Do You Need Permits to Remodel a Bathroom?
When we started our Complete Bathroom Remodel project, we decided not to obtain building permits. I made the decision to proceed without permits mainly because I didn’t want to deal with the added time, hassle, and possibility for re-work that could come with the inspection process.
I started demolition and plumbing work, and as I got further into the work, I began to have a nagging feeling that I might want to reconsider my permit decision. The scope of this remodel was larger and more complex than any project I had ever done, and it was beginning to look like the potential consequences of not having permits and inspections could be far worse than the potential added time and hassle that could come with obtaining permits.
Feeling a little nervous at this point
Decisions
We deliberated pros and cons, did research, and consulted with construction industry professionals. Eventually, we made the decision to apply for a building permit.
Reasons for this included:
-As a relatively inexperienced builder, I might be tempted to take shortcuts and perform work that wasn’t necessarily “up to code”.
-Obtaining a building permit and having my work scrutinized by a building inspector would hold me to a higher standard and ensure that all the work I performed was safe and sound.
-If we ever sold the house, we would be required to disclose the fact that un-permitted work had been done, which could be a major problem for a potential buyer.
-If anything were to go catastrophically wrong; fire, flood, roof collapse, etc. a homeowner’s insurance provider would almost certainly be pleased to deny any claims if they discovered that un-permitted work had been performed.
With that decision made, I contacted the local building department to find out what plan submittal requirements they had, what permits would be required, and what inspections would be necessary for the given scope of my remodel project.
I found out that I would need:
-A scale floor plan showing existing conditions and proposed changes.
-Plumbing, electrical, mechanical, and framing permits, lumped together under one Building Permit.
-Rough and final inspections for all of the above.
Do You Need Permits to Remodel a Bathroom?
Building permit and inspection requirements vary between states, counties, and municipalities, but some general types of work that usually require permits are:
-Removing or altering exterior or load bearing walls
-Adding to the square footage of the structure
-Electrical work that involves adding or altering branch circuits
-Plumbing work that involves adding or altering water supply or drain lines
-Adding or enlarging a window or door opening
-HVAC or ducting work (including bath fans)
Some local codes allow some or all of this work to be performed by the homeowner, while others require some or all to be performed by a licensed contractor. Check with you local building department for requirements in your area.
Work that generally does not require a permit includes:
-Wall finishes
-Flooring
-Cabinetry
-Replacing existing light fixtures, with no alteration of wiring
-Replacing existing plumbing fixtures, with no alteration of plumbing
Here are some guidelines from the National Association of the Remodeling Industry.
And some tips from the Oregon Building Officials Association. While this is specific to Oregon, and you should do research related to your state, it’s a decent primer on the subject.
So, unless your project consists solely of cosmetic changes, the answer is almost certainly yes, you need permits to remodel a bathroom.
Floor Plans
With plans in hand, I went to the local permit office and met with a plans examiner. Our municipality issues over the counter building permits for certain things and a residential remodel apparently fit this bill. I discussed the project with the plans examiner, answered a few questions, and they issued me the required permits. The whole thing took about 15 minutes.
I found this process to be fairly smooth and easy; drawing floor plans took the most time. But, I have heard from people in the building industry that the permitting and inspection process is often fraught, and can cause significant delays and headaches in a project. I went into this expecting the latter, and was pleasantly surprised to find the former.
Bathroom Remodel Permit Cost
The total cost for all of the required permits for our bathroom remodel was about $400. This seems a little steep, but keep in mind this included plumbing, electrical, mechanical, and framing for 2 bathrooms. And, the potential cost of not having a permit down the road could be far greater.
There is also a “hidden” cost that comes with remodeling permits; property tax. Certain renovations or additions are likely to result in a property tax reassessment. Adding additional square footage, for example, would significantly increase the property value, and result in a higher tax bill.
Critical Path
One of the challenges associated with the building permit and inspection process was the need to have the project conform to a specific timeline.
We originally planned to demolish shower #1 and rebuild the new tub/shower #1, while keeping shower #2 intact to use for how ever long it took to rebuild shower #1.
This turned out to be impossible because all new plumbing had to be ready for rough in inspection at the same time. So, I couldn’t get shower #1 ready for use until after rough in, and I couldn’t get shower #2 ready for rough in until after I cut the drain line and moved it to the new location.
This meant that as soon as I cut the drain line for shower #2, we would be without a working shower until I got all plumbing ready for rough in, passed inspection, and rebuilt shower #1. I did this in 5 days, and fortunately my wife was out of town, so it was just me, home alone, not showering that week.
