options for bringing it up to code vary, so ask the department and get advice from a licensed contractor before you plan around it.
Other approvals
A homeowners association, a historic district or a condominium board may have its own approval process for exterior changes or some interior work. Lead-safe work rules apply in pre-1978 homes, as described in the inspections guide. Build these approvals into your timeline.