Key takeaways
- The permitting process typically includes research, application prep, submission, review, corrections, issuance, inspections, and final approval.
- Permitting requirements vary widely by city, county, and project type.
- The building permit inspection process is just as important as the initial application.
- Managing submissions with permit management software can shorten approval timelines and reduce manual work.
If you build, renovate, install, expand, demolish, or alter a structure, odds are you’ll deal with the permitting process at some point.
For some projects, pulling a building permit is relatively straightforward. For others, it involves multiple departments, plan reviews, corrections, inspections, and shifting local requirements. Either way, understanding the permitting process is key to keeping your project on track scaling your business.
This guide breaks down the permit process for construction step by step so you know what to expect and how to move faster.
Pull permits faster with PermitFlow. Learn how.
Types of construction permits
Not every project undergoes the same permitting process. Depending on scope, you may need one or several permits — and certain projects don't even require you to pull a permit
Common examples include:
Building permits
Building permits are typically required for new construction, additions, structural changes, remodels, and major alterations.
Trade permits
Trade permits are required for electrical, plumbing, HVAC, mechanical, gas, fire protection, and similar systems. Many jurisdictions issue these separately from the main building permit.
Demolition permits
Demolition permits are required when removing all or part of a structure. This can apply to full teardowns, interior gut work, detached structures, and selective removals, depending on the municipality’s demolition permit.
Zoning or land use approvals
Some projects need zoning clearance before a building permit can be issued. Use, setbacks, lot coverage, height limits, parking, and occupancy can all come into play.
👉 Read more on zoning permits vs building permits.
Specialty permits
Depending on jurisdiction, this can include right-of-way permits, signage permits, grading permits, environmental approvals, historic review, solar permits, and more.
👉 For a broader breakdown, see our guide to types of construction permits.
The typical permitting process
At the end of the day, location is the biggest factor in how you’ll navigate the permitting process. Every city, county, and state (the authority having jurisdiction, or “AHJ”) handles permitting a little differently.
That said, most projects move through the same core stages. Understanding how to pull a permit can help you plan better and avoid delays.
Step 1: Identify the jurisdiction and reviewing agencies
Many projects require more than one approval source.
Depending on the property location and scope, your project may involve:
- City building department
- County permitting office
- Planning and zoning department
- Fire marshal
- Public works / engineering
- Health department
- Utility providers
- Historic preservation board
- Environmental or stormwater agencies
- HOA or architectural review boards (private, but often timeline-critical)
This is especially common for commercial developments, subdivisions, multifamily communities, restaurants, medical spaces, and industrial work.
You might think you only need a building permit, then later discover:
- Zoning approval is required first
- Civil plans need engineering signoff
- Fire suppression needs separate review
- Utility release is needed before final approval
Understanding the approval path early is one of the best ways to reduce delays.
Step 2: Confirm whether you need a permit
The first step is to determine whether the work you’re planning actually even requires a permit. You might be surprised what does and what doesn’t require a permit.
In most jurisdictions, permits are commonly required for:
- New buildings and additions
- Structural changes
- Kitchen and bathroom remodels
- Roofing replacements
- Window and door replacements (in many jurisdictions)
- Electrical service upgrades
- Rewires and panel changes
- HVAC replacements or new systems
- Plumbing repipes or sewer work
- Decks, patios, and accessory structures
- Demolition work
- Tenant improvements and change of use projects
Some minor cosmetic work — like painting, flooring, cabinetry replacement without plumbing or electrical changes, or finish updates — may not require permits. The same may be true regarding like-for-like replacements. The only reliable answer comes from the local authority having jurisdiction (AHJ). Requirements vary widely, even between neighboring municipalities.
Step 3: Define the project scope clearly
Permit reviewers need to understand exactly what is being built or changed. A vague description of the scope of your work creates confusion and will probably end up triggering requests for clarification or corrections.
Weak scope: Interior remodel
Strong scope: Interior tenant improvement including non-structural partition changes, new lighting, two restroom fixture replacements, HVAC duct revisions, and finish upgrades.
