Permit Requirements for Kitchen Remodeling

I need a permit to do what ...That's right. The most common question I get when talking about remodeling a kitchen is do I need a permit? The answer is actually a simple one, but one many people don't really think about. It's a definite yes. Just think about it for a second. Look at all that is involved in remodeling a kitchen and how dangerous it can be if something is not installed or connected properly.

Believe it or not, the permit process is there for us, the consumer. To protect us, and make sure the work being done is done safely and properly so that you can avoid injury, or possibly even fatality.

Most people just don't want to have to deal with the building departments. True, it is definitely a hassle. Even to those of us that do it on a daily basis. However, it's the only way in which any legitimate contractor will work. If a contractor is telling you that you do not need a permit to remodel your kitchen, then beware, that's a red flag, and you should immediately be cautious. Because in south Florida, you need a permit to do just about any type of remodeling. That's right, or almost anything. You don't need a permit for maintenance work, minor repairs or painting. The code states that if the cost is less than $800.00 then a permit is not required. And we all know it doesn't take much to go far beyond that amount, especially in a kitchen. And you need to be careful too. The eyes of the city are always watching. Code enforcement officers are always driving around on the lookout for work being done illegally and without permits. Should you do work without a permit, not only can you be fined by the city, but your project can be "red tagged", or issued a stop work order, and then you could be held up for a long time, and in the middle of a mess. So you see, you might save a couple of bucks up front, but it could be very costly in the end.

What you must understand, is that the building department is on your side, and they are there to protect you, the homeowner. It's kind of like an insurance policy. By hiring a licensed contractor, and having a building permit for the work being done, it insures not only that your contractor is properly licensed, but also insured while working in your home. A contractor can not obtain a building permit if he does not have both, the proper licenses and insurance, liability and workmen's compensation. Keep in mind, if someone should get hurt on your property, and that person is not insured, they can go after you personally, and you could be held liable for a lot of money, and possibly everything you own. Most importantly though, it assures that a third party, a building official, will also inspect the work to make sure it was done according to the building code and that it was also done safely. Here in south Florida, our building codes are one of the strongest and safest in the country.

Here is an example of some of the inspections that are required for a simple kitchen remodel project.

Rough electrical and plumbing are first, and mechanical usually if air conditioning duct work or ventilation for the hood fan are involved. Next you will need framing inspections for any walls that are being built, and insulation is required for all exterior walls and any common wall in a condo. Then you will need a drywall inspection. There they check to make sure that the screws that were used to secure the drywall are properly spaced. Honest, they really do check for this. Now that all the walls are closed up, and all rough inspections have passed, you can now begin to install what you originally intended to do, the cabinetry.

And as long as everything is 100% completed, you can now call for all your final inspections. The building department will check to see that everything is hooked up and connected properly. There are separate inspections for trade, including a final inspection for plumbing, electrical, mechanical, and finally structural. That is usually the final one, but can only be done once all the others have first passed their final inspection. Keep in mind, this is just for a simple kitchen remodel. If your project is more involved, which many times it is, like moving walls, cutting floors, running new lines underground, changing windows or doors, then there is even more work involved to the permitting process, and should be left up to an experienced professional.

To sum it all up, you need a permit to remodel your kitchen. If even it's a small project, it really is in your best interest to be sure that you have one. Even the most experienced person can make a mistake and easily wire something wrong, or hook something up improperly. It's things like this, that always seem so minute, that can cause a serious problem. Imagine this. You're on vacation, and you just had a beautiful kitchen installed in your home, possibly on a high floor in a high rise condo, and from no where, there's a small leak from that little ice line that was put in, and now, your home floods. What a mess. But that's not the worst of it. So do all your neighbors below you, causing serious damage. Now who's responsible? Well, that depends on who you hired to do the work and if was it done with permits. Even your insurance company can deny a claim if the work was done illegally and without proper building permits. I've seen this happen way too often, and strongly recommend to always hire a licensed and insured professional, whenever doing work in your home.