Do I need A permit?

PERMIT! The big scary P word. Do you need permits for your project? This can be a very confusing topic, let’t try to clarify it.

What is a building permit?

A Permit is official approval from the local government agency that allows you or your contractor to renovate your home. They are intended to ensure your plans comply with zoning and safety regulations. A permit can be applied for by the Homeowner intending to project manage the renovation or by the Contractor doing the construction.

do i need a permit?

Many updates, repairs and projects do not need permits. Often you will hear the term “like for like” to describe the idea that if you are replacing something old with an updated style you do not need a permit. This is generally true. An example of this is; replacing your flooring. You are replacing something old with an updated option. This is frequently the case for bathroom and kitchen updates that do not involve any layout changes.

But…maybe you want a vanity that doesn’t quite line up with the existing plumbing, or you want to move your sink in your kitchen. Then you need a permit. Generally speaking if you are moving plumbing, electrical, walls or doing exterior work on the home, you need a permit.

My contractor says I don’t need a permit! He may be 100% right, or he is willing to risk a little slap on the wrist to get your project moving quickly. This is a choice between the owner and contractor. If you want to be sure that you are can do your project without permits call your local building office and describe your project.

No… your contractor is not SKETCHY because he didn’t want to get permits. He or she is very normal. There are many reasons not to get permits, the average permit in the Reno/Tahoe area takes 8-12 weeks, costs money and involves a level of paperwork and organization that most general contractors really don’t have the energy to do. For specific fees check your building department website. They are typically based on project type, square footage, valuation and location.

Another reason many contractors avoid permits is having to provide plans for AS Built and the proposed renovation. The options for this include the contractor drawing their own plans, using an architect or drafting company, or the home owner drawing plans. Without good software, this can be the crux of the project.

WHat if I decide not to get permits?

I am going to pretend I didn’t know you needed them and we will all move on happily. Go ahead and start construction! Let’s talk about how you can get caught and what the penalty is. Then you can make an informed decision.

Building inspectors are people too… usually very nice people who are not driving around all day hoping to bust un permitted building!

The main way you get caught is by having a grumpy neighbor or disgruntled worker report your project to the building department. Some less obvious red flags include:

• Having obvious construction vehicles, trailers or dumpsters outside your house for long periods of time (also how to make your neighbors grumpy)

• Doing exterior work

• Having SOME permits, and getting caught for doing more work than it covered

If your project gets reported and you get in trouble it typically includes a STOP WORK order and can include a fine. If you are a NCIE owner builder, it is your first offense, and nothing dangerous is happening… you will probably get a slap on the wrist and be unable to work until a proper permit is issued. (8-12 weeks) If your builder is a frequent offender and a jerk, you will both get large fines…

When you go to sell the home, there is a small possibility that you will get flagged for un permitted work. This is usually a problem for large additions with plumbing and electrical or big structural changes. You could be unable to sell until you get permits and pull down enough drywall to show it was done properly.

Finally, my dad would be remiss if I didn’t mention. If you did shotty work and in the future something horrible happened due to your shotty work. You can be held liable. Permits are meant to keep families safe from people doing poor work!

If I adequately scared you into permits…here is what to do

Get in touch with your building department, get familiar with their website. You can often reach out by email to someone directly. Make a personal relationship with them. They are your friends! On the website it will have a list of documents you will need for your permit packet. This usually includes:

• Parcel number and address (county assessor's page)

• Owner information (that’s you!)

• Contractors information (if you are using one)

  • This allows them to be there for inspections even on an owner builder permit and you won’t have to be there! YAY!

• Architect or Engineers information (who did you plans)

• You will then list out your proposed changes to square footage (this is how they calculate fees)

• Brief description of your project

• You will then attach:

  • As Is measurements and plans

  • Proposed measurements and plans

  • Site map (county assessor's page)

This is a sample Site Map. The red is what needs to be included. The green is info I labeled for you!

Your permit has been approved! What to expect next.

Go pay for your permit!

• You will get a bright colored folder to place in an easily viewed area of your job site

• You can begin construction! On the packet there will be a list of inspections needed. When you finish a step of the project and are ready for your inspection, you can usually call the number or schedule through an online portal. Be sure to know you project ID, address and phone number. They usually don’t call back and the answering machine should specify what to expect next. (usually the inspector will call the next day to schedule a time with you)

• When you have an inspection, ensure your job site is clean. Be there personally or have the person who is doing the work there to answer any questions. Have your permit packet ready. If there are no revisions they will sign your packet and you can go to the next step. If there are revisions, you will make the changes and schedule another inspection. 

• If you are an Owner who is doing their own work, I have found the inspectors to be very nice and willing to teach or help in any way they can. If they can’t help or teach they are always willing to tell you how to get the help you need. 

This was a lot of information. I hope it helped you better understand the permit process and give you an idea of what to expect. If you have any questions please message me!

Happy Hammering,

Amanda