What Happens If You Don't Pull a Permit?

Short answerIt depends on your city, but examples we read include extra fees, a stop work order, and having to get the permit and inspections anyway. Broomfield, Colorado says inspectors may require removing wall coverings. Portland, Oregon says buyers or lenders may require fixes before closing and that missing permits may void insurance. Ask your building department.

Examples from local governments

Penalties are local, so these are examples and not a national rule.

Douglas County, Washington: an investigation fee of $500 or triple the permit fee, whichever is greater, plus the regular fee. Paying it doesn't make the work legal.
Broomfield, Colorado: a special investigation fee may apply, and you still need permits and inspections for finished work.
Grapevine, Texas: it calls replacing a water heater without a permit illegal, even for a homeowner, and says improperly installed heaters have killed and injured people.

The hidden cost: opening things back up

Broomfield says inspectors may require removing wall coverings to see hidden work. We expect that can mean paying twice, first to build it and then to expose it.

When it usually comes out

Broomfield says unpermitted work often surfaces when a buyer or private home inspector checks with the building department, or after a disaster. Portland says a buyer, realtor or lender may require the work to be corrected, permitted and inspected before closing.

Insurance

Portland says lack of permits and inspection approvals may void insurance. Broomfield tells owners to check with their insurer that the new work remains covered. Coverage depends on your policy, so ask in writing.

If it's already done

We recommend calling your local building department and asking how to get a permit after the fact. Ask what fee applies and what inspectors will need to see. If you hired a contractor who skipped it, ask them to fix it first, and check your state's licensing board for complaint options.

Common questions

Who gets in trouble, me or the contractor?

Local rules vary. Broomfield says the homeowner must still obtain permits and inspections for a completed project, so don't assume it's only the contractor's problem. Ask your building department.

Can I sell a house with unpermitted work?

It depends on your state and local rules. Portland warns that buyers, realtors or lenders may require it to be corrected before closing. Ask a real estate attorney or your agent what you must disclose.