When are permits required?

Question

I am new and learning as much as possible while searching for my first flip. I wanted to ask experienced flippers when are permits required?

Account Closed · Answer

@Yvette Alasti  As the City of Raleigh Inspections Dept.  says, "When are permits required?"  "Pretty much always."  :)

Do you have a specific situation in mind?

Account Closed · Answer

As others have mentioned, permitting is very location specific.

In your example, in Raleigh, you'd likely need a building, electrical & plumbing permit.  "Building" because you are doing more than $5,000 in renovation work, "Electrical" because replacing the appliances triggers a recent code change regarding how dishwashers must be wired, etc  and "Plumbing" so that the shower pan & drain can be inspected.

Also in Raleigh, a homeowner may not pull one's own permit for renovation work unless they sign an affidavit attesting that they will occupy the house for at least 12 months after the work is completed.

Obtaining permits may seem onerous but it really adds very little to the overall cost of the job.  And though the system is imperfect, it does add a measure of protection for all the parties involved.

@Adam Schneider  May I see your humor permit?    :)

Adam Schneider · Answer

@Yvette Alasti You didn't ask the question about when licensed GCs are required, but that often goes hand-in-hand...if you have a project over $30K and are using a contractor, that person needs to be licensed. There are different types of licenses...Art Allen, who posted earlier, is heavily licensed (not heavily being watched, I mean that he has just about every license there is).

Adam Schneider · Answer

Account Closed The humor permit is in the circular file....

Account Closed · Answer

If you are just replacing a toilet or sink and not changing the location, you shouldn't need a plumbing permit. Tiled showers are different because of the pan which needs inspection.

If you are doing more than 5K in renovation in Raleigh, you are supposed to get a building permit but of course, many people don't.

Amy E. · Answer

It depends on where you live and what the building codes are.  Your best bet would be to get online and see if your city permit codes are published.  Many aren't, so the next best thing is to call the permit office and ask.  Despite the stereotypes, I have found my local government offices to be very helpful if I call asking questions.

In general, replacing items that are already installed does not require a permit.  If you unplug your fridge and plug in a new fridge, that does not typically require a permit.  Ditto with countertops.  Very few places require a permit for replacing cabinetry, but some do (at any rate, I've heard some stories about it being a gray area and people getting dinged for it).

If you are moving the fridge electrical outlet, then that may require a permit depending on where you live.  Some communities allow owners to do all work, even if a permit is required.  Other communities mandate that only licensed contractors do work.  It just depends.

Eric F. · Answer

To update this, and Account Closed might correct me, but I was told the threshold for a permit is now $15,000. A Raleigh inspector told me this. (update: see below)

Of course 6 months ago I spoke with 2 different people in the Zebulon Inspection Department who told me there was no such thing as a $5,000 construction permit, so I never got one, and when I was talking to the guy in Raleigh he said it was a state law.

I'd feel bad about not getting my permit except when 2 people in the inspection department tell me I don't need a permit my due diligence is done as far as I am concerned.

...

Here it is.. House Bill 255  http://www.ncleg.net/Sessions/2015/Bills/House/PDF...

"(b5) Exclusion for Certain Minor Activities in Residential and Farm Structures. – No building permit shall be required under the Code or any local variance thereof approved under subsection (e) for any construction, installation, repair, replacement, or alteration costing five thousand dollars ($5,000) fifteen thousand dollars ($15,000) or less in any single family residence or farm building unless the work involves:

Eric F. · Answer

Account Closed, if you just replaced toilets and sinks and did not touch the tub/shower (aside from reglazing) would you need a plumbing permit? I ask because you specifically mention it is to inspect the shower and pan.

Lets assume this house is a flip and we will exceed 5k of work...never to be occupied by the investor. House is in Raleigh.

Thanks!

Michael Hassell · Answer

Jurisdiction dependent of course.  Generally though anything structural will require a permit.  So taking out walls or altering the foundation...permit almost for sure.  New floor covering or interior paint, new kitchen faucet...probably no permit.  I would venture that there won't be a problem with a toilette replacement or a sink.  I would do those without even thinking of a permit....but if you already have the inspectors stopping by for other things it would be best to check first.  The last thing you want is an unexpected fine or worse yet a stop work order!

Milan Mehta · Answer

@Yvette Alasti I would check with your local permit office to be sure as it varies from state to state, county to county and city to city.  Where I livefor example, you need a permit to move an outlet.  It sounds like you are just replacing what is existing rather then re-laying out the home?  If that's the case, typically you do not need one, however some jurisdictions have provisions to require permit when you pass a certain cost threshold.

When are permits required?

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