Obtain Structural and Electrical Permits
Beyond your main building permit, you'll need separate trade permits for structural modifications, electrical work, plumbing, and HVAC. These permits ensure each specialized system is installed safely and to code.
Quick Summary
Permits needed
3-5 typically
Who pulls them
Licensed subcontractors
Total cost
$500-$2,000+
Why Separate Permits Exist
Each major building system requires specialized knowledge to install safely. Electrical fires, gas leaks, and structural failures can be catastrophic. Trade permits ensure that licensed professionals handle these critical systems and that inspectors verify compliance at key stages.
Good News
Your general contractor typically coordinates all trade permits. The subcontractors pull their own permits and schedule their own inspections. You just need to understand the process to avoid surprises.
Trade Permits Required for Most Additions
Structural Permit
Required for any work affecting the structural integrity of your home: new foundations, load-bearing walls, beam installations, roof modifications, or connections between old and new construction.
Who pulls it
General contractor or structural sub
Inspections
Foundation, framing, final
Electrical Permit
Required for all electrical work: new circuits, panel upgrades, outlets, lighting, and any wiring. Electrical permits must be pulled by a licensed electrician in most jurisdictions.
Who pulls it
Licensed electrician (C-10 or equivalent)
Inspections
Rough-in, final
Panel upgrades: If your addition requires more electrical capacity, upgrading from 100A to 200A panel is common. This can add $2,000-$4,000 to your project.
Plumbing Permit
Required for any new water supply lines, drain/waste/vent (DWV) piping, fixtures, or water heater work. If your addition includes a bathroom, kitchen, or laundry, you'll need this permit.
Who pulls it
Licensed plumber (C-36 or equivalent)
Inspections
Underground, rough-in, final
Mechanical (HVAC) Permit
Required for heating, ventilation, and air conditioning work: new ductwork, HVAC equipment, gas lines for furnaces, and exhaust systems. Also covers gas piping for appliances.
Who pulls it
HVAC contractor (C-20 or equivalent)
Inspections
Rough-in, gas test, final
Common issue: Existing HVAC systems often can't handle additional square footage. Budget for potential equipment upgrades or supplemental systems.
Who Is Responsible for Each Permit?
Understanding who pulls each permit clarifies responsibilities and liability.
| Permit Type | Pulled By | Responsible For |
|---|---|---|
| Building/Structural | General Contractor | Overall construction, framing |
| Electrical | Electrical Subcontractor | All wiring, panels, fixtures |
| Plumbing | Plumbing Subcontractor | Water, drain, vent systems |
| Mechanical | HVAC Subcontractor | Ductwork, equipment, gas |
Your role: Verify with your GC that all trade permits have been pulled before that work begins. Ask for copies of each permit for your records.
Understanding the Inspection Process
Rough-In Inspections
Occur after systems are installed but before walls are closed up. The inspector verifies proper installation, code compliance, and safety. All trades must pass rough-in inspection before drywall can be installed.
- • Electrical: Wire sizes, box placement, circuit protection
- • Plumbing: Pipe sizes, slope, vent connections, pressure test
- • Mechanical: Duct sizing, gas line testing, equipment specs
Final Inspections
Occur after all work is complete. Inspectors verify finished systems work properly and all components are accessible. Each trade must pass final inspection before the building department issues a certificate of occupancy.
- • Electrical: GFCI/AFCI protection, fixture operation, labeling
- • Plumbing: Fixture connections, water heater, no leaks
- • Mechanical: System operation, thermostat, air balance
Failed Inspections
Failed inspections are common and not a crisis. The inspector documents what needs correction, the contractor fixes it, and reinspection is scheduled. Good contractors rarely fail inspections on major issues.
Typical Trade Permit Costs
| Permit Type | Typical Cost | Based On |
|---|---|---|
| Electrical | $100-$500 | Number of circuits/fixtures |
| Plumbing | $100-$400 | Number of fixtures |
| Mechanical | $100-$300 | Equipment type/BTU |
| Gas Line | $50-$150 | Flat fee or per appliance |
These costs are typically included in your subcontractor bids, not charged separately.
Frequently Asked Questions
What if my subcontractor doesn't pull the required permit?
This is a serious problem. Work done without permits is your liability as the homeowner. If discovered during the building inspection, all work may need to be exposed and re-inspected. Always verify permits are pulled before work begins and that your contract requires it.
Can my general contractor pull all the trade permits?
In some jurisdictions, GCs with the right licenses can pull all permits. However, the licensed trade subcontractor is still responsible for passing inspections. Having each trade pull their own permit keeps responsibility clear and protects you if something goes wrong.
What happens if we find problems during rough-in inspection?
The subcontractor must correct the issues and request reinspection. Common issues include missing nail plates, improper support, or code violations. Reinspections usually happen within a few days. Minor corrections shouldn't significantly delay your project.
Do I need permits if I'm not changing the HVAC system?
If you're extending ductwork to the addition, you need a mechanical permit. If you're using an independent system (like a mini-split) for the addition, you still need a permit for that equipment. Only if no HVAC work is done at all would you skip this permit.
Ready for the Next Step?
If you live in a community with a Homeowners Association, you may need HOA or architectural review approval before starting construction—sometimes even before applying for permits.