What is a permit in construction?
A permit is written approval from a government agency to do a specific kind of regulated work at a specific property, usually with required inspections before the work is covered up or occupied. The issuing agency is the authority having jurisdiction (AHJ). Commercial building permits are usually pulled by the GC, and trade permits by the licensed trade contractor.
A permit is the government's way of saying "you may do this work here, and we will check it." Most people think of the building permit, but a single commercial job can carry a dozen permits from different agencies, each with its own application, fee, inspections, and expiration. The agency that issues and enforces a permit is called the authority having jurisdiction (AHJ).
Permits exist to enforce the building code, zoning, fire, health, and environmental rules. They also create a public record that the work was approved, which matters when the building is sold, insured, or occupied.
Common types of construction permits
| Permit | Usually covers | Typical issuer |
|---|---|---|
| Building | Structure, framing, envelope, egress | Local building department |
| Electrical, plumbing, mechanical | Trade systems, often pulled by the licensed trade sub | Local building department |
| Demolition | Removing all or part of a structure | Local building department |
| Fire | Sprinklers, alarms, hot work | Fire marshal |
| Right-of-way | Work in streets, sidewalks, curb cuts, lane closures | City or state transportation agency |
| Stormwater | Erosion and sediment control on land-disturbing work | State environmental agency or EPA |
| Health | Food service, pools, some medical spaces | County health department |
Which ones you need, and the fees and thresholds that trigger them, are set locally. Always check with each AHJ instead of assuming last job's list applies.
How it works on a real job
Say a GC is doing a $480,000 restaurant tenant improvement. The architect submits drawings for the building permit, which goes through plan review. The mechanical, electrical, and plumbing subs each pull their own trade permits under their licenses. The kitchen needs health department approval, the hood needs a fire permit, and the new grease interceptor needs a utility permit.
Each permit has its own inspection sequence: underground plumbing, rough-in, above-ceiling, and final. The restaurant cannot open until every permit has a passed final and the building department issues a certificate of occupancy. One missing health inspection can hold the opening even if everything else passed.
Common permit mistakes
- Starting work before the permit is issued. Stop work orders, double fees, and tearing out finished work are all possible.
- Losing track of expiration. Permits can lapse if work stops or inspections are not called for a period set by local code.
- Assuming the GC's building permit covers the trades. Trade permits are often separate and tied to the trade license.
- Not posting the permit card where inspectors can find it.
- Changing the work after approval without a revision. If the field builds something different from the approved drawings, the inspector can fail it.
Build permit time into the schedule from the start. Plan review, revisions, and permit issuance can take longer than the work itself on a small job, and some agencies only inspect on certain days. Ask the AHJ how far ahead to call for inspections, and put that lead time into the look-ahead so crews are not left waiting.
Related terms
Permits connect to inspections, certificates of occupancy, and the stop work order that can follow when work is unpermitted. For residential jobs, see how to handle permits for residential jobs. Smart Business Automator tracks permits, inspection dates, and expirations on each project so they do not live in one person's head. See construction workflow automation.
Frequently asked questions
Who pulls the permit, the owner or the contractor?
It depends on local rules and the contract. Commercial building permits are usually pulled by the GC. Trade permits are usually pulled by the licensed trade contractor. Some places allow homeowners to pull permits for their own homes.
How long does a construction permit last?
Local code sets the rules. Many permits expire if work does not start, or stops, for a set period. Check the permit card or ask the AHJ.
What happens if work is done without a permit?
The AHJ can issue a stop work order, charge extra fees, and require the work to be opened up for inspection or removed. It can also cause problems at sale or with insurance.
Is a permit the same as a license?
No. A license qualifies the contractor. A permit approves a specific scope of work at a specific property.