Temporary shower set up
Time spent planning your project is crucial to minimize this kind morass. Think about what work needs to be done in what order, what tools and supplies are needed for the various project phases, and any additional arrangements that might be needed (e.g., finding somewhere else to take a shower).
I used Trello to keep track of project phases and tasks, make notes, and keep a running materials list. Anything; an excel sheet, a whiteboard, a notebook, will work, as long as you have a system.
Every project is different and has unique requirements, but there is a general order of operations.
-Demolition
-Framing
-Plumbing
-Mechanical
-Electrical
-Finished ceiling/walls
-Finished flooring
-Plumbing fixtures/trim
-Switches/receptacles/lights
-Built ins
There is overlap between many of the phases and some work can’t start until other work is complete; in wall plumbing can’t be installed until wall framing is complete, and wall framing can’t start until under floor plumbing has been installed.
Inspections
Depending on the size and scope of your project, you will likely have two or more phases of inspections; rough in, and final, for each permitted trade. Building departments differ in how they perform inspections; some have one inspector for all trades, some have a different inspector for each, or some combination. It’s common for example to have electrical inspections performed by a separate, sub-contracted entity.
Our local building department uses one inspector for all trades, and they do their best to have the same inspector follow the project all the way through.
If it’s feasible in your project, you can do all rough in work, and have all rough in inspections at the same time, then do all final work, and have all final inspections at once. Inspectors might appreciate this as it minimizes the number of visits.
Rough Plumbing
In my case I wanted to complete the plumbing rough inspection first. If there were any issues that needed to be corrected, I didn’t want any other work like electrical wiring to be in the way.
I scheduled the inspection for the following day, and got everything in order.
This included;
-Building permit posted
-Floor plans, elevation drawings, and plumbing diagrams on hand
-DWV system “on test” (filled with water)
-Work area clean and organized
In addition, I had been doing extensive research on plumbing codes during this phase of the project in order to ensure I was performing all work “up to code”. This meant that I was well prepared to discuss all aspects of the work, and answer any questions from the inspector.
When the inspector arrived, we reviewed the floor plans, discussed the scope of work, and then he inspected all of the rough plumbing, asking a few questions here and there. He tapped on the vent pipes, making sure they were full, and had me open a temporary valve I installed on the shower water supply and run a little bit of water, to make sure the system was pressurized.
All told the process took about 20 minutes and I got the official “Approved” stamp. The inspector was cordial, friendly, and helpful, answering some questions I had about electrical and mechanical rough ins, and pointing out things he would like to see at the next inspection.
With the rough plumbing inspection successfully passed, I set about building out the new tub/shower surround, as well as all of the electrical, mechanical, and framing work to get ready for the next inspections. Read about that in more detail in the complete bathroom remodel post.
Rough Electrical, Mechanical, Framing
I scheduled all three of the remaining rough in inspections for the same day. As before, I made sure I was well prepared, this time with:
-Circuit map of all new and existing wiring
-All electrical boxes made up, with clear labels for all hot wires and devices
-Pictures of some framing and ducting details in the attic that were difficult to see/inspect from below
-Clean, organized work area
Again, as before, I had just spent hours buried, this time in the electrical code book, so I was well prepared to discuss my work and answer any questions.
The same inspector arrived, we briefly reviewed plans, discussed the current status of the project, and he inspected the new work. He commented on the very detail oriented and meticulous labeling of wiring, and organized work, asked a few questions, and handed over three more “Approved” stamps. I think the attention to detail, being well prepared, and being able to clearly articulate specific work decisions and code references, all went towards demonstrating competence and capability, and establishing a good rapport with the inspector.
Clear labeling helps when wiring switches, and when the inspector shows up
Final Inspections
All plumbing and light fixtures are installed, switches and receptacles are wired, temperature stops are in place in shower trim, water is running, toilets are flushing, fans are blowing and lights are shining.
The level of finish that needs to be completed will depend on your specific project; on inspection day I still had a lot of trim, casing, cabinetry, painting, and other finish work left to do. As long as all relevant plumbing, electrical, mechanical systems are installed and functional, the inspector should be happy.
I scheduled all inspections for the same day, and tidied up the project areas. I got a different inspector this time, also friendly and professional. She turned on lights, fans, checked GFCIs, ran hot and cold water, flushed toilets. All told, it took 5-10 minutes and felt like more a formality than anything else. She handed over all my final Approved stamps and that was that.
Final Thoughts
I guess all of the above is my long winded way of answering the question; do you need permits to remodel a bathroom. I would encourage anyone considering any remodeling or building project to go through the permitting and inspection process. While there are challenges that come with it, I believe I gained a much broader and more detailed knowledge base, produced a better end result, and became a better builder and craftsman.
