Permits are one of the least glamorous parts of a renovation — and one of the most important. Skip them, and you risk fines, forced demolition of completed work, problems selling your home, and voided insurance coverage. The contractor who suggests bypassing the permit process is not saving you money or time. They’re transferring risk onto you.

Here’s what to ask your contractor about permits and inspections before a single wall comes down.

“Unpermitted work is one of the most common issues we see when homeowners try to sell or refinance. The bank orders an inspection, the appraiser flags the addition or the finished basement, and suddenly the homeowner is facing tens of thousands of dollars to either legalize the work or tear it out. It’s always cheaper to do it right the first time.”

— Lusi Brace, real estate lawyer and property transaction specialist with over 16 years of experience in many regions residential conveyancing

The Basics: Who, What, and When

Which permits are required for my project?

Not all renovation work requires a permit, but more of it does than most homeowners realize. Permits are typically required for: structural changes, additions, finished basements, electrical work beyond simple fixture replacements, plumbing changes, HVAC modifications, new windows or doors that change the opening size, and decks above a certain height.

Ask your contractor specifically which permits apply to your project and why. A contractor who says “we don’t need a permit for this” when the scope of work would normally require one deserves follow-up questions.

What a good answer looks like: A clear list of required permits for your specific scope of work, with an explanation of what each one covers.

Who is responsible for pulling the permits?

The answer should always be the contractor — not you. Permits must be pulled by the licensed professional performing the work. If a contractor suggests that you pull your own permits as the homeowner, that’s a serious red flag. It typically means they’re unlicensed for the work they’re doing, and it shifts legal and financial liability squarely onto you.

What a good answer looks like: “We pull all required permits. It’s included in the quote and part of how we do business.”

Are permit fees included in your quote?

Permit fees vary by municipality and by the value of the work being done. On a significant renovation, they can run into hundreds or even thousands of dollars. Make sure you know whether those fees are included in the contractor’s quote or whether they’ll be billed separately.

What a good answer looks like: A clear statement — in writing — of whether permit fees are included or excluded, and an estimate of the cost if excluded.

How long does permit approval typically take for this type of project?

In many municipalities, permit approval can take two to six weeks, and in some jurisdictions considerably longer for complex projects. If your contractor plans to start before permits are approved, your timeline is built on an assumption. Ask specifically when the permit application will be submitted and what the expected approval timeline is.

What a good answer looks like: A submitted permit application before the project start date, with a realistic approval timeline communicated upfront.

Questions About the Inspection Process

What inspections are required, and at what stages?

For permitted work, inspections happen at defined stages — typically before work is covered up. Rough electrical must be inspected before drywall goes up. Rough plumbing must be inspected before walls close. Structural work may require inspections at multiple stages. Ask the contractor to walk you through the full inspection sequence for your project.

What a good answer looks like: A clear inspection sequence that’s integrated into the project timeline, so you understand what triggers each phase.

Who is responsible for scheduling inspections?

The contractor should handle all inspection scheduling. Ask whether they coordinate directly with the municipal building department and how much lead time inspectors typically require. In busy periods, getting an inspector booked can take several days — a well-organized contractor builds that into their schedule.

What a good answer looks like: The contractor handles all scheduling and keeps you informed of inspection dates.

What happens if an inspection fails?

Failed inspections happen — work that doesn’t meet code gets flagged, corrections are made, and a re-inspection is scheduled. Ask the contractor how they handle this. What’s their process for addressing inspection deficiencies? Who covers the cost of corrections and re-inspection fees?

What a good answer looks like: A clear process for addressing deficiencies, with corrections done at no additional charge if the failure was due to the contractor’s workmanship.

Will I receive copies of all permits and inspection approvals?

You should keep records of every permit pulled and every inspection passed for your project. These documents are important when you eventually sell your home, refinance, make an insurance claim, or need to prove the work was done to code. Ask for copies of everything, and keep them with your property records permanently.

What a good answer looks like: An offer to provide copies of all permits and signed inspection cards at the end of the project, without being asked.

What Happens If You Skip Permits

It’s worth being explicit about the risks of unpermitted work, because contractors who suggest bypassing the process often downplay them:

Fines. Municipalities can issue significant fines for work done without permits. In many jurisdictions, the fine is applied to the property owner, not the contractor.

Stop-work orders. If unpermitted work is discovered mid-project, the municipality can issue a stop-work order, halting everything until permits are obtained and inspections are passed.

Forced demolition. In some cases, work that was completed without the required inspections must be partially demolished so inspectors can verify it meets code — at the homeowner’s expense.

Insurance implications. If unpermitted work contributes to a loss — a fire caused by uninspected electrical work, for example — your insurer may deny the claim.

Problems at sale. Real estate transactions routinely include title searches and property surveys. Unpermitted additions or finished spaces can complicate or derail a sale, or require expensive retroactive legalization.

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