Accuracy matters here. It’ll help you pinpoint:
- Correct permit type
- Applicable codes
- Required plan reviewers
- Fee calculations
- Inspection milestones
- Whether licensed trades are needed
This matters for trades too. A “furnace swap” may still require duct changes, gas line work, electrical disconnect updates, and combustion air compliance.
Step 4: Prepare plans, drawings, and supporting documents
Preparing your project plans is one of the most important parts of the construction submittal process.
Regardless of your location, the AHJ isn’t going to want enough documentation to confirm your proposed work is up to code and matches site conditions.
Commonly required residential or trade project documents:
- Contractor license information
- Scope of work
- Manufacturer spec sheets
- Load calculations
- Site sketch
- Energy compliance forms
- Homeowner authorization
Commonly required commercial project documents:
- Architectural plan sets
- Structural drawings
- MEP plans
- Accessibility details
- Fire/life safety sheets
- Civil/site plans
- Engineering calculations
- Product approvals
- Existing vs proposed layouts
- Occupancy/use details
Inaccurate or missing project plans and drawings are one of the most common reasons submissions get delayed. Getting this documentation right the first time can mean the difference between getting your permit on the first try and navigating five rounds of back-and-forth.
Step 5: Submit the application correctly
Once your documents are ready, it’s time to formally submit your permit application. Submission methods vary by jurisdiction.
You might be asked to submit via:
- Online permitting portal
- In-person counter
- Hybrid system (e.g., upload online and pay in person)
Accuracy matters more than many applicants realize. Simple mistakes can send your application back before it’s even thoroughly reviewed.
On the application, you’ll probably need to provide:
- Property address
- Parcel/APN number
- Owner information
- Contractor information
- License numbers
- Job valuation
- Detailed scope
- Occupancy type
- Square footage
- Uploaded plans and attachments
For companies pulling permits at scale, standardizing this step saves a lot of time.
Step 6: Intake review and acceptance
Before the department begins its technical review, it might perform a completeness or intake check. In other words, they may verify that your application contains the minimum required items and is ready to enter the review queue.
This intake review might include checking that:
- Required forms are attached
- Payment has been received
- Plans were uploaded properly
- Correct permit type was chosen
- Contractor credentials are active
- Required signatures are included
If anything is missing, the permit may be marked incomplete, rejected, or placed on hold. This is a common hidden source of delay because many applicants think “submitted” means “in review.” Quite often, that’s not the case.
Step 7: Plan review
After the building department has confirmed that your application is complete, it enters technical review. At this stage, reviewers check whether your proposed work complies with applicable codes, ordinances, and safety requirements.
Reviewers are looking for:
- Safe structural design
- Means of egress
- Fire separation and alarms
- ADA/accessibility compliance
- Proper equipment sizing
- Ventilation and energy compliance
- Site drainage and utility impacts
- Setbacks, lot coverage, use restrictions
Plan review timelines vary wildly across jurisdictions. Some departments (especially those in large cities or rapidly growing counties) have substantial delays and wait times, while others can get your application reviewed in a matter of days.
Here’s a broad overview of average plan review timelines:
- Simple over-the-counter trade permits: Same day to several days
- Standard residential remodels: 1–4 weeks
- Larger custom homes: Several weeks
- Commercial TI or new construction: Weeks to months
- Complex multi-agency development: Several months
Backlogs, staffing levels, and project quality all affect timing.
Step 8: Corrections, comments, and resubmittals
Unfortunately, a lot of permits don’t pass first review – especially large or complex projects. Reviewers will issue correction notices requesting revisions or clarification if they notice something inaccurate or incomplete.
Examples of requests for revisions you might receive:
- Add beam sizing
- Clarify exit signage
- Provide restroom accessibility dimensions
- Update energy forms
- Show smoke detector locations
- Provide roof attachment details
- Correct occupancy classification
- Add equipment cut sheets
How you handle review comments can have a huge impact on the total permit timeline. Quite often, projects lose the most time after comments are issued, when revisions sit internally, responsibilities are unclear, or only part of the requested changes are addressed.
