The Permit Predicament

The Permit Predicament: Why Skipping It Isn’t Worth the Risk

If you’re a homeowner planning a renovation or addition to your home, you’ve probably heard this little voice in your head whispering: “Do I really need to go through the hassle of getting a building permit?”

You’ve done your homework. You know what materials you need. You’ve budgeted for every nail, screw, and sheet of drywall. Your contractor is lined up, or maybe you’ve decided to tackle the job yourself. Everything seems ready to go. Why wait? Why spend extra time and money getting the city involved?

Let me be very clear as a home inspector who’s seen it all over the years: skipping the permit process may seem like a shortcut—but it’s actually a detour into danger, expense, and regret.

In this blog post, I’m going to take you behind the scenes of the permit process, show you why it matters more than you think, and share the potential risks of cutting corners. Whether you’re converting your garage, remodeling a kitchen, or building an ADU (accessory dwelling unit), this is information you absolutely need to know before picking up a hammer.

Why Permits Exist in the First Place

Let’s start with the basics. Why do permits exist?

The purpose of a building permit is simple: to ensure safety. Safety for you. Safety for your family. Safety for future occupants and even your neighbors.

Building codes and permitting systems were put in place to avoid disasters—fire hazards, structural failures, electrical shorts, plumbing leaks, carbon monoxide poisoning, and more. When you apply for a permit, your project is reviewed by professionals who are trained to catch problems before they happen. Inspectors check the work at various stages of the process to ensure it’s up to code.

Permits are your safeguard, not your punishment.

A permit is a safeguard for everybody. Permits protect your legal standing, your finances, your insurance coverage, and your peace of mind.

What Kind of Projects Require a Permit?

You might be surprised at what qualifies as a “permit-worthy” project. While every city and county has its own rules, here are general guidelines:

You’ll likely need a permit if you’re:

• Moving or removing walls

• Modifying or adding plumbing or electrical systems

• Adding a room or a second story

• Finishing a basement or attic

• Building an ADU or detached garage

• Replacing your roof

• Converting a garage into living space

• Installing a new HVAC system

• Upgrading your electrical panel

Essentially, if your project affects structure, electrical, plumbing, or mechanical systems, it almost certainly requires a permit.

You may not need a permit for:

• Replacing a sink, toilet, or bathtub in the same location

• Painting interior or exterior walls

• Swapping out light fixtures (without rewiring)

• Laying down new flooring

• Installing kitchen cabinets or closet shelves

• Replacing countertops

• Installing storm windows or gutters

The safest course of action is to always ask your local building department or check their website. Better to spend five minutes on a phone call than deal with five months of setbacks later.

What May Happen If You Skip the Permit?

Now here’s where things get serious. As a home inspector, I’ve seen homeowners pay the price—literally and figuratively—for skipping permits.

1. You Could Be Fined—Heavily

Municipalities don’t take kindly to unpermitted work. If your local inspector discovers your project, they can issue fines that vary based on the scope of work and how long it’s been going on. Some jurisdictions charge per day until the violation is resolved.

It’s not uncommon for fines to reach thousands of dollars—and they apply to both the homeowner and the contractor.

2. You Might Be Forced to Demolish Your Work

Yes, you read that right. Cities have the authority to demand that unpermitted work be torn down—especially if they can’t verify that it was done to code. I once inspected a home where the owner added a bedroom above the garage without a permit. When the buyer requested records, none existed. The city got involved. The addition had to be dismantled.

Imagine spending $30,000 on a remodel only to watch it come down piece by piece.

3. It Will Hurt You When You Sell

Most states require homeowners to disclose any renovations or additions made to the property. If you’ve done work without a permit, you’ll either have to:

• Retroactively obtain permits (which can cost more than the original job), or

• Reduce your sale price—or worse, lose the sale entirely.

Buyers are savvier than ever. Their inspectors (like me) will raise red flags, and buyers may walk away if permits can’t be produced.

4. It Could Void Your Homeowner’s Insurance

One of the most overlooked consequences is insurance denial.

