A building permit is permission. When embarking on a construction project, whether a new building, a renovation, or an addition, you need approval from the local government. A building permit serves as the official paperwork that documents your permission and ensures compliance with construction and safety standards, as well as local codes and regulations.
While it may seem like bureaucratic red tape, it is about protection. These important standards help protect building occupants from safety risks like structural failures and fire hazards. There are building permit requirements for both residential and commercial structures, but let’s focus on residential guidelines. [Stay tuned for the commercial side of the building permit story.]
What kinds of residential permits are there?
The main types of permits we encounter for typical residential projects include:
- Demolition permit: required for the demolition of most buildings, even if you do not plan on replacing the building. In Portland, you may also be required to comply a mandatory demolition delay.
- Building permit: covers structural integrity, fire resistance, proper exiting, health concerns, and energy efficiency.
- Trade permits: covers electrical, mechanical, and plumbing. This permit applies to modifications to existing systems as well as the installation of new systems.
How do I know if I need a building permit?
All new residential construction and alterations to existing buildings require a building permit. While jurisdiction requirements may vary on what needs a permit and what doesn’t, the following offers a typical list for your reference:
- Building a carport, garage, or shed of more than 200 square feet.
- Additions to existing buildings, regardless of size.
- Adding a room(s).
- Adding, removing, or moving walls, whether or not they are load-bearing.
- Adding new windows or doors, or changing the dimensions of existing openings.
- Adding a dormer.
- Finishing an attic, basement, or garage to make additional living space.
- Modifying or adding stairs of more than 4 risers.
- Building, installing, or altering decks or porches more than 30” above grade.
- Removing the entirety of roofing and roof sheathing in order to install new roofing and roof sheathing.
Thinking about a project and want to understand the permit requirements? Review the complete Oregon residential permits required and not required list. For further questions and assistance, check with your local jurisdiction to find out their specific requirements or contact an architect or general contractor.
How do I get a building permit?
The process and documentation needed to acquire a building permit depend on the type of permit you are applying for. For example, for simple trade permits, you can often fill out an application online and indicate what work you are doing directly on the application.
However, for renovations and new construction, you’ll need drawings illustrating the scope of your project. The drawings must indicate how your project meets all applicable zoning and building codes. Furthermore, a licensed architect or engineer must prepare and stamp these drawings if you propose structural changes.
You’ll then submit these drawings to the jurisdiction for review. If the reviewer has questions, they will issue check sheets, and you must respond to them. You may need to provide updated drawings to address their inquiries. The permitting agency will issue the building permit only after the jurisdiction confirms that the proposed work meets all applicable codes.
Ok, I’ve got my permit. Now what happens?
As you or your general contractor perform the work, there are inspection requirements throughout the construction process. An inspector from the permitting jurisdiction must review the work.
Inspectors conduct inspections at pre-determined intervals, such as after erosion control set-up, concrete formwork set-up, framing, electrical and plumbing rough-in, insulation installation, and more. A project must pass inspection before moving to the next step. If it doesn’t receive approval to proceed, you or your contractor must repair the faulty work and schedule a re-inspection before continuing. While this approval process may seem cumbersome and time-consuming, think of it as insurance. The approvals provide peace of mind that you completed the work correctly. You want to feel confident that electrical work won’t cause a fire, plumbing work won’t cause a flood, and structural work won’t cause your house to collapse.
Does this seem like a lot to remember? Don’t worry, your permit will come with instructions on how to schedule an inspection. If you’re using a general contractor, they will coordinate the inspection process. And, if you’re using a FIR-certified contractor, they’ll have their dedicated inspector coordinate both the permitting and inspection process.
How long is a building permit good for?
Think of 180 as your magic number to remember. In Oregon and many other jurisdictions, the permit timeframe begins on the date of issuance and expires if work does not start within 180 days. Once the project work starts, you need to maintain progress. The permit expires if you suspend or abandon the work for 180 days or more. Furthermore, if you are unable to complete your work within 180 days, then you need to submit a permit extension request to the proper agency to complete construction.
Do I really need one?
Yes, you do. Building permits safeguard you, your family, your home, and the public. Scheduled inspections help you monitor the work and ensure proper completion.
While local jurisdictions are not driving around looking for people who are doing work without a permit, your neighbors might. If someone complains about suspected work performed without permits, the building department must investigate. If they find any work done without a permit, they will shut down the project immediately. You cannot proceed with the work until you obtain the permits. Furthermore, they may issue hefty fines to you and your general contractor.
Also keep in mind that when you sell your home, a savvy buyer may check whether you permitted the work you’ve done on your house. If it isn’t, they can use that against you to knock off money from the sale price of your home. They can also make the purchase contingent on you obtaining the necessary permits for the work.
What’s back-permitting?
It’s construction in reverse (aka demolition). Since you did not pull permits when originally performing construction, now you have to go back and pull a permit for that work.
Most likely, interior finishes (drywall, tile, wood trim, etc.) cover all of the work. So to show the inspector that the work is code-compliant, you have to pull off those finishes. If it’s not compliant, you must fix it before the permit receives approval. As you can imagine, this can cost significant money. Better to just pull the permit in the first place.
Christie Architecture can help
As part of every project, CA applies for your building permits once the construction documents are complete. We follow the permitting process from beginning to end. We serve as your project advocate, answering any questions from the jurisdiction and providing additional follow-up if needed. Give us a call.