Best practices for resubmittals
Review comments immediately
As soon as you get comments back, read the full correction letter or markups the same day if possible. Separate minor administrative items from design or engineering changes so the team knows what can be fixed quickly and what requires more substantial coordination.
Assign each item to the right owner
Every comment should have a clear responsible party. That may be the architect, structural engineer, MEP consultant, contractor, permit coordinator, or owner representative. If no one owns each item, comments tend to stall.
Prioritize high-impact items first
Some comments are simple drafting edits. Others affect layout, structural design, accessibility, or equipment selection. Tackle the items that could create cascading changes first.
Coordinate architect, engineer, and trade input quickly
Many corrections touch multiple parties. For example, moving rooftop equipment may affect structural loads, electrical routing, screening requirements, and mechanical plans. Quick coordination prevents conflicting revisions.
Respond directly to every comment
Provide a written response letter or matrix that addresses each reviewer comment one by one. State what changed, where it changed, and sheet references when applicable. This helps reviewers move faster on the second pass.
Re-submit a complete package
Don’t send partial updates unless the jurisdiction specifically allows it. Include all revised sheets, updated forms, response letters, calculations, and attachments together. Incomplete resubmittals could trigger another rejection or hold.
Step 9: Permit issuance
Once all reviews are approved and fees are paid, you’ll receive your permit.
You may receive:
- Permit card
- Approved stamped plans
- Inspection record card
- Conditions of approval
- Posted jobsite documents
- Expiration dates and renewal rules
At this point, work can usually begin legally, subject to conditions. But remember: permit issuance does not mean you are done with the process.
Step 10: Building permit inspections
The building permit inspection process ensures the work installed in the field matches the approved plans and complies with local codes. Permit approval gets a project started, but inspections are what move it through each construction phase.
Most jurisdictions require inspections at specific milestones before work can continue or be concealed. For example, framing usually needs to be approved before you can install insulation and drywall, and underground utilities are typically inspected before trenches get backfilled.
Inspection procedures vary by location. Some departments offer online scheduling portals and next-day appointments, while others may require several days of lead time.
Common inspections:
- Foundation/footing: Conducted before or during concrete placement, depending on the jurisdiction. Inspectors may review excavation depth, rebar placement, anchor bolts, setbacks, and soil conditions
- Underground plumbing/electrical: Required before trenches are covered. Inspectors typically verify pipe materials, slopes, cleanouts, conduit placement, and burial depths
- Slab or under-slab inspections: Common when plumbing, vapor barriers, reinforcing steel, or embedded systems are installed before a slab pour
- Framing: Performed after structural framing is complete. Inspectors may review framing members, connectors, shear walls, hold-downs, stair geometry, headers, and structural details
- Rough electrical/plumbing/mechanical: Completed after systems are installed but before walls are closed. This may include wiring, ductwork, vents, piping, equipment connections, and clearances
- Insulation/energy compliance: Required in many jurisdictions to verify insulation values, air sealing measures, duct sealing, and other energy code items
- Drywall/lath/fire-resistance assemblies: Some jurisdictions require inspection of wall assemblies, shear nailing patterns, or lath before finishes are applied
- Fire protection systems: Separate inspections are often required for sprinklers, alarms, kitchen hood suppression, standpipes, or related life-safety systems
- Final inspection: Conducted when the project is substantially complete and ready for occupancy, turnover, or signoff. Inspectors verify life-safety items, finish conditions, equipment operation, handrails, address numbers, and overall code compliance
Step 11: Final approval and closeout
After the project has passed all required inspections, your permit can be finalized.
Depending on project type, final closeout may include:
- Final permit card
- Certificate of Occupancy (CO)
- Certificate of Completion
- Utility release
- Trade final signoff
- Closeout documentation
Closeout is crucial because open permits can create problems later during property sales, refinancing, insurance renewals, and tenant turnover.
What can cause a permit to be denied?