If something goes wrong—a fire from faulty wiring, water damage from poor plumbing, injury from a structural failure—your insurer may deny your claim if it stems from unpermitted work.

Think about it: you built a deck without permits, it collapses during a party, and someone is injured. You submit a claim. The adjuster investigates and finds no permit on file. You could be left personally liable.

But Will the City Really Find Out?

I hear this one a lot: “How will they know?”

The truth? They often find out.

Common ways unpermitted work is discovered:

• Neighbors report it. Yes, this happens more than you think. Maybe your project is noisy, blocks their view, or simply annoys them.

• Inspectors drive by. Many inspectors do routine neighborhood checks. If they see construction or renovation without a permit posted, they’ll investigate.

• Contractors notify them. A responsible contractor won’t risk their license to do work off the books.

• It surfaces when selling the home. Title companies, appraisers, and buyers often check permit records.

• Utility companies flag unusual service changes.

If you’re doing it right, you’ll have nothing to hide. But if you’re cutting corners, chances are someone will find out eventually.

Real-Life Case: The Hidden Basement Remodel

Let me share a story from a recent inspection.

A homeowner had finished their basement with a media room, kitchenette, and bathroom. No permit was pulled. At first glance, the work looked great. But when I tested the outlets, I found multiple GFCIs missing near water sources. The bathroom vented into the joist cavity, not outside. And the staircase was one inch too narrow to meet code.

When I asked for permits, they couldn’t produce any. The buyer walked. The seller had to spend thousands correcting the issues and pulling retroactive permits just to relist.

What could’ve been avoided with a $200 permit ended up costing over $7,500.

Don’t Rely on Your Contractor Alone

Some homeowners assume that if they’ve hired a contractor, the permit is being taken care of. That’s not always the case.

Make sure your contractor:

• Pulls the proper permits in their name (or yours, if required)

• Posts the permit at the job site

• Schedules inspections as the project progresses

• Provides copies of the permits and inspection sign-offs for your records

If a contractor says permits aren’t needed—ask your city anyway. And if they suggest doing the work without one, find a new contractor. That’s a red flag.

Final Thoughts from Your Friendly Home Inspector

I know. Permits can be a pain. They slow things down. They cost money. But they also protect you and your investment.

When I inspect a home and see unpermitted work, it almost always signals deeper problems. If someone was willing to skip the permit, what else did they skip? Safety? Best practices? Building codes?

That’s why I urge all homeowners to do it right the first time. It may feel like a delay, but it’s actually the fastest way to peace of mind.

How to Start the Permit Process

If you’re planning a project, here’s a quick checklist:

1. Contact Your Local Building Department

• Visit the city website or stop by their office.

•. Ask what types of projects require permits.

2. Gather Documentation

•. Project plans, site maps, contractor license, etc.

•. Be ready to explain what the work entails.

3. Submit the Application

•. Some cities allow you to do this online.

•. Fees will vary.

4. Post the Permit

•. Once approved, make sure it’s visible at the worksite.

5. Schedule Inspections

• Most projects require multiple inspections—foundation, framing, electrical, plumbing, and final sign-off.

6. Keep Records

•. Save copies of permits and inspection reports. You’ll need them when you sell or refinance.

Conclusion: Don’t Let a Short-Term Shortcut Become a Long-Term Nightmare

As a home inspector, my goal is to help homeowners protect their investment, avoid costly mistakes, and create safe living spaces for themselves and their families.

Cutting corners on permits might seem harmless in the moment—but it almost always comes back to bite. Do yourself a favor: follow the rules. Get the permit. Hire qualified professionals. Pass your inspections.

You’ll sleep better at night. And if you ever need help understanding your local building codes or want a pre-renovation inspection to avoid issues down the line, reach out to your local home inspector.

You’ve got a dream for your home. Let’s make sure it’s built to last—and built by the book.

Need help navigating your renovation?

As a licensed home inspector and HUD consultant, I’m here to help. Whether you’re planning a remodel or preparing to buy or sell, I can provide expert insight to protect your investment.

Schedule your inspection today or contact me with questions.