Permits & Inspections

When Do You Need a Permit?

The general rule in both Georgia and Florida: any work that changes structure, electrical, plumbing, or mechanical systems requires a permit. The specific thresholds vary by jurisdiction, but the broad categories are consistent.

Work Type	Permit Required?	Inspections
Wall removal (load-bearing)	Yes — structural engineer required	Framing, final
Electrical (new circuits, panel)	Yes	Rough-in, final
Plumbing (new lines, relocation)	Yes	Rough-in, final
HVAC (new system or relocation)	Yes	Rough-in, final
Room addition	Yes — full building permit	Foundation, framing, MEP rough, insulation, final
Window/door in exterior wall	Yes	Framing, final
Deck or porch	Yes	Footings, framing, final
Fence (over 6 ft)	Usually yes	Final
Cabinet replacement (same layout)	No	None
Countertop replacement	No	None
Interior painting	No	None
Flooring replacement	No	None
Fixture swap (same location)	No	None

The Permit Process

Step 1: Your contractor (or you, if owner-builder) submits a permit application to your city or county building department. This includes project scope, construction plans, and sometimes engineering. Step 2: Plan review — the jurisdiction reviews for code compliance. Takes 1–6 weeks depending on project complexity and jurisdiction workload. Step 3: Permit issued. Posted visibly at the job site. Step 4: Work proceeds with required inspections at each stage (rough framing, rough electrical, rough plumbing, insulation, final). Step 5: Final inspection and certificate of completion.

Permit Costs by Jurisdiction

Permit fees in Georgia typically run $200–$2,000 depending on project value. Most Metro Atlanta counties charge a percentage of construction value (usually 0.5–1.5%) plus flat plan review fees. Florida fees are comparable but South Florida jurisdictions charge premium rates — Miami-Dade permits for major renovations can run $2,000–$5,000. These costs should be included in your contractor’s estimate.

What Happens Without Permits

Unpermitted work creates three distinct problems. At resale: home inspectors flag unpermitted modifications, buyers demand price reductions or walk away, and some lenders won’t finance homes with known unpermitted work. During construction: if your jurisdiction discovers unpermitted work, they can issue a stop-work order, require you to open finished walls for inspection, and impose fines. For insurance: if unpermitted electrical or plumbing work causes a fire or flood, your insurance company may deny the claim. Retroactive permits cost 2–5x the original permit fee and may require destructive inspection of finished work. The International Code Council publishes the model codes that Georgia and Florida adopt.