Preparing for a Building Permit: What Homeowners Should Know

Building permits are handled by your local building department, and the rules differ from place to place. Before work starts, ask that office whether your project needs a permit, what documents it expects, and which inspections apply. Do this early. The answers shape the design and the schedule.

Why the rules vary

Many places base their residential rules on a model code. The International Code Council says its International Residential Code, which covers one- and two-family dwellings and townhouses up to three stories above grade, is in use or adopted in 49 states and the District of Columbia. It also notes that some jurisdictions amend the code when they adopt it, so the rules your inspector enforces may differ from those in the next town.

Questions to ask the building department

• Does this work need a permit, and does it need more than one type?
• Which drawings or documents are required, such as a site plan, floor plan or structural details?
• Does the project also need zoning review for setbacks, height or use?
• Which inspections are required, and at what stage of the work?
• Is the property in a mapped flood hazard area or any special review district?
• Where are fees and review steps published?

Who should pull the permit

The Federal Trade Commission lists a contractor asking you to get the required building permits as a warning sign of a possible scam. The Minnesota Attorney General's office advises that the contractor obtain the permits and inspections, so the contractor is responsible for the work meeting building codes. Check your own state's rules, and state in the contract who pulls each permit.

What to gather before applying

• Property address and parcel details.
• A written scope of work.
• Drawings that show existing and proposed conditions.
• Product details for items the code regulates, such as windows or fans, if the office asks for them.
• Contractor license or registration details, where your state or city requires them.
• Approval from a homeowners association, if your property has one.

Checks that apply in some places

• Flood zones: look up the address on FEMA's Flood Map Service Center, the official public source for flood hazard information for the National Flood Insurance Program. In a mapped flood hazard area, an improvement costing 50 percent or more of the building's market value is a substantial improvement, and the building must then meet the requirements for new construction.
• Lead paint: in homes built before 1978, the EPA Renovation, Repair and Painting Rule requires firms paid to disturb painted surfaces to be certified.
• Digging: call 811 before any digging. The one-call center contacts utility operators, who must mark their lines if your dig could affect them.

Inspections and closing out

Ask which inspections apply and when to call for each one. Do not let work be covered before a required inspection is done. Keep the approved plans and inspection records. The New York Attorney General's office advises holding the final payment until the work is complete and required inspections and certificates of occupancy are finalized.