Before Repairs, Check Need for Permit

You can’t simply jump in and make any repairs or improvements you want on your home.

In the interest of community safety--and the protection of neighbors’ rights--cities, towns and counties have laws that place restrictions on both new construction and home improvements.

Never assume you won’t need a permit. Often a job you’d never expect to require one does. And if you fail to get one or fail to follow the local code, you may have to tear out the offending work. You will also be guilty of a misdemeanor and subject to a fine for each day you’re in violation of the code.

In general, each community has three sets of codes: one for general construction work, one for plumbing and another for electrical work. These codes cover every aspect of the job, down to the type of nails and the size of electrical wires.

Early in the planning stage--before building, remodeling or making an addition to your home--visit the building inspector in your community. He will be able to advise you on the requirements and standards of the building code, and can tell you if your plan varies from zoning regulations or creates a nonconforming use. In that case, you will need a variance approved by a board of adjustment or appeals.

When your plans are more complete, the building inspector will examine them. When you are issued a permit, construction can begin. You will have to pay a fee, typically 2% to 8% of the project’s estimated cost.

Your permit fee pays for routine inspections to ensure a safe and reliable home. At certain stages of construction, the building inspector or a deputy will visit the site and make inspections.

The foundation is inspected when all forms and reinforcing steel is in place, but before concrete is poured. Sewage connections are seen before their trenches are filled. Framing is inspected when the shell, siding and roofing are in place. Electric and plumbing lines must be seen and sometimes tested before plasterboard or wall surfaces cover them.

A final inspection is usually required when all is complete. The building inspector then issues a certificate of occupancy, allowing you to move in. Repairs, renovations or partial changes may all need a permit.

Generally you need a permit to:

--Build a new house or add, wall-in or roof-over a patio.

--Convert part of your basement into a family room or turn a garage into a guest room.

--Run a new electrical circuit or install a new heating system.

--Build a retaining wall more than four feet high.

--Put in a barbecue with a chimney more than six feet high.

--Break through the curb to install a driveway.

--Drill a well, or dig a pool deeper than two feet.

--Erect an antenna, tower or flagpole more than 45 feet high.