The permitting and approvals process and getting your building permit is a huge part of your construction project.Your architect plays a big role in managing these responsibilities.
Every jurisdiction, whether your municipality or your county, has different requirements and a different process. In the big picture, getting approved for your building permit means that your local government has reviewed your plans and determined that they meet building codes and local requirements.
Getting your building permit gives you the green light from the local authorities to get started with the construction, alteration, or repair of your building or structure.
What is a Building Permit?
A building permit is an official approval issued by local government agencies. It is required for most types of construction work, including new constructions, substantial alterations, and some repairs. You can assume that, in most places, any work you do that goes beyond simple cosmetic upgrades is going to need a permit of some kind. The primary purpose of a building permit is to check that the design is going to be safe, meeting the requirements of building codes. This covers structural integrity, mechanical systems, fire safety (proper building assemblies and materials), life safety (proper egress and exits), energy efficiency, and accessibility.
Why do You Need a Permit?
Although the permitting process can be long and cumbersome, it is more than just a bureaucratic formality; it is a crucial step that offers several benefits and protections. While there are likely many ways that the process can be streamlined for efficiency and expediency, it is important to understand that the building official is responsible for understanding every detail of your design, doing their best to catch flaws or mistakes that could result in issues or failures in the final construction. This takes a lot of work that, at the individual level, can’t be rushed.
Structures built without proper permits may not comply with building codes, leading to potential issues during property sales or inspections. This comes up more often in sheds and accessory buildings, where someone has put up a quick structure thinking it doesn’t need a permit, or for minor additions that were built ‘under the radar’. But, non-compliance can result in fines, legal complications, or even the necessity to demolish unauthorized work, in addition to the risks of shoddy design and construction.
Additionally, permits facilitate proper documentation and record-keeping. They provide an official record that the construction project has been reviewed and approved by the authorities. This can be important for insurance claims and future renovations or expansions.
Working with an experienced architect can simplify the permitting process. Architects are familiar with local codes and regulations and can design buildings that meet all requirements.
When Are Building Permits Required?
Generally, permits are necessary for any significant construction, renovation, or alteration project. This includes constructing new buildings, enlarging existing structures, and making substantial changes to the interior design or exterior of a property.
Permits are also needed for specific types of work, such as electrical, plumbing, and mechanical installations. On a small project, the subcontractor can often submit for the permit for their specific work, without triggering the need for a building permit. In these cases they can call in for their inspection at appropriate points in the project. On a larger project, this gets coordinated by the architect and their engineers, and the drawings are reviewed by the building officials.
Certain minor projects may be exempt from permit requirements, depending on the jurisdiction. These can include minor repairs, cosmetic changes, or small-scale landscaping work. However, it is good to check with the local building department to determine the specific requirements for each project, as regulations can vary widely by location. Understanding these requirements beforehand can help avoid delays and making for a smoother design and construction process.
How Does the Permitting Process Work?
Each jurisdiction does their permitting process differently. In some, you go straight to the building department with your final, construction-ready drawings, stamped by your architect. (This package also includes all the drawings from the engineers and consultants—structural, mechanical, landscape, etc.—so that the reviewers can look into every detail of your design for code compliance and safety.)
In other places, there is a pre-approval process, that can involve one or a series of pre-application meetings. In this scenario, the building department is involved in the process early on, and can raise questions and potential concerns as the design develops. This can help avoid surprises later on, and keep things on track.
Many towns also require you to get a development permit in addition to—often before—submitting for your building permit. This is generally a review of your design by the planning department, checking for compliance with local regulations, restrictions and ordinances. Depending on your project, this means looking at your parking, setbacks, height restrictions, and any applicable overlays or requirements for things like stormwater, wildlife, dark sky, and so on.
You may find your plans need to pass through a design review board. This can be part of a municipal process, or at the community level (developer or HOA). They will check to see that your project fits with the design guidelines; that it has the right look, roof pitches, heights, materials, colors, and so on.
Each of these permits and approvals can involve a process of going back and forth between the architect and the building or planning official. When the plans are submitted, the reviewer will send back comments and questions that need to be addressed. The architect with work with their team to find solutions and make the updates, and will then re-submit the plans.
As you can see, it can become a long and complicated process, with many steps and possible pitfalls. In some localities, you can hire an expeditor. This is a specialist independent from both the government and your architect that knows the system and can navigate the ins and outs of the process to help speed things up.
Once permits are approved and construction is underway, the contractor will call in the inspectors from the building department to check that the work matches what had been approved in the drawings.
These inspections typically cover critical aspects of the project, such as the foundation, framing, electrical, plumbing, and final building inspections.
Upon successful completion of all inspections, a final inspection will be conducted, and a certificate of occupancy will be issued. This certificate indicates that the building is safe for occupancy and meets all the necessary codes and standards. At this point you are ready to move in!
Conclusion
Building permits are a necessary part of the construction process. They help maintain safety, protect property values, and the record-keeping process provides important documentation for insurance and future projects.
Understanding when building permits are required, the types of permits necessary, and the steps involved in the permitting process can help streamline your construction project and avoid potential issues. Your architect will be working hard to meet the requirements and to get your project approved to build. As you’ll see in your early meetings, many of the project milestones are based on preparing everything needed for permitting and approvals.
