Home Renovation Permits for House Flippers: What You Need to Know Before You Start

The Mistake: Trusting That Permits Were Pulled Without Proof

Trusting that permits were pulled without proof is one of the most common and expensive mistakes flippers make. A contractor says the permit is pulled, work begins, and everything looks fine until the project reaches a checkpoint.

Unpermitted work often shows up at the final inspection, during the certificate of occupancy process, or when you go to sell the property. At that point, it becomes a project delay and a potential financial hit.

How to Avoid It

Make permit verification part of your standard project kickoff.

Ask for access to the municipal portal where you can view the permit status yourself. If portal access is not available, request a copy of the permit confirmation and confirm that the permit is posted on the job site. If you cannot verify it, assume it does not exist and pause work until it is resolved.

The Mistake: Assuming Previous Work on the House Was Permitted

Many investors get blindsided by unpermitted work that occurred before they bought the property. Roofing, electrical, and additions are common examples.

Even when you did not complete the work, you may still inherit the consequences. The municipality and the buyer do not care who did the work. They care whether the work is documented and approved.

How to Avoid It

Do a quick permit history check as part of your due diligence. Many cities allow you to view past permits online, and some will share permit records if you ask. If you discover work that appears unpermitted, factor that risk into your scope and timeline early. In some cases, you may need to plan for additional inspections or corrective work later.

The Mistake: Starting Work Before Permits Are Approved

Some investors treat the permit as something that will “catch up” later. They begin demolition, framing, or rough-in work while waiting for approvals. That approach can backfire quickly if an inspector visits or a neighbor reports the project. Once a stop work order is issued, the city can require you to undo completed work so they can inspect what was done.

How to Avoid It

Build permitting lead time into your project schedule from day one. If you want to stay productive while permits are in process, focus on work that the city confirms does not require a permit, such as certain cleanup tasks or limited cosmetic prep. Always confirm the boundaries first.

The Mistake: Letting a General Contractor Perform Trade Work Outside Their License

This mistake often starts with good intentions. A general contractor pulls the general permit and then decides to handle plumbing or electrical work themselves to save time or money.

The problem surfaces during inspection when the inspector does not see a licensed plumber or electrician tied to the permit. That mismatch can stop the project and trigger costly rework.

How to Avoid It

Make trade licensing part of your contractor vetting. Confirm which trades your general contractor is licensed to perform and which trades must be subcontracted. Require that each trade permit be pulled by the appropriate licensed professional.

For electrical or plumbing work, a licensed specialist should be attached to the permit and accountable for the work.

The Mistake: Attempting to “Fix It Later” When a License Mismatch Happens

Once work is completed under the wrong license, correction can be difficult. The general contractor may need to find a licensed electrician or plumber to retroactively pull a permit,

review the work, and attach their license to it. However, many tradespeople will not do so because it creates liability for them.

In many cases, the only realistic option is to remove and redo the work under the proper license, which adds cost and delays.

How to Avoid It

Prevent the mismatch at the start. Before trade work begins, confirm who is pulling each permit and whose license is tied to that scope. If your contractor cannot provide that information clearly, treat it as a red flag. Clear documentation upfront is far cheaper than retroactive fixes.

The Mistake: Avoiding the Code Office & Relying on Rumors Instead

Permitting misinformation spreads fast because rules vary and people share what worked once in one place. What is allowed in one municipality may be a violation in another. Relying on assumptions, online forums, or “this is how we’ve always done it” can put your project at risk.

How to Avoid It

Talk to the code office before you start.

If possible, go in person. Introduce yourself, explain your plan, and ask what permits are required for your scope. This step gives you accurate answers and builds a relationship that can make future projects smoother.

A little upfront effort saves a lot of downstream pain.

Tip #1: Start with the Code Office, Not Assumptions

Because every municipality is different, the smartest first step is a conversation with the local code office before your scope is finalized.

If possible, go in person. A face-to-face visit allows you to introduce yourself, explain what you plan to do, and ask the questions that matter for your specific property. It also helps you avoid relying on misinformation that may have been true somewhere else but not in your market.

At minimum, walk away knowing what permits are required, what inspections will be expected, and whether the owner can pull any of the permits.

Tip #3: Match Licensed Trades to Their Correct Scope of Work

Permits are tied to licenses. That means the person pulling the permit should also be the licensed professional responsible for the work.

This practice is especially important for electrical, plumbing, and HVAC. If a general contractor attempts to perform trade work outside their licensing, the problem may not show up until inspection, when it becomes costly to fix.

A simple rule helps: For electrical, HVAC, or plumbing work, a licensed specialist should be attached to the permit and accountable for the scope.

Tip #4: Plan Your Project Schedule Around Permitting Lead Times

Permits and inspections can take time, and timelines vary widely by location.

