How to Apply for a Building Permit

Applying for a building permit is less mysterious than it looks. Most building departments adopt the administrative chapter of the International Residential Code (IRC) for houses or the International Building Code (IBC) for everything else, usually with local amendments. The forms and portals differ, but the underlying steps are the same. The section numbers below come from Chapter 1 of the 2021 IRC; your state or city may have renumbered or amended them.

Step 1: Confirm that a permit is required

IRC R105.1 requires the owner or the owner’s authorized agent to apply for and obtain a permit before they construct, enlarge, alter, repair, move, demolish or change the occupancy of a building, or install, alter, repair, remove, convert or replace an electrical, gas, mechanical or plumbing system. IRC R105.2 then lists exempt work. The building exemptions include:

• One-story detached accessory structures up to 200 square feet of floor area (storm shelters excluded)
• Fences not over 7 feet high
• Retaining walls not over 4 feet, measured from the bottom of the footing to the top of the wall, unless supporting a surcharge
• Decks up to 200 square feet, no more than 30 inches above grade at any point, not attached to the house, and not serving the required exit door
• Painting, papering, tiling, carpeting, cabinets, countertops and similar finish work
• Sidewalks and driveways
• Prefabricated pools less than 24 inches deep, and swings and playground equipment

The electrical, gas, mechanical and plumbing exemptions cover only minor work, such as replacing a breaker in the same location, fixing leaks, or clearing stoppages, as long as pipes, valves or fixtures are not replaced or rearranged. R105.2 also states that an exemption does not authorize work that violates the code or local ordinances, so setbacks and zoning still apply.

States and cities routinely tighten these exemptions, so check your local list. Our project guides, such as Do I Need a Permit for a Deck?, cover common cases.

Step 2: Find the office that has jurisdiction

Permits are issued by the jurisdiction where the property sits, not where you live or where your contractor is based. Inside city limits that is usually the city building department. In unincorporated areas it is usually the county, though some states split authority differently. Your mailing address can be misleading, because a postal city name does not always match the municipal boundary. City or County: Who Issues Your Building Permit? explains how to confirm it with your parcel number, or you can find your local building department in our directory.

Step 3: Check zoning and site conditions first

Zoning is a separate review from building code compliance, and it is the most common reason a project changes shape. Before drawing anything, find out:

• Required setbacks from property lines, and maximum height and lot coverage
• Whether the work falls in a historic district that needs design review
• Whether easements cross the area where you plan to build
• Whether an HOA must approve the project; HOA approval and a permit are independent, and you may need both
• Whether the lot is in a mapped flood hazard area. If it is, IRC R106.1.4 requires the drawings to show flood zones and floor elevations, and under R105.3.1.1 the building official must decide whether the work is a “substantial improvement,” meaning its cost equals or exceeds 50 percent of the building’s market value. If so, the entire building must be brought up to the flood provisions of R322.

If the project involves digging, contact 811 a few business days before you break ground. The service is free, and utility operators mark buried lines with paint or flags. The required notice and waiting period are set by each state’s 811 center.

Step 4: Prepare the application package

IRC R105.3 says the application must identify and describe the work, locate the property by legal description or street address, state the intended use and occupancy, include the construction documents required by R106.1, state the valuation of the work, and be signed by the applicant or an authorized agent. The building official can ask for other information.

R106.1 requires construction documents with each application, in two or more paper sets or in digital format where allowed. Under R106.1.1, they must be clear enough to show the location, nature and extent of the work and how it meets the code. R106.2 adds a site plan showing new and existing structures and distances from lot lines. The official can waive drawings for work that does not need plan review (R106.1 exception) and can waive the site plan for alterations and repairs.

Submittal checklist

• Application form with address, parcel number, owner and applicant information, scope of work, occupancy, and valuation of materials and labor
• Site plan to scale: property lines, existing and proposed structures, setbacks, easements, driveways, and for flood zones the design flood elevation
• Floor plans showing existing and new walls, room uses, windows, doors and smoke alarm locations
• Elevations and a building section with heights, roof pitch and wall assemblies
• Structural details: footing sizes, beam and joist spans, connections, and braced wall lines where required (R106.1.3)
• Energy compliance documentation for additions, new homes and some alterations
• Product information such as truss drawings, window ratings, or equipment specifications; manufacturer installation instructions must be on site at inspection (R106.1.2)
• Stamped engineering or architecture, where state law or the building official requires it
• Contractor license, insurance and workers’ compensation information if a contractor is applying
• Owner authorization if an agent applies, plus HOA, historic or zoning approvals if already obtained

Step 5: Submit and go through plan review

Under IRC R105.3.1, the building official examines the application within a reasonable time. If it does not conform, the official rejects it in writing and states the reasons. Larger projects may be routed to several reviewers, such as zoning, structural, fire and utilities. You answer the comments, revise the drawings and resubmit.

