Do You Need a Permit? Home Renovation Permit Costs and Requirements

Building permits are one of the most misunderstood aspects of home renovation. Many homeowners skip them to save money and time, but unpermitted work creates serious legal, financial, and safety risks.

Projects that typically require permits: structural changes (walls, additions), electrical work (new circuits, panel upgrades), plumbing changes (new fixtures, re-routing pipes), HVAC installation, roof replacement, deck and patio construction, fencing over 6 feet, and window/door size changes.

Projects that typically don't need permits: cosmetic updates (painting, wallpaper, flooring), cabinet replacement (same layout), fixture swaps (same location), landscaping, minor repairs, and appliance replacement.

Permit costs by project: general building permit $100-$500, electrical permit $50-$200, plumbing permit $50-$200, mechanical/HVAC permit $100-$300, addition/major remodel $500-$2,000, new construction $1,000-$5,000+.

The permit process: apply at your local building department (many accept online applications now), submit plans if required, pay fees, wait for approval (1-4 weeks), schedule inspections during construction, and get final inspection sign-off.

Risks of unpermitted work: fines ($500-$10,000+), forced removal of completed work, inability to sell (buyers' inspectors flag unpermitted improvements), insurance claim denials for work done without permits, and liability for injuries caused by non-code-compliant work.

The real estate impact: unpermitted square footage can't be counted in home appraisals, buyers often demand permits be retroactively obtained (costing $2,000-$10,000+ to open walls for inspection), and some buyers walk away entirely from homes with unpermitted work.

Getting retroactive permits is possible but expensive. You may need to open walls to expose plumbing and electrical for inspection, pay double fees in some jurisdictions, and bring work up to current code (which may differ from when work was done).

Your contractor should handle permits. If a contractor suggests skipping permits to save time or money, this is a red flag. Licensed contractors pull permits as standard practice because their license is at risk for unpermitted work.

The bottom line: a $200 permit protects a $20,000 investment. There's no renovation scenario where saving $200 on a permit justifies the potential $10,000+ in consequences of unpermitted work.