Apply for Master Building Permit
The master building permit is your legal authorization to begin construction. For whole home remodels, expect 4-8 weeks for approval. Your GC typically handles this, but understanding the process helps you plan realistically and avoid costly delays.
Quick Summary
Timeline
4-8 weeks
Longer for complex projects
Typical Cost
$2,000-$15,000
Based on project value
Who Files
General Contractor
Or owner-builder
Why Building Permits Matter
Building permits exist to protect you, your family, and future occupants. They ensure construction meets safety codes developed over decades to prevent fires, structural failures, and health hazards. Skipping permits might seem like a shortcut, but it creates serious legal and financial risks.
For whole home remodels, permits are unavoidable. The scope of work - structural changes, electrical upgrades, plumbing modifications, HVAC replacement - requires permits in every jurisdiction. Attempting to do this work without permits will be discovered and will cause major problems.
- Legal compliance: Working without permits is illegal and can result in significant fines
- Safety verification: Inspections confirm work meets codes designed to protect occupants
- Insurance coverage: Claims related to unpermitted work are typically denied
- Property value: Unpermitted work must be disclosed when selling, reducing value
- Financing requirements: Lenders require permits for construction loans
- Future modifications: New permits for future work may be blocked until past work is permitted
What the Master Building Permit Covers
Typically Included in Master Permit
- • Structural modifications and framing
- • Interior wall changes and additions
- • Window and door modifications
- • Roofing work (if included in scope)
- • Foundation repairs or modifications
- • Exterior siding and envelope changes
- • Stairway modifications
- • Fire safety requirements (alarms, egress)
Often Require Separate Permits
- • Electrical work (separate electrical permit)
- • Plumbing modifications (separate plumbing permit)
- • HVAC/mechanical work (separate mechanical permit)
- • Gas line work (may be with plumbing or separate)
- • Solar panel installation
- • Pool or spa
- • Fence over certain heights
- • Deck or patio structures
Note: Some jurisdictions issue a single combined permit covering all trades. Others require separate applications and fees for each trade. Your contractor will know local requirements. Budget for multiple permit fees.
The Permit Application Process
Pre-Application Research
Before submitting, understand your jurisdiction's specific requirements. Building departments vary significantly in what they require and how they process applications.
Contact Building Department
Call or visit your local building department. Describe your project scope and ask: What permits are needed? What documents are required? What is the current review timeline? Are expedited options available?
Check Zoning Compliance
Verify your project complies with zoning rules: setbacks, lot coverage, height limits, and permitted uses. Zoning issues can halt permit applications before plan review begins.
Review Fee Schedules
Obtain the current fee schedule. Most jurisdictions charge based on project valuation (1-3% of construction cost) plus flat fees for plan review and inspections.
Prepare Required Documents
Compile all required documentation. Missing items are the most common cause of delays - applications with incomplete submissions are returned without review.
Standard Document Requirements
- • Completed application form: Available online or at building department
- • Architectural drawings (3-4 sets): Site plan, floor plans, elevations, sections, details
- • Structural engineering drawings: If any structural modifications (stamped by licensed engineer)
- • Energy compliance documentation: Title 24 (California) or local equivalent calculations
- • Electrical, plumbing, mechanical plans: If applicable to scope
- • Contractor license and insurance: Current license number, liability and workers' comp certificates
- • Owner authorization: If contractor is filing on your behalf
- • Property survey/plot plan: Showing existing structure and setbacks
Pro Tip: Have your architect prepare a cover sheet listing all drawings included and a project description. This helps plan reviewers navigate complex submissions and demonstrates professionalism.
Submit Application and Pay Fees
Many jurisdictions now accept online submissions. For complex projects, in-person submission may be preferred to ensure all documents are received correctly.
Online Submission
Faster, allows tracking, creates permanent digital record. Upload all documents as PDFs. Ensure file names are clear and organized. Pay fees online.
In-Person Submission
Allows immediate completeness check. Bring extra copies. Ask questions about review process. Get receipt with application number for tracking.
Fee Payment
Plan review fees typically due at submission. Building permit fees may be due at submission or when picking up approved permit. Keep all receipts.
Typical Fee Structure
Plan review fee: $500-$2,000 (based on project complexity)
Building permit: 1-3% of construction value
Electrical permit: $150-$500
Plumbing permit: $150-$500
Mechanical permit: $150-$500
For $300,000 project: $3,500-$12,000 total permit costs
Plan Review Process
Building department reviewers examine your plans for code compliance. For whole home remodels, plans typically route through multiple departments: building, fire, planning, and possibly health or environmental.
Initial Review (2-4 weeks)
Plans distributed to relevant departments. Each reviewer checks their area of expertise. This is the longest phase - complex projects may require coordination between reviewers.
