If you are considering making improvements in your single-family home on your own without hiring a contractor, remember to check whether or not you need to get a building permit for whatever you are planning to do.
Skipping this part of the process can have serious consequences when selling your home mainly for two reasons: 1). the non-permitted square footage will be subtracted from the square footage of your home to protect buyers from paying for space that does not legally exist, 2). some potential buyers will walk away as soon as they find out about the unpermitted work as they are unlikely to want to deal with the inconvenience of getting the necessary permits afterward. As a result, all the unpermitted work performed in a home always leads to a lower listing and selling price compared to similar properties located in the same neighborhood.
1). Permits for DYIers
Like any contractor, DIYers must consult their local building department to confirm whether or not a permit is needed for any given project. Building permits are typically issued by local municipalities based on their specific codes, which address health and safety issues. Local permit departments also enforce state laws related to building construction, maintenance, use, repair, and rehabilitation which include but are not limited to the application of state-mandated energy conservation, disabled access, and housing laws.
Contrary to what most people think, DIYers can apply for building permits. The local permit department will issue a special owner/builder permit to the homeowners which will allow them to act as a general contractor during the project and hire subcontractors for specific complex tasks.
For more information pertaining to the owner/builder permit in Santa Clara County, you can call the Santa Clara County permit center at 408 299 5700.
Also, for the record, be aware that:
1) in some areas, the owner-builder permit will only be given to those living in their house.
2) in case an owner is flipping a house for profit, it’s mandatory that some of the work be done by a licensed contractor for tasks such as laying gas lines, replacing plumbing, electrical work, or demolition.
3) If your property is located in an HOA community you must refer to the CC&Rs and when applicable contact the architectural control committee (ACC), before making any major improvements in your uni. The ACC is responsible for maintaining the aesthetic and structural integrity of the association. It oversees homeowners’ architectural requests and their compliance with the architectural guidelines of the community.
2). Building Permits: Back to the Basics
First, let’s state the obvious: simple repairs and replacements can be done without applying for a permit. For instance, repainting your house, adding kitchen cabinets, replacing certain kitchen appliances, repaving your driveway, installing floor coverings, or erecting a small fence.
Building permits are required for most home renovations and remodeling projects when they affect or change the structure of a building or its usage, or have the potential to create an unsafe environment.
In Santa Clara County, a building permit must be obtained before you construct, enlarge, alter, move, replace, repair, improve, convert, demolish, or change the occupancy of a building or structure.
You will find below, for informational purposes only, lists of projects for which a permit is required or may be required. Please always contact your local permit department to double-check with them before starting a project.
Building permits are required if your project includes The demolition of a building or structure, a new construction or major renovation or remodeling work, adding or removing walls (e.g. a load-bearing wall), building a garage, re-roofing a house, etc.
In certain cases, you may need to apply for a sub-trade permit separately from the building permits. A sub-trade permit is the common wording for a permit pertaining only to plumbing, electrical, and mechanical fixtures. You must get these permits before performing any electrical, mechanical, or plumbing work.
Mechanical permits are required when any mechanical system is installed, altered, repaired, replaced, or remodeled such as heating, ductwork, or cooling unless specifically exempted by the California Mechanical Code or by County Ordinance.
Electrical permits encompass any electrical work on a building or structure such as installing electrical wiring, transformers, or lighting.
Plumbing permits usually pertain to bathroom or kitchen piping such as sinks, toilets, drains, or back-flow devices.
To wrap up, as a DYIer, always make sure your renovation complies with the local building rules and regulations. Remember that building without a permit could be an expensive mistake in the long run when re-selling your property.