How to Get a Building Permit: The Complete Guide for 2026

By Elizabeth Vernengo-McPeak, Director of Sales & Marketing at Permit Place  |  Updated February 2026

Getting a building permit is one of those things that looks simple on paper but gets complicated fast once you start the actual process. Every city has its own forms, fee schedules, review timelines, and correction requirements. Miss one document at intake and you are back at the end of the line.

This guide walks through the entire building permit process from start to finish. Whether you are a business owner planning a commercial buildout, a general contractor filing for a client, or a property manager handling tenant improvements, the steps below apply to most U.S. jurisdictions.

Do You Need a Building Permit?

The short answer: if you are doing any construction work that changes the structure, electrical wiring, plumbing, HVAC, or fire protection of a building, you need a permit. The only work that usually does not require a permit is purely cosmetic.

Here is a side-by-side breakdown.

Projects That Need a Permit	Projects That Usually Don’t
New construction (residential or commercial)	Interior painting
Room additions or extensions	Replacing carpet or flooring (same type)
Structural changes (removing walls, adding beams)	Installing shelving or cabinets (not built-in)
Electrical panel upgrades or new circuits	Hanging artwork or decorations
New plumbing fixtures or rerouting pipes	Replacing faucets or showerheads (like for like)
HVAC installation or ductwork changes	Replacing a furnace filter
Roofing replacement	Minor roof patching under 100 sqft (varies by city)
Building a deck, patio cover, or fence over 6 feet	Small landscaping projects without grading
Converting a garage to living space	Furniture rearrangement
Installing or relocating fire sprinklers	Replacing existing light fixtures (same wiring)

When in doubt, call your local building department before starting work. Most jurisdictions have a general information line where you can describe your project and get a quick answer on whether a permit is required. Starting construction without the proper permits can result in stop-work orders, fines ranging from $500 to $25,000, and mandatory removal of unpermitted work.

Some projects fall in a gray area. Fencing under 6 feet, small storage sheds under 120 square feet, and cosmetic remodels that do not touch electrical or plumbing are exempt in many cities. But “many” does not mean “all.” Rules differ by municipality.

Building Permit Costs by Project Type

Building permit fees vary by city, project type, and construction value. Most jurisdictions calculate fees using one of two methods: a flat fee plus percentage of construction valuation, or a per-square-foot rate. Plan review fees are usually 50% to 65% of the building permit fee and are charged separately.

Project Type	Typical Permit Cost	How Fees Are Calculated
Commercial Tenant Improvement	$1,500 to $8,000	Based on construction valuation ($0.10 to $1.50/sqft in many cities)
New Commercial Construction	$5,000 to $50,000+	Percentage of total construction cost (typically 1% to 3%)
Restaurant Build-Out	$3,000 to $15,000	Building + fire + health dept + mechanical (kitchen hood)
Signage Permit	$100 to $1,500	Flat fee based on sign type and square footage
Electrical/Plumbing Only	$75 to $500	Flat fee per trade in most jurisdictions
Residential Renovation	$200 to $2,000	Based on project scope and construction value
New Residential Construction	$2,000 to $10,000	Per-square-foot or percentage of valuation
Roofing Permit	$150 to $500	Flat fee in most cities

These are permit fees only. They do not include the cost of architectural plans, engineering calculations, energy compliance reports (Title 24 in California), or permit expediting services. The design and documentation often costs more than the permit itself.

Some cities also charge technology surcharges, plan check deposits, building valuation data fees, and impact fees for new construction. Always ask the building department for a full fee estimate before submitting.

The Building Permit Application Process

The building permit process follows the same general sequence in most U.S. cities. Here are the seven steps from start to finish.

1. Determine your permit requirements. Before hiring an architect or filling out forms, confirm what permits your project needs. Call the building department or check their website for a requirements checklist. Commercial projects typically need building, electrical, plumbing, mechanical, and fire protection permits. Restaurants add health department approval. Signage adds a sign permit. Get the full list before you spend money on plans.
2. Prepare construction plans. Hire a licensed architect or engineer to produce construction drawings that meet your city’s submittal requirements. Plans must show floor layouts, structural details, electrical layouts, plumbing diagrams, HVAC systems, and fire protection. In California, include Title 24 energy calculations. In Florida, include wind load calculations. Missing any required sheet will get your application returned at the intake counter.
3. Submit the permit application. Fill out the building department’s application forms and submit them with your construction plans. Most cities now accept electronic submissions through online portals. Bring the property owner’s authorization letter (landlord letter), contractor license numbers, and proof of insurance. You will pay plan review fees at this stage, which are typically 50% to 65% of the total permit fee.
4. Plan review. This is the longest phase. Plan checkers from each discipline (building, structural, fire, electrical, plumbing, mechanical) review your drawings for code compliance. Some cities review all disciplines at the same time (parallel review). Others review them one after another (serial review). Parallel review is faster. First-round review takes anywhere from 10 business days in Phoenix to 60+ business days in New York City and Los Angeles.
5. Address corrections. Most projects receive correction comments after the first review. These are items where the plan checker found code compliance issues or missing information. Your architect addresses each correction, revises the drawings, and resubmits for a second review (called “backcheck”). Backcheck reviews typically take 5 to 15 business days. Some projects go through 2 to 4 correction rounds. Every round adds time.
6. Permit issuance. Once all plan review disciplines approve the plans with no remaining corrections, the building department issues your permit. You pay the remaining permit fees (the balance after plan review fees), receive the physical or digital permit card, and post it at the job site. Construction can now legally begin.
7. Inspections. During construction, building inspectors visit the site at required checkpoints. Common inspection milestones include: foundation, rough framing, electrical rough-in, plumbing rough-in, mechanical rough-in, insulation, drywall, and final inspection. Each inspection must pass before the next phase of work can proceed. After the final inspection passes, the city issues a certificate of occupancy.

How Long Does a Building Permit Take?

Permit timelines depend on the city, project complexity, and the building department’s current workload. Below are typical plan review timelines for standard commercial projects in major U.S. cities, based on Permit Place project data from 2024 to 2026.

City	First Review	Total to Permit	Notes
Houston, TX	10 to 15 business days	2 to 4 weeks	No zoning; fastest major Texas city
Dallas, TX	10 to 15 business days	2 to 3 weeks	Express review available for small TI
Phoenix, AZ	10 to 15 business days	2 to 4 weeks	Concurrent review across disciplines
Austin, TX	15 to 25 business days	3 to 6 weeks	High volume from growth; AB+C portal
Chicago, IL	15 to 30 business days	3 to 6 weeks	Aldermanic approval may add time
Los Angeles, CA	30 to 45 business days	6 to 10 weeks	LADBS backlog; express plan check available
New York City, NY	30 to 60 business days	4 to 12 weeks	DOB NOW portal; PE/RA self-certification option

These timelines assume a clean first submission with no missing documents. Add 1 to 3 weeks for each round of corrections. Restaurant projects and change-of-use projects typically take longer because they require additional reviews from the fire department and health department.

Permit Place clients typically save 2 to 6 weeks compared to self-filing because we submit complete applications that pass intake on the first try and turn around correction responses within 24 to 48 hours.

When to Hire a Permit Expediter

Not every project needs a permit expediter. Simple residential permits in fast-review cities are straightforward enough to handle yourself. But there are five situations where hiring a permit expediter will save you time and money.

1. You have a tight construction deadline

When your lease starts on a specific date and rent is running, every week of permit delay costs real money. A 10,000-square-foot commercial space at $30/sqft NNN means $25,000 per month in rent whether you have a permit or not. Permit expediters know how to avoid intake rejections and respond to correction comments the same day, which can cut 2 to 6 weeks off your timeline.

2. You are filing in an unfamiliar jurisdiction

Every city has unwritten rules. Some require a specific form that is not listed on the website. Others require appointments for commercial submittals. Some have fees that must be paid by cashier’s check. A permit expediter who files regularly in that jurisdiction already knows these quirks and can save you multiple trips to the building department counter.

3. Your project is complex

Restaurant build-outs, mixed-use projects, change-of-use conversions, and historic building renovations trigger additional review requirements. These projects involve fire department review, health department approval, zoning variances, and sometimes planning commission hearings. A permit expediter coordinates all of these parallel tracks so nothing falls through the cracks.

4. You need permits in multiple cities at the same time

National rollout programs for retail chains, banks, EV charging stations, and restaurant groups often require permits in 10 to 50 cities simultaneously. Each city has different forms, fees, and timelines. Permit Place runs national permitting programs that coordinate all of these submissions through a single point of contact.

5. Your application was rejected or your permit was denied

If your plans were returned for corrections and you are not sure how to address the comments, or if your project was denied due to zoning issues, a permit expediter can review the correction letter, work with your architect to fix the issues, and resubmit with a plan that addresses every comment. We see many clients after their first self-filed attempt hits a wall.

Building Permit Resources by City

Permit Place publishes detailed building permit guides for 711+ cities. Each guide covers local fees, timelines, required documents, and building department contact information. Here are the most-visited city guides.

Don’t see your city? Browse all 711+ city permit guides or call us at (866) 564-1564.

Frequently Asked Questions