No doubt about it, knowing whether or not to obtain a permit for work at one’s home can be both confusing and daunting. The rules vary, which makes it even more challenging for homeowners to understand and navigate the process.
If you are considering an addition, renovation, remodel, or accessory structure, you will likely need a permit. At Island Contractors, we have decades of experience working with Dare, Currituck, Pasquotank, and Camden permitting offices.
How to know if you need a building permit
Our best advice: ALWAYS call your local permitting office to determine if a permit is required. Every HOA, town, county, or state can vary greatly about when a permit is necessary… and when it is not.
Always ask for a copy of the building permit as well if you did not obtain yourself. It is your responsibility to ensure work is permitted at your home. Do NOT depend on your contractor.
Sometimes unlicensed contractors do not obtain a permit because the cost of the work exceeds the $40K threshold … or they do not want the hassle. As a homeowner in NC, you can stand as your own contractor and pull permits pending it is your residence (there are some additional rules, but it is possible!)
Why You need a building permit
Let’s pause and address the “why” you need a building permit for certain types of work. Building codes, inspections, and permits are all part of a plan to ensure work is about safety.
Your local building department requires inspections of the improvements and work performed. Ultimately, the goal is to ensure structural integrity and that all aspects of your project meet current code requirements.
Electrical, mechanical, and plumbing permits and inspections are required to safeguard your home. Generally speaking, anytime construction, installation, repair, or replacement exceeds $40,000 (including labor AND materials), a permit is necessary.
Some businesses will invoice the materials and labor separately to avoid obtaining a building permit. Any work that involves load-bearing structures or includes the addition of electrical wiring, heating, and/or plumbing requires a permit.
Many towns and counties require a permit for anything that would change the amount of heated space. Some jurisdictions also require permits for any accessory structure or change to lot coverage.
Are Permits NOT required?
Again, we always encourage NC homeowners to contact their local permitting office to inquire. However, there are certainly times when it is not necessary.
Nonstructural repairs do not require a permit, in general. Work like painting, tiling, and most flooring will not require a building permit pending it does not exceed the $40K rule here in NC.
Typically, the replacement of appliances, light fixtures, and water heaters does not require a permit as long as long as the work does not require new wiring. You can also have roofing and vinyl siding replacement as long as there are no structural changes, the type is similar, and the cost does not exceed $40,000.
You can also repair decking, porches, balconies, stair treads, railings, and pickets without a permit as long as nothing structural or load bearing is changed. Some exterior work and accessory structures may not require a permit.
However, it is always better to err on the side of caution. Reach out to the permitting office with any exterior or interior improvements, installations or additions as permitting can vary by neighborhood, city and county – especially in Dare County and Currituck County.
Risks of Unpermitted Work
Unfortunately, skipping the permitting process can have serious repercussions, including fines and legal penalties. It can devalue your property should you choose to sell or even refinance down the road.
Home loans and refinancing can be denied depending on the nature of the unpermitted work. Many lenders require code compliance checks for approval.
When unpermitted work is discovered, the local building office may require exposing the framing, electrical, mechanical, and plumbing systems to complete the necessary inspections. Unfortunately, opening walls and floors to allow access is sometimes necessary.
More importantly, unpermitted work can pose real safety risks and result in substandard construction or additional damage to your property. To compound matters, insurance claims related to unpermitted work could leave you holding the bag.
You might be financially responsible for any damages. In addition, new buyers might be leery about buying a property with undocumented improvements, or demand a lower price. The buyer may assume the responsibility for having the unpermitted improvements corrected.
Hiring Unlicensed Contractors
Sometimes, clients choose contractors based on lower prices or a recommendation without determining without looking into their company or licensing. Almost daily, I see someone advertising or stating they are “licensed and insured”.
Licensed could mean they have a business license. A business license only means the business is registered in a given area. Do your homework.
In North Carolina, it is easy to search using the NC General Contractor’s website. All you need is the official name of the company or the contractor to look it up for yourself.
Make sure there is a qualifier at the bottom of the page as sometimes a company owner may have had someone else standing for his/her license.
Why is it so important that a contractor has a license? Licensed contractors must meet specific standards, carry insurance, stay abreast of current codes, complete continuing education, and prove they are financially sound to obtain and retain their licensing credentials in NC.
Practical Tips and Last Thoughts
Before starting any home improvement, renovation, major repairs, or additions, always start with your local permitting office. Find out the specific requirements for the type of work you plan to do.
Always work with licensed professionals to ensure your project is to code and protect your investment. Proper planning and compliance in the beginning will save you major headaches. Following these guidelines can prevent you from making costly mistakes and ensure your project is completed safely and legally.
If you have more specific questions, you can always reach out to us here at Island Contractors. We are happy to complete or assist you in navigating the process.
With more than 25 years of experience working with area offices, we have extensive experience. In addition to designing and installing your project, let us handle this process as well.
We proudly served from Corolla to Hatteras to Elizabeth City to Moyock and look forward to helping you with your project!