Correction Requests
Most first submissions receive correction requests. This is normal - reviewers will identify items needing clarification, additional detail, or code compliance fixes. Respond promptly.
Resubmission Review (1-2 weeks)
After corrections submitted, plans go back through review. This is typically faster than initial review if corrections adequately address concerns.
Expedited Review: Many jurisdictions offer expedited review for additional fees (50-100% premium). This can cut review time in half. Worth considering if your schedule is tight - delay costs often exceed expedite fees.
Permit Issuance and Posting
Once approved, you'll receive notification to pick up your permit. The permit must be posted at the job site before any work begins.
Picking Up the Permit
Bring payment for remaining fees if not already paid. You'll receive: approved permit placard, stamped approved plans (keep on site), and inspection schedule/requirements.
Posting Requirements
Post permit in a visible location at the job site (front window or near entrance). It must be visible to inspectors and accessible for public viewing. Keep it posted until final inspection passes.
Permit Duration
Most permits expire after 180 days if no inspections occur, or 1 year from issuance. Extensions are usually available with fees. Don't let your permit expire mid-project.
Required Inspections
Your permit includes a series of required inspections. Work cannot proceed past certain points until inspections pass. Your contractor schedules these, but you should understand the sequence.
Typical Inspection Sequence
1. Foundation/Slab
Before concrete pour. Verifies forms, rebar, drainage, vapor barriers.
2. Underground Utilities
Before backfill. Checks under-slab plumbing, electrical conduit, sewer lines.
3. Framing
After framing complete. Verifies structural elements, nailing, headers, shear walls.
4. Electrical Rough-In
Before drywall. Checks wiring, boxes, circuits, panel, grounding.
5. Plumbing Rough-In
Before drywall. Verifies supply, drain, vent lines. Pressure test required.
6. Mechanical Rough-In
Before drywall. Checks ductwork, equipment location, gas piping.
7. Insulation
Before drywall. Verifies R-values, coverage, air sealing, vapor barriers.
8. Drywall Nailing
After hung, before taping. Some jurisdictions skip this inspection.
9. Final Inspection
After all work complete. Comprehensive check of all systems, safety devices, finishes.
Important: Failed inspections halt progress. Corrections must be made and re-inspection passed before proceeding. Most jurisdictions allow one free re-inspection; additional re-inspections incur fees ($50-$150 each).
Common Mistakes to Avoid
Starting construction before permit approval
Consequence: Stop-work orders, fines, required demolition of completed work, and potential inability to get permit retroactively
Prevention: Never begin any construction work until permit is physically posted at the job site
Submitting incomplete drawings or documentation
Consequence: Application returned without review, adding weeks to timeline while you gather missing items
Prevention: Review submission checklist carefully, have architect verify all required elements are included
Not accounting for permit timeline in project schedule
Consequence: Contractor ready to start but waiting on permits, incurring delay costs and scheduling conflicts
Prevention: Submit permits 8-10 weeks before desired start date, factor permit timeline into overall schedule
Underestimating permit fees in budget
Consequence: Budget shortfall when faced with $5,000-$15,000 in permit costs plus plan review and inspection fees
Prevention: Research local fee schedules early, budget 2-4% of project cost for all permit-related expenses
Making changes after permit approval without amending
Consequence: Work doesn't match approved plans, failed inspections, required corrections at your expense
Prevention: Submit revision requests for any deviations from approved plans before doing the work
Not responding promptly to correction requests
Consequence: Application goes to back of queue, adding weeks of delay for each slow response
Prevention: Monitor application status daily, respond to requests within 24-48 hours
Frequently Asked Questions
How long does it take to get a building permit for whole home remodel?
Expect 4-8 weeks for permit approval. Initial plan review takes 2-4 weeks, with additional time for corrections. Complex projects may take 8-12 weeks. Some jurisdictions offer expedited review for additional fees.
How much does a master building permit cost?
Costs typically range from $2,000-$15,000, calculated as 1-3% of project value. A $300,000 renovation might cost $4,500-$9,000 in permits, plus plan review and trade permit fees.
Who should apply for the building permit?
The general contractor typically applies for permits. They have relationships with building departments and take responsibility for code compliance. Owner-builders can pull permits but assume liability.
What if my permit application is denied?
Denials include specific reasons for rejection. Address each issue, request clarification meetings if needed, revise plans, and resubmit. Resubmission review is typically faster than initial review.
Can I start work while waiting for permit approval?
No - starting before approval is illegal. Consequences include stop-work orders, fines up to $10,000+, required demolition of work, and voided insurance. Wait for permit to be posted.