Whether you’re considering renovating your kitchen or bathroom, expanding your home’s living space, or adding a new addition to your home, having the proper building permits is essential.

There are times homeowners undertake improvement projects without pulling a permit. Some aren’t aware that a building permit is needed, and others may not want to wait for approval or pay the permit fees. While some minor home improvements don’t require a permit, many others do. The bottom line is, conducting a remodeling job without the necessary permits can spell trouble down the line.

What is a Permit?

A permit is an official approval issued by the local Building Department that guarantees that the work being performed to a home adheres to state and local code requirements. Permitting ensures the future occupants’ health and safety along with the building’s structural integrity.

A complete set of construction documents must be submitted to the Building Department to obtain the permits necessary to begin a remodel or addition.

Depending upon the project’s complexity, the permitting process can be straightforward or require multiple agencies to review and approve the plans before being approved for a permit.

These agencies may include:

• City or County Planning Department
• Public Works
• Fire Department
• Environmental Department

Larger projects such as additions may require structural engineering plans, soils reports, property surveys, energy compliance reports, and arborist reports as individual requirements based on the complexity of design or special site conditions. Harrell Design + Build’s Design team works with team consultants and specialists early in the design process to address these requirements before submitting project plans for permit approval.

The Role of Green Building

CALGreen, California’s green building code, also impacts the permitting process. Created to improve public health, safety, and general welfare, CALGreen targets five key areas:

• Planning and design
• Energy efficiency
• Water efficiency and conservation
• Material conservation and resource efficiency
• Environmental quality

Based on project size and scope, aspects of CALGreen must be addressed to obtain permits.

What Home Improvements Require a Permit?

Most home upgrades will require a permit. Aesthetic improvements such as painting, carpeting, tile, adding baseboards or crown molding, replacing interior doors, replacing lighting or plumbing fixtures (in existing locations) don’t require pulling permits.

Other improvements that don’t require permits include:

• A shed or small separate building 120 square feet or less without electrical, plumbing, or mechanical services
• Neighbor fences 6 feet high or less
• Roof repairs of 100 square feet or less
• Retaining walls 4 feet or less measured from the footing (below the ground)
• Replacing existing light switches and outlets in their current location
• Level 1 EV chargers

When it comes to adding on to your home, building an Accessory Dwelling Unit (ADU) or undertaking a major kitchen and bathroom remodel, permits are required.

When altering, removing, or adding to any electrical, plumbing, mechanical, or structural aspects of a home, getting the proper permit is a must because these crucial systems directly impact the homeowner’s health and safety.

The Role of Research

Knowing what’s involved in your city’s permitting process before embarking on the design process saves time, money, and frustration.

Understanding each project’s unique requirements at the outset is essential, which is why Rafael Gomez, Harrell Design + Build Designer and Code Specialist, launches a thorough analysis of every client project.

“This feasibility study not only helps inform our designers, but it also better defines each project’s permit process based on scope, and helps minimize or eliminate surprises,” Rafael elaborates.

This thorough research process determines which principal building codes apply to the proposed remodel or addition. It also outlines the project’s permitting process and provides an idea of the timeframe for permitting, construction, and budget.

Harrell Design + Build always obtains the proper permits for every one of our projects. Rafael stresses that it’s wise to work with a Design + Build firm, architect, or contractor who has experience in your city, understands the varied codes and permitting requirements, and will help you apply for and obtain the necessary permits.

Permits Maximize Home Value

The goal of a remodel, improvement, or addition is to improve a home’s livability, its residents’ lifestyle, and ultimately increase a home’s value.

Unpermitted work can negatively influence home value and can end up costing considerable time and money. Homeowner’s insurance covers permitted projects. If an insurance claim ever needs to be filed, the insurance company may deny unpermitted improvements. Should local taxing authorities eventually discover work has been conducted without permits, the homeowner may be liable for significant back taxes, fees, and penalties.

As an example, suppose a Building Department official realizes no permits have been pulled for a project that’s already underway. In that case, explains Rafael, they will most likely red tag the job, resulting in an immediate “stop work” order that involves going through the proper channels to obtain the necessary permits. This avoidable scenario entails considerable lost time and penalties, and meanwhile your home will remain a “construction zone.”

Rafael cautions that the violation will not disappear unless the homeowners work directly with building officials to remedy the permit situation. If the work is discovered after completion, officials could order the project to be brought to code, potentially involving a partial tear-down of the home and a costly rebuild.

And should you decide to sell your home in the future, potential buyers may ask to see permits. Some buyers steer clear of unpermitted improvements altogether, while other buyers may request that the affected areas be brought up to code or might request a reduced sales price.

In the long run, doing it right at the outset by meeting state and code requirements and obtaining the necessary permits saves time, money, and many homeowner headaches.

Permit Requirements Constantly Evolve

State and local codes are updated every three years, which leads to a more intricate permitting process.

“Staying in front of the information and knowing all of the parameters leads to a better Design + Build process,” Rafael stresses. “Although obtaining permits can be a rigorous process, local city and municipal Building Departments want to help create beautiful, healthy, safe homes.”

Remodeling or adding on to your home is equal parts exciting and overwhelming. At Harrell Design + Build, our goal is to provide a seamless full-service Design + Build experience, which includes initial project research and managing the permitting process.

To learn more about the Harrell Design + Build Design + Build experience, we invite you to attend one of our complimentary workshops or meet with a Designer to explore your home remodeling needs.

Woman Founded and 100% Employee-Owned, Harrell Design + Build has created distinctive homes in Silicon Valley and on the mid-Peninsula since 1985. Our Design + Build Team is here to help you reimagine your home inside and out.

Deciding to remodel your home can be thrilling. It’s exciting to see the design of your future home come together on paper, and even more so when the renovation work finally starts. But then, how do you live through the disruption until your newly remodeled space is complete?

In addition to having detailed design conversations about a client’s home remodel, Harrell Design + Build Senior Designer CKD, UDCP Gloria Carