Think Your Remodel Doesn't Need a Permit? Check This First
It is tempting to assume that work inside your own home is your own business. In most cities it is not, and finding that out after the work is done is far more stressful than finding out before.
Who decides?
Permits are issued by the city or county where the property sits. Within the City of Los Angeles that is the Department of Building and Safety (LADBS), with the Department of City Planning handling land-use questions. Other cities in Los Angeles County, such as Santa Monica, Pasadena or Beverly Hills, run their own departments with their own forms and rules, and unincorporated areas fall under the County. The first step is always to confirm which agency has authority over your address.
What commonly needs a permit
Requirements vary, but projects that commonly require permits include:
- Adding floor area or a new structure.
- Moving, removing or altering walls, especially structural or load-bearing ones.
- Changes to plumbing, electrical or gas systems beyond simple like-for-like repairs.
- Re-roofing or work on the building envelope in some cases.
- Converting space for a new use, such as a garage into living space.
- Retaining walls, grading and some fences or decks, depending on size and height.
Cosmetic work such as painting or replacing flooring generally does not, but even that can be affected by local rules. When in doubt, ask the department directly. Most offer a counter or online option for exactly this question.
More than one approval may apply
A building permit is often only one layer. Depending on the property, you may also encounter planning review, hillside rules, a historic overlay, a homeowners association, or in California's coastal zone, a coastal development permit. Sorting out which of these apply is one of the most valuable things done early in design.
What does permit review look like?
For projects that need drawings, the usual sequence is: prepare drawings and supporting documents, submit them for plan check, respond to review comments, receive the permit, then schedule inspections during construction. Review times and the number of comment rounds vary widely by city, project type and complexity, so be wary of anyone who promises a fixed timeline.
Why unpermitted work is a real risk
Unpermitted work can create trouble during a sale, an insurance claim or a refinance, and a city may require changes or even removal if it discovers work that was done without approval. It is also a safety question, because inspections exist to catch problems that are hidden behind walls. Bringing existing unpermitted work into compliance can be more complicated than permitting it correctly the first time.
A permit is not a toll. It is a second set of eyes on the parts of your house you will never see again.
An architect can help you work out early which approvals your project is likely to trigger and prepare the drawings the city will ask for. Related reading: how historic overlays and zoning limits can reset your plans.
General information only, not legal, engineering or code advice. Rules differ by city and change over time, so confirm the details for your property with your local building and planning departments and with qualified professionals.