Quick answer
Confirm zoning, get the department's submittal checklist, prepare the drawings, submit, go through plan review, answer any comments, then build with inspections until the final inspection closes the permit. Incomplete submittals and slow comment responses cause most delays.
Every jurisdiction runs its permit process a little differently, but the steps are broadly the same across the United States. Knowing them in advance is the easiest way to avoid delays.
1. Confirm what you are allowed to build
Before any drawings, check zoning: setbacks, height limits, lot coverage, and whether your use is allowed. Also check for historic districts, flood zones, easements and homeowners association rules. A short call or email to the planning department now can save a full redesign later.
2. Find out what the department needs
Most departments publish a submittal checklist for each project type, such as a deck, an addition or a new house. It tells you which drawings, calculations, forms and fees are required. Some offer a pre-submittal meeting for larger projects.
3. Prepare the drawings
Site plan, floor plans, elevations, sections, structural sheets and any required engineering, mechanical, electrical, plumbing and energy documents. Parts outside the residential code’s prescriptive tables are designed and sealed by a licensed engineer. See our plan set checklist.
4. Submit the application
Most departments now take submittals through an online portal. Upload the plans as the format they ask for, complete the application and pay the intake fee. An intake check confirms the package is complete before it goes to review.
5. Plan review
Reviewers check the drawings against the codes. Larger projects may be reviewed by several disciplines at once: building, structural, fire, zoning, mechanical, electrical, plumbing and sometimes engineering for grading and drainage. Review time ranges from same-day for simple work in some places to many weeks for new homes in busy cities.
6. Respond to comments
It is normal to receive a comment letter. Each comment needs a clear answer and, where required, revised drawings. See how to respond to plan review comments.
7. Permit issued, then inspections
Once approved, the permit is issued and the approved plans must stay on site. Inspections follow the construction sequence: typically footing, foundation, framing, rough mechanical, electrical and plumbing, insulation, and final. Do not cover work before it is inspected.
8. Final inspection and close-out
The final inspection closes the permit, or issues a certificate of occupancy for new living space. Open permits cause problems when you sell or refinance, so make sure the permit is formally closed.
Where projects lose the most time
- Incomplete submittals that are returned at intake
- Drawings that disagree with each other or with the calculations
- Slow or partial responses to review comments
- Starting work before the permit is issued, which can bring stop-work orders and fines
How Residential PE helps
We prepare the engineered parts of your submittal, check them against your jurisdiction’s checklist, and answer reviewer comments until approval at no extra charge. Send your plans for a fixed-fee quote.
Common questions
How long does a residential permit take?
Anywhere from a day for minor work to a few months for a new house in a busy city. Your department’s website usually lists current review times.
Can I start work while the permit is in review?
Generally no. Work started without a permit can trigger stop-work orders, fines and having to open up finished work for inspection.
What happens if my permit expires?
Permits usually expire if work does not start, or stops, for a set period. Many departments allow an extension if you ask before it lapses.