Instead of treating permitting as an afterthought, build lead time into your project plan upfront. Account for application review time, inspection scheduling windows, and potential corrections.

If you want to stay productive while permits are being processed, focus on tasks the municipality confirms do not require permits, such as cleanup, junk-out, or limited cosmetic prep. Always confirm the boundaries first.

Tip #5: Keep Your Scope & Paperwork Clean & Consistent

Permitting moves faster when your scope is clear. Write down exactly what work is being completed, who is doing it, and what materials or systems are being modified. Then keep that scope consistent across bids, permit applications, and inspection conversations.

Scope creep is common on flips, but adding work midstream can trigger new permit requirements or require updated plans. When scope changes, revisit the code office or portal quickly so the permit record stays aligned.

Tip #6: Maintain a Simple Permit Binder for Every Project

Even with online portals, it helps to keep a central record for each property. Maintain a basic permit binder or digital folder that includes several different documents:

● Permit applications and approvals

● Contractor license information

● Inspection dates and results

● Photos of work before walls are closed

● Final sign-off documentation

This documentation supports smoother resale, helps solve disputes quickly, and keeps you organized if inspectors ask questions.

Tip #8: Close Out Permits Before You Think About Selling

Unpermitted or open permits often surface at the worst possible time: during the final inspection, when applying for a certificate of occupancy, or when a buyer is under contract.

Before listing the property, confirm that all permits are finalized and inspections are passed. If something is still open, address it early. And treat permit closeouts like a final project milestone, not a formality. This approach protects your timeline, your pricing, and your credibility with buyers.

These habits take a little discipline upfront, but they prevent the kind of setbacks that can derail a flip late in the process.

Do I Need a Permit to Flip a House?

In most municipalities, yes. If your plan involves structural changes, roofing, electrical, plumbing, HVAC, or other substantial work, permits are usually required. Because every city and county sets its own rules, the only reliable way to know what applies to your project is to check directly with the local code office before work begins.

What Happens If I Flip a House Without Permits?

Unpermitted work often surfaces during inspections, when applying for a certificate of occupancy, or when the property goes under contract. Consequences can include stop work orders, required rework, delays, fines, and difficulty selling the home. In some cases, walls must be opened or work redone so inspectors can verify compliance.

Can I Pull Permits Myself as the Property Owner?

Sometimes. Some municipalities allow owners to pull certain permits, while others require licensed contractors to do so. However, even when owners are allowed to pull permits, licensed trades are often still required for electrical, plumbing, and HVAC work. Local rules determine what is allowed.

How Do I Know If a Permit Was Actually Pulled?

Many cities use online portals where permits can be searched by address. You can also ask the contractor for documentation and confirm that the permit is posted at the job site. If you cannot independently verify the permit, treat it as a red flag and pause work until it is confirmed.

What If the Work Was Done Before I Bought the House?

Unpermitted work completed by a previous owner can still become your responsibility. During resale or inspection, the municipality and the buyer focus on whether the work was approved, not who performed it. Checking permit history during due diligence helps uncover these issues early.

Can a General Contractor Do Electrical or Plumbing Work Under Their Permit?

Not unless they are licensed for that specific trade. Electrical and plumbing permits typically must be tied to licensed professionals in those fields. If a license mismatch is discovered during inspection, the project may require additional fees, retroactive permits, or full rework.

What Is a Stop Work Order, & How Serious Is It?

A stop work order is issued when the city determines work is being done without proper permits or in violation of code. All construction must stop immediately. From there, the municipality controls what must be corrected, inspected, or redone before work can resume.

Will Permits Slow Down My Flip Timeline?

Permits can add time if they are not planned for. When built into the project schedule from the start, permitting becomes far more manageable. Most major delays happen when permits are skipped, incorrect, or discovered late in the process.

Do Permits Really Matter If I Plan to Sell to a Cash Buyer?

Yes. Even cash buyers often require clean permit history, especially if they plan to refinance, resell, or insure the property later. Unpermitted work can still impact value, negotiations, and deal certainty.

Why Is Going to the Code Office in Person Such a Big Deal?

Face-to-face conversations help clarify expectations and reduce misunderstandings. They also establish you as a professional investor who respects the process. Over time, that relationship can make inspections smoother and communication easier across multiple projects.

Is There Ever a Good Reason Not to Pull a Permit?

Those situations are rare. They typically involve very limited cosmetic work or unique local rules. Any decision to skip a permit should be based on direct confirmation from the municipality, not assumptions or advice from someone working in a different market.

How Do Permits Protect Me After I Sell the House?

Permits create a documented record that work was inspected and approved. If an issue arises later, that documentation helps separate the seller from responsibility by showing the work met code at the time it was completed.