Wouldn’t it be great if we could just pull up to a vacant lot and begin construction on a new building? If there weren’t any restrictions on what we can do to buildings, if there weren’t any permissions required to perform work? While it’s tempting to say “yes, that’d be PERFECT”, we should hit pause. Building permits are a vital part of maintaining our country’s infrastructure – they ensure that work will be performed in accordance with building codes, that it will be done correctly and that all parties involved are on the same page before any work begins. They’re also necessary for properly documenting project documents like drawings, inspections, etc. This article is all about understanding building permits, plus a building permit process flowchart/infographic!
What Is A Building Permit?
A building permit serves as proof that permission has been granted to move forward with a construction project. There are many types of building permits required for various types of work, but the simplest way to view permits is to think of them as permission. The similarity between the words ‘permit’ and ‘permission’ is clear.
In construction, building permits are classified under one of the following criteria:
- New Construction
- Demolition
- Alterations
On the broadest spectrum, a construction project will probably fall into one of these three categories.
Who Issues Building Permits?
So who exactly gives this permission to begin work? In the vast majority of cases, it will be the Department Of Buildings (DOB). A DOB exists within the jurisdiction of nearly all towns and cities in the U.S. In rural areas, the DOB can exist on a county-level rather than town or city.
The Dept. of Buildings is therefore a government agency. The DOB is responsible for knowing, understanding and enforcing all building codes on each project within their jurisdiction. This includes the local codes within their town or city, but also State and Federal level requirements, too.
The Department Of Buildings contributes to the planning of any and all construction that happens, in that they’re the ones who must ultimately approve a project. By issuing a permit, the DOB has reviewed the project on paper i.e. property survey, Architectural drawings, structural drawings stamped by a Professional Engineer, etc. and has given it their blessing to move forward.
While this seems like the end, it’s actually where construction permits begin. Below, we’ll dive deeper into the building permit process.
A Building Permit Process Flowchart
Below is an infographic of the building permit process on a typical construction project. This flowchart represents what the process looks like from a property owner’s or developer’s perspective.
We’ll go through each of these steps below as well!
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Understanding Building Permits: The Necessary Steps
The most important aspect of understanding building permits is to know the steps necessary for getting one. Pursuant to our infographic above, here are the five fundamental steps of obtaining a building permit.
1. Before Getting A Building Permit, The Owner Prepares For Submitting A Permit Application
Once an owner decides to move forward with a construction project, they hire a design professional to plan the project on paper.
This includes hiring an Architect and/or a Licensed (P.E.) Structural Engineer to draft building plans as well as develop written specifications for what the building requires. At a minimum, projects at this stage require a set of drawings stamped by a Licensed Architect and another set stamped by a Professional Engineer.
In addition to these design services, the property owner will hire a surveyor to survey the land on which the project will be located. Depending on the project, this may also include taking boring samples of the ground or inspecting the property for hazardous material.
These initial documents will be issued to the Department of Buildings for review.
2. Owner Files For Building Permit With Applicable Agencies
Once these documents are ready to go, they’ll be sent to the Department of Buildings for review. The Owner pays various fees at this stage as well.
The application for building permits requires a lot of paperwork and forms. Due to the sheer quantity and complexity of them, many owners hire permit expeditors to do this for them.
3. General Building Permit Approval For Owners & Clients
At this point, the permit will either be approved or rejected. Should the DOB approve the permit, the owner will receive a physical copy of the permit to post on the job site.
The project can therefore proceed. Work may begin, which includes the owner hiring contractors to perform the work. Some types of construction require additional permits before they can proceed, which we’ll go through below.
Should the DOB reject the permit application, the owner will receive comments and markups as to why it didn’t get approved. Drawings and the design may require tweaks. The plans will then be resubmitted. A review meeting between these parties is required in some circumstances.
The Department of Buildings in many cities and towns have modern websites where these project-specific documents can be downloaded. These websites often include status updates as the permit process moves forward.
4. Specialty Building Permit Filing & Approvals For Contractors
While the overall project can begin once the general building permits are issued, certain types of work require additional permitting before they can start. Here are a few examples of construction types that require additional permitting:
- Scaffolding & Overhead Sidewalk Protection
- Structural Welding & Bolting
- Hazardous Material Removal / Abatement
- Excavations & Trenches
- Concrete – Rebar, Support, Pouring
- Roadway / Department of Transportation
- Utility Work – Electric, Plumbing, Sewer
- Shoring & Bracing
- Work With An Environmental Impact
- Projects That Are Deemed Landmarks Or Historic
- Work Involving Or Adjacent To Trains, Rails & Subways
- Cranes, Derricks, Hoisting & Rigging
The list goes on, but these types of construction carry higher risk and must be thoroughly reviewed prior to any permit being issued.
5. Building Inspections & Project Close-Out
Many types of work listed in the prior section must be inspected as they’re performed. Here are a few examples of work that must be inspected in accordance with the building permit:
- Welding – Certifications, Sizes, Etc.
- Bolting – Tension, Torque, Size, Type
- Hazmat – Test Area For Concentration / Presence After Removal
- Concrete – Rebar Spacing/Sizing, Concrete Strength/Samples, Thickness
While the Department of Buildings (or any other permitting agency) may perform inspections themselves, it’s also possible for owners to hire a third party inspection agency to do this. These companies will be present on the job site while the work is going on and will perform the services above, as well as issue forms that support inspections and the work taking place.
Once work is complete, all of the inspection paperwork will be submitted to the DOB for their records. They’ll also get a copy of the final drawings (as-builts) for the project. Nearly all construction projects will require a host of forms and paperwork that go with this package.
The project is done and the permit is closed!
Understanding Building Permits: In Summary
While the building permit process seems complicated, it’s at least for good reason. Building permits are an essential part of safe, up-to-date construction – both in practice and result. Now that you understand the steps required to obtain and comply with a building permit, any future involvement you have with permits will seem like a breeze. Thanks for reading and I hope you enjoyed!