Most delays happen in this back-and-forth. Answer every comment specifically, cloud or highlight revisions, and include a short response letter. Keep the application moving: under R105.3.2, an application is considered abandoned 180 days after filing unless it has been pursued in good faith. See How Long Does a Building Permit Take? for more on timelines.

Step 6: Pay fees and receive the permit

Under IRC R108.1, a permit is not valid until the fees are paid. Fees follow the schedule set by the local government (R108.2), and when they are based on valuation, R108.3 says the valuation covers the total value of the work, including electrical, plumbing and mechanical systems, materials and labor. Starting work before getting the permit can trigger an extra fee on top of the regular one (R108.6). Building permit cost explains how fees are calculated.

When the permit is issued, R106.3.1 requires the approved documents to be stamped “Reviewed for Code Compliance.” One set goes back to you and must be kept on the job site, and R105.7 requires the permit or a copy to stay on site until the work is complete. Changes made during construction must be resubmitted for approval as amended documents (R106.4).

Step 7: Schedule inspections

IRC R109.1 puts the burden on the permit holder to request each inspection. Under R109.4, work cannot go past each inspection point, and noncompliant work cannot be covered, until it is approved. Typical stages are foundation, rough plumbing, mechanical, gas and electrical, framing, and final. Building inspection stages describes each one. Under R105.5, the permit becomes invalid if work does not start within 180 days of issuance or if more than 180 days pass between inspections.

How the process differs by city

The steps above are the same everywhere, but portals, fast-track options and who may file vary a lot. These examples come from each city’s official pages:

• Austin, Texas: Austin requires an account on its Austin Build + Connect (AB+C) portal to manage a permit application, pay fees and schedule some inspections. Its homeowner resources separate express permits for minor repairs from reviewed permits for new buildings, additions and interior remodels, and publish a list of work exempt from building permits.
• Los Angeles: The Department of Building and Safety runs an online e-Permit system for Express Permits, which LADBS defines as permits that do not require plan review. Projects that need plan check follow a separate review path.
• New York City: A New York State registered architect or professional engineer must file the construction plans, most applications go through DOB NOW: Build, and the design professional can choose standard plan review or professional certification. Professionally certified plans skip plan review but are subject to audit.
• Chicago: The Express Permit Program, launched in 2023, is a web platform for most repairs and a limited set of small projects, including reroofing, window and door replacement, fences, porch and deck repair, nonstructural interior alterations, and small solar systems. The Department of Buildings says it issues many permits the same day through this program. When an application names a licensed contractor, the contractor must accept the job by email before the permit is issued.
• Seattle: Most applications go through the Seattle Services Portal. Small projects that meet the city’s criteria, such as a detached garage or a small single-story addition, can use a subject-to-field-inspection (STFI) permit, which has fewer plan requirements because the inspector checks code compliance on site. Disturbing more than 750 square feet of land moves a project to a full addition or alteration permit.

Phoenix is another example of the move to single portals: its SHAPE PHX system combines residential and commercial plan review, permitting, inspections and zoning applications in one place.

Hiring a contractor vs doing it yourself

When you hire a contractor, the contractor usually applies for the permit, and that is a good test of a contractor’s legitimacy. Be cautious if a contractor asks you to pull the permit in your name; doing so typically makes you the responsible party for code compliance.

Many jurisdictions allow homeowners to pull permits for work on their own residence, sometimes after signing an affidavit. Licensed trades are the usual exception. See owner-builder permits for details.

Questions to ask your building department

• Is a permit required for this exact scope, and which trade permits are needed separately?
• Which code edition and local amendments are in effect, and has the city changed the R105.2 exemptions?
• Do you accept electronic submittals, and is there a checklist for this project type?
• Does this qualify for an express, over-the-counter or field-inspection permit?
• Are zoning, historic, floodplain or other sign-offs required before building review starts?
• How are fees calculated, and which are due at submittal versus issuance?
• How do I schedule inspections, and how much notice do you need?