Permit denials, rejections, or holds are more common than you might expect. In some cases, the issue is technical. In others, it comes down to incomplete paperwork, conflicting information, or local zoning restrictions.
That said, most permit problems are preventable if you prepare and submit your application carefully.
- Incomplete applications
Missing forms, unsigned documents, or incomplete contact information can stop an application before plan review even begins. - Incorrect permit type selected
Applying for the wrong permit category can create delays or outright rejection. For example, a structural remodel submitted as a simple interior alteration may need to be reclassified and refiled. - Missing or inadequate plans
If your drawings don’t provide enough detail for reviewers to evaluate the work, expect to be hit with requests for revision or a flat-out denial. Common issues include missing dimensions, unclear scope, no structural details, or inconsistent sheet sets. - Code compliance issues
Plans that don’t meet current building, electrical, plumbing, mechanical, fire, or energy codes will be denied until revised. - Zoning conflicts
Even if the construction itself is sound, the project may not meet zoning requirements. Setbacks, height limits, parking minimums, lot coverage, occupancy use, signage rules, and historic district restrictions can all prevent approval. - Contractor licensing or registration issues
Some jurisdictions require active local registration, state licensing, insurance certificates, or trade-specific credentials before issuing permits. If those records are expired or missing, the permit may be placed on hold. - Unpaid fees or outstanding balances
Permit fees, impact fees, utility fees, or prior unpaid balances tied to the property may need to be resolved before your submission can be approved. - Existing violations or open permits
If the property has unresolved code violations, stop-work orders, or older permits that were never closed out, the jurisdiction may delay new approvals until those issues are addressed. - Inconsistent project information
If the scope described on the application does not match the plans, valuation, contractor listed, or other submitted documents, reviewers may reject the package until everything aligns.
Keep projects moving with less friction.
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Common challenges with the permitting process
Every jurisdiction operates differently
Permitting is highly localized. Two neighboring cities could have different application forms, submission portals, review timelines, inspection procedures, fee schedules, and code interpretations.
What works well in one market may cause delays in another. If your company works across multiple municipalities, that inconsistency can be an operational headache.
Unclear requirements upfront
So many permitting delays begin before the application is even submitted. Some jurisdictions clearly publish requirements online, while others have outdated checklists, limited guidance, or project-specific requirements that only surface later. This leads to missing documents, wrong permit types, or incomplete plan sets.
Slow plan review timelines
Permitting delays are a contractor’s greatest – and perhaps most common – enemy. Between staffing shortages, seasonal surges, and significant backlogs, so many building departments take weeks or even months to review permit submissions. Even a flawless application can end up waiting in line longer than expected, which makes scheduling labor, materials, and customer commitments more difficult.
Poor visibility into status
So many contractors and builders still rely on email chains, spreadsheets, voicemail updates, or multiple portals to track permit progress.
That creates common questions like:
- Has the permit been accepted?
- Is it in review?
- Who owes the next action?
- Were comments issued?
- Has the inspection been scheduled?
Without centralized visibility, teams waste time chasing updates instead of moving work forward.
Inspection scheduling bottlenecks
Getting the permit is only part of the process. You also have to navigate inspections.
Missed inspection windows, limited appointment availability, failed inspections, or unready job sites can stall projects after work has already started.
Multi-jurisdiction growth complexity
As you expand into new markets, permitting becomes harder to manage at scale. Each new city adds new contacts, new processes, and new local rules. What worked for five municipalities may break at 25.
Changing codes and local policies
Building codes, energy standards, zoning rules, and submission processes change regularly. A workflow that worked last year may be outdated today. Teams that don’t stay up-to-date risk avoidable corrections and delays.
Tips for navigating the permitting process with ease
The permitting process can feel unpredictable, but so many delays are avoidable. Moving permits faster isn’t a matter of luck – it means you’re more prepared, more organized, and more proactive from the start.
These practical strategies can help whether you manage one project or hundreds:
Tip 1: Start permitting earlier than you think
One of the most common mistakes is treating permitting as something that starts after design is finished or after a project is sold. In reality, permitting should begin during the beginning stages of preconstruction.
Early research into jurisdiction requirements, zoning constraints, lead times, and submission standards helps teams build more realistic schedules and avoid last-minute surprises.
Tip 2: Confirm the correct permit path upfront
Not every project follows the same route. Some scopes need only a trade permit. Others may require zoning approval first, multiple departmental reviews, or separate permits for fire, utilities, signage, or civil work. Clarifying the approval path early can prevent expensive rework later.
Tip 3: Submit complete, coordinated packages
Strong first submissions save time.
Before filing, confirm that the application, plans, valuation, contractor information, and supporting documents all match. Incomplete or conflicting packages are one of the fastest ways to create delays.
Tip 4: Write clear project scopes
Vague descriptions invite questions.
Instead of “remodel,” explain what is actually changing. Use specific verbiage, like structural work, new equipment, plumbing relocation, electrical upgrades, occupancy changes, or finish-only updates.
Tip 5: Stay organized during review
Once submitted, track every milestone:
- Submission date
- Intake acceptance
- Reviewer comments
- Resubmittal deadlines
- Fees due
- Permit issuance
- Inspection milestones
- Final signoff
Permits often slow down because no one notices the next action item in time.
Tip 6: Respond to corrections quickly and completely
Reviewer comments are a normal part of the process. What matters is how quickly and thoroughly your team responds.
Assign ownership immediately, coordinate revisions fast, and address every comment in one complete resubmittal whenever possible.
Tip 7: Build local knowledge
Every jurisdiction has its own preferences, workflows, and unwritten rules. Understanding those local nuances can make a major difference in approval speed.
That knowledge may come from internal experience, trusted partners, or dedicated permitting support.
Tip 8: Use systems that scale
Spreadsheets, inbox threads, and scattered status updates may work for a small number of projects. But once your permit volume grows, it can become nearly impossible to keep track of everything.
Permit management software like PermitFlow helps contractors, builders, developers, and architects centralize the entire process in one place. You can track permit statuses, assign ownership, manage deadlines, coordinate inspections, and maintain visibility across every active project.
Instead of chasing updates across emails and spreadsheets, your growing team can use standardized workflows and real-time reporting to stay in control across multiple markets.
FAQs
How long does it take to get a building permit?
Timelines vary widely based on jurisdiction, project scope, and workload. A simple trade permit may be approved in a few days, while residential remodels can take several weeks. Large commercial, multifamily, or multi-agency projects may take months.
Who is responsible for pulling permits?
That depends on the project and contract structure. It may be the general contractor, trade contractor, homeowner, developer, or owner’s representative. However, responsibility should always be clearly defined before work begins.
Do I need separate permits for electrical, plumbing, or HVAC work?
Often yes. Many jurisdictions issue separate trade permits even when there is an existing building permit for the overall project. This is common on remodels, additions, and commercial tenant improvements.
Can I start construction before the permit is issued?
In most cases, no. Starting work before approval can lead to stop-work orders, fines, failed inspections, and rework. It can also create insurance or contract issues if something goes wrong during unpermitted work.
What if my permit expires before the project is finished?
Some permits expire if work does not begin within a certain timeframe or if progress stops for too long. Depending on the jurisdiction, you may be able to request an extension or renew the permit, but you might have to reapply.
Can a permit be transferred to a new contractor?
Sometimes, but not always. Some jurisdictions allow contractor changes through a formal amendment process, while others require a new permit application or updated licensing documentation.
What happens if permit plans change after approval?
If the scope changes after issuance, revised plans may need to be submitted for approval. Significant structural, layout, occupancy, or system changes often require formal revisions before work continues.
What happens if an inspector finds unpermitted work after?
If an inspector discovers work that was completed without the required permit, the jurisdiction may issue a correction notice, stop-work order, or require a retroactive permit application. In some cases, finished work may need to be opened so hidden electrical, plumbing, or structural elements can be inspected. Penalties or additional fees may also apply.
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