Do permits stay with the contractor?

[Hobby_Man22]

Say I have a contractor pull a building permit and an electrical permit. Are these permits only valid if that particular contractor does the work? What if I change my mind and want to use a different contractor after they give me the permit?

 

[FredWanaker]

normally a permit is for work at a specific property. It lists the work that will be done, and sometimes requires engineering drawings. as well as who will do the work. There is a cost involved to get the permit, sometimes additional fees based on the cost of the improvement. If the contractor provides the details, the drawings, the specifics of the work, and pays for the permit, there is no way he is going to hand all that to you without you having to pay him back for his expense and time.

 

[Hobby_Man22]

So I can pay a contractor to pull the permit and then just not do anything else? It looks like you typically have 6 months to start work.

 

[Hobby_Man22]

Or will they also want a percentage upfront for the agreed cost of the job?

 

[engineer2]

Around here the permit needs t be posted on the job site. He who holds the permit will post it.

Unfortunate law. In Chicago a posted permit is a signal to thieves and squatters.

 

[vrinner]

I acted as my own GC and pulled my own permits. But from what I can tell from the process, the permit is for the property and it really wouldn't have mattered who I got to do the actual work because that wasn't part of the permit. For instance I had to have a permit for my retaining wall. I submitted the drawings (done by a local engineering company), got the permit then had my concrete contractor build the wall as per the drawings.

 

[cvairwerks]

Around here the GC pulls the permits for the structure, curb cuts and utility ties. The trades pull their own, unless they word directly for the GC and are not under contract. The HVAC and plumbers can pull city wide blanket permits for certain things so that they don't have to pull individual job permits. Here, you fire the permit holder and the permit dies and has to be refiled. I don't know what the refile cost is, if any. If the task doesn't require a license, the homeowner can pull their own permits.

 

[nadogail]

I pull my own permits as the "Owner Builder". There will be no question about who owns those permits.

 

[cleanspg]

You need to look at the rules for your jurisdiction to see what is allowed, but in no case that I can think of would the contractor themselves pull the permit and give it to you and let you do the work, or have someone else do it. You might find a contractor that would agree to start the process but delay the start of the work and further payments. Are you just trying to spread out payments, or are you just trying to get the process started and be ready? Why are you looking to do this? Why not pull the permits yourself if that is allowed? If not allowed because the permit has to be issued to a licensed contractor, then obviously the permit stays with that contractor.

In my city, you have to be a contractor licensed in the city to pull a permit and do the work. The permit is tied to the contractor. As the owner, you can pull your own permits, but you sign a form stating that you are doing 100% of the work yourself. If you were paying anyone to do any work (like hourly labor), you would need to apply and become a licensed contractor and have insurance, etc. If you were hiring a contractor, they need to pull the permit. I believe it was also possible for the owner to pull various permits and have someone else do the work on a complete project, but you had to have the name of the contractor and that contractor had to be licensed in the city.

 

[billconner]

In my experience a person has to sign the permit application and that person assumes responsibilities for the work. Could be an owner or contractor or an owners representative, like an architect. All the ones I've seen state who is doing the work. The permit was issued based in that. I don't know how a permitee us changed, whether a new permit or there is another procedure, but it can happen. One contractor goes bankrupt and another takes over.

I suggest you ask your building department if you can do what is driving this question.

 

[Hobby_Man22]

They weren't much help. I asked for an application and they gave me one, but said your contractor will know what all is needed and will pull permits. I wanted to pull the permit myself to make sure they'll let me build what I want then hire a contractor.

 

[Jlarson]

Any smart contractor or company is going to cancel their permit if they aren't doing the work anymore. Why would they want the liability of someone else's work? That's just SOP in the industry, if the customer stops paying, is a dead beat and we walk whatever, call and kill the permit(s).

Most places also have rules against license selling and or permits for money. Any company that does it is on the hook for the liability for work they didn't do, dumb.

 

[65ranchero]

While I was in my other house I filed a permit for electrical work done by a licensed electrician .
I got the application and the contractor put his license number on it, payed the fee . I own that permit and posted on the front of the house, and was produced when the house was inspected for sale.(the buyers wanted to know)

 

[Bad Habit]

Check with the jurisdiction. In WA every contractor on site needs their own permit (and license). Yes as an owner you can pull your own permit, but you have to be doing the work yourself, or pay a contractor with their own permit to do the work.

 

[eejack]

In New Jersey, the entity responsible for the work pulls the permit. It can be a homeowner or a contractor. However the permit holder is entirely responsible for the work, so if my company pulls an electrical permit no one else can do electrical work under that permit.

So in New Jersey, the permits stay with the contractor.

 

[mikedodge]

You'll have a hard time getting contactor who's willing to get a permit for you and walk away. The city can also come back with questions that need to be answered by a licensed contractor.
If you want to do the work yourself you should read up on the bylaws and see what's involved. If you're going to hire someone to do the work you should get them involved.

 

[haveissues]

In my case I did just what you want-pulled a permit to make sure I can build what I want and then hired a company to put up the building, which they did under my permit. I did the remainder of the work myself.

 

[FMB4]

In ID contractors performing Electrical, HVAC or Plumbing work are required to obtain permits in their name and their name only.

 

[oltruckag]

Its location specific how it works exactly, here in Georgia I pull a permit for work being done by my company and its done under my supervision. A license is required to pull a trade permit, and the permit is based on the licensed individual performing/supervising/being responsible for the work.

Since I hold the license, I'm responsible for code compliance, good workmanship and getting inspections done. I'm also the qualifying licensee for the company to engage in contracting in our state. Hiring an unlicensed contractor can also make a contract unenforceable which is how smaller 'two guys in a truck' can scam homeowners and get out of it without much hassle.

So, in essence if I pull a permit is it specifically to cover the work performed by my company. I wouldn't pull a permit for someone else or another company as it's my name and license on the line if the work is of poor quality, fails inspection or worse injures or kills someone.

In Georgia homeowners are allowed to pull permits as well for self performed work, but only on a residence they live in (no rental properties).

I believe Texas is similar, but I haven't done any construction/installation in Texas since 2003 so I'm not sure what the current situation is down there.

Tyson

 

[sixty4]

Say I have a contractor pull a building permit and an electrical permit. Are these permits only valid if that particular contractor does the work? What if I change my mind and want to use a different contractor after they give me the permit?

Yes why would you think other wise? You can drop him as the permit holder. Here you can send a letter to the building dept, and file your own if your AHJ will allow you to this as a homeowner as long as it's not a two family home. Doubtful if doing your own service this will fly but who knows. Good luck!

 

[BillK]

I wanted to pull the permit myself to make sure they'll let me build what I want then hire a contractor.

You shouldnt have to pull a permit for that purpose. You should be able to tell them what you want to do and they will tell you if it is allowed. You should be able to submit your plans and see if they will approve them. That is totally different than pulling a permit.

 

[Hobby_Man22]

What do I do to do that? Give them the sketch of the building that the metal building company gave me and then maybe a copy of my land survey and ask if that is something they'll approve?

 

[cvairwerks]

You come up with basic plans and elevations and go to P&Z first for approval. Once approved, the detailed plans are taken to the building department for review and approval. Permits are then pulled against the approved plans.

Depending on what is being built, detailed plans can be as little as a quality set of sketches with some decent notes that define the work to the satisfaction of the building department.

 

[MushCreek]

The short answer is that only your local office can answer these questions. Every place is different. I followed County codes, which are different than city codes, but I'm outside of the city limits. In my case, I pulled my own permits and did my own work. There was a space on the application for the contractor's license number, but I just put in 'homeowner', as instructed by the permit office. I don't know about permits pulled by someone else.

 

[billconner]

HobbyMan - I'm confused why before starting you think you may change contractors? There's a peace to this missing.

 

[racecougar]

What do I do to do that? Give them the sketch of the building that the metal building company gave me and then maybe a copy of my land survey and ask if that is something they'll approve?

Pull up the website for your county services and you should be able to find the info you seek. If not, the call the code enforcement/permit office and inquire.

For example: https://www.jeffcomo.org/267/Permits

Note that it provides the applications, checklists, and additional info.

 

[Jackfre]

the original post immediately had me thinking, contractor pulls permit and you do the work under the contractors cover but without his oversight. That is fraud in the worst view. I get what you want to do, but suggest you get a complete set of plans for the structure and a complete site plan, which they absolutely want to see as to how the building sits and where associated services will show, Electical supply, sewer/septic, set-backs. With the up-front work done a visit to the bldgdept has a better chance of getting a review and suggestions from the dept. I can look at my County web site and find all this out, as previously suggested. Without doing the homework and having a credible package it is a waste of the depts time to talk to you about it. I had full sets of architectural plans and the architect actually pulled my permit in my name for both a total re-model of the house and the construction of my shop and I was the “owner-builder” and responsible for the work. I paid him to do it and his being pals with the folks in the bldg dept it was money well spent, as in smoooooth. My electrician pulled a separate permit for the change to the electrical service to the property to satisfy PG&E. Otherwise all the permits are mine. the more work you do upfront the better you will be and the fewer surprises there will be in the build.

 

[vrinner]

What do I do to do that? Give them the sketch of the building that the metal building company gave me and then maybe a copy of my land survey and ask if that is something they'll approve?

Go to the city planning department, ask them for info on what kind of building you can build (wood, steel), maximum SF, maximum height you can build, set backs, any CC&R's that you must comply with (has to be painted blue or needs to be built in the same style as your house), is electrical and plumping allowed/required. With that info, you can then figure out what you can build. If they say you cant build a steel building but can build a wood frame then you know where to start. If they say you need 5' setbacks on all sides of your property and building cannot exceed 1200SF, then draw out your property to scale and see where you can put a 1200Sf building and does it make sense.

Then once you figure out what you can build, where you can build it, THEN go back to the city with your rough drawing and basics on what you are going to build...say wood frame building with bathroom, 1000SF placed right here on my property. Ask them if this will be OK. If you get the OK, THEN start working with the building designer/architect to draw up your plans. THEN go to the city when ready and start pulling permits.

 

[dcg9381]

Say I have a contractor pull a building permit and an electrical permit. Are these permits only valid if that particular contractor does the work? What if I change my mind and want to use a different contractor after they give me the permit?

Here, anyone can pull the permit. If, for instance, you hire a GC and he pulls the permit, then his name is on the record for pulling the permit and managing the process through to permit complete/inspected. So last build I did, working with a GC, I pulled the permit and it resided in my name.

This "sounds" great, but any time there was an issue with the permit process or a revision necessary, I was in the middle of getting those resolved. So if septic needed a revision - I had to handle all the paperwork and management of the septic engineer and plumber... Basically ended up doing the GCs job for him.

So advantages/disadvantages both ways.

 

[egdede]

They weren't much help. I asked for an application and they gave me one, but said your contractor will know what all is needed and will pull permits. I wanted to pull the permit myself to make sure they'll let me build what I want then hire a contractor.

Definitely can save money especially if you know enough to run a contracting business. Notice I didn't say 'if you know how to do the work yourself.)

When the contractor pulls the permit you can get them to agree to 'approved final inspection' before the last payment is made. Hold back at least 10%. I have rescued homeowners who tried to do this ('abortions') when they couldn't get a final for whatever reason and the contractor had already done the work they were hired to do

 

[yeldogt]

No one is going to go through the process of getting the permit w/o the job and a down payment?

In many areas a homeowner can work on his own property .... no a rental or commercial.

I have also had the task of having to fire a contractor and then transfer permit ownership to me and then to a new contractor. It;s usually just a simple "sign here" to put in owners name. New contractor needs to fill in all his stuff just as if new permit

 

[bigdav160]

The OP has a fixation with the permitting system. Not long ago he ask if the authorities were going to make him tear down his project without a permit. In much of Texas there is no permitting/inspection system like you see on television. It sounds like his county has a voluntary system so to alert the taxing authorities to increase his property appraisal. They will thank him for his ignorance.

 

[reader2580]

If the reason not to get a permit is to not increase the property taxes it is likely the taxing authority will find out eventually after you build a new building. Many taxing authorities regularly scan satellite photos looking for decks, sheds, additions, garages, and other exterior construction that is new. They will add it to your property taxes at that point.

 

[John in OH]

The specific requirements probably vary from location to location. I have always pulled my own permits ... before even hiring a contractor. The permit is for a specific project on a specific site ... contractor is not relevant.

What would be the point of hiring a contractor and signing a contract, for a job that might not get permitting approval??? Or, if you have jumped through hoops to get a permit approved with a specific contractor and you fire him, you shouldn't have to start the permitting process all over again with a new contractor.

 

[FredWanaker]

Get a copy of the lot map for your lot. Make sure the copy is large enough to read it, draw pencil lines on it etc. Study it to see where the lot lines and easements are.

Call the permitting agency and ask them if their building codes are online. Most are these days. Go to that site and look up the codes on outbuildings - max size, and set backs, whether another drive way is allowed etc..

Now look at your lot and if you have septic etc or a well etc., figure out where your out building can go.

You are now ready to say to a building staff person this is what I would like to do. Do you see any other restrictions that might interfere. Now you can start pricing concrete, wiring, the building etc.. The city/county may say - yes you can put it anywhere back there you want, or they may say that area drains to a wetlands so you need to do some other things etc..

Once you get to this point your general answers will be done, and you can hire someone to do the drawings that you will present to the city/county whomever to get approval. You can also shop contractors at that point. Or you can find a GC to oversee the whole thing. You may have issues running power, or maybe not - sometimes a new line is needed, you may have issues running septic or sewer etc., all these things have to be considered.

 

[reader2580]

Even municipal city and zoning officials don't always know the code. I read my city's zoning code front to back and it said nothing about height of a garage. I asked the folks in building and zoning at city hall and they insisted the garage could be no taller than my house. The thing they couldn't do is show me that requirement in the city code.

I finally emailed the city administrator who stated that garages can be up to 45 feet tall with no restrictions based on height of the house.

 

[FMB4]

Homeowner's that are allowed to 'take out' work permits in their name(s) followed by having other workers/contractors perform said permitted work can held both financially and legally responsible for ensuring that the work being done is/was to code (many areas do not allow such blanket coverage 'permitting').

 

[billconner]

Homeowner's that are allowed to 'take out' work permits in their name(s) followed by having other workers/contractors perform said permitted work can held both financially and legally responsible for ensuring that the work being done is/was to code (many areas do not allow such blanket coverage 'permitting').

I don't see the difference whose name the permit is in if the contract with the contractor(s) requires them to complete the work to code. If it doesn't, the owner will have to pay to have it corrected regardless of who pulled the permit.

 

[1rahamay]

A permit or a sub permit is nearly always tied to the specific contractor or subcontractor doing the work. It can be changed. Most jurisdictions have a simple change of contractor form. I’ve taken over jobs from other general contractors and gone through this. I’ve changed out subs and done the same. The contractor will be tied to that permit so that the city can be sure the one performing the work has a license and insurance and sometimes a business tax receipt too. Of course every jurisdiction is different.

 

[dcg9381]

I don't see the difference whose name the permit is in if the contract with the contractor(s) requires them to complete the work to code. If it doesn't, the owner will have to pay to have it corrected regardless of who pulled the permit.

I agree with this 100%. End liability falls to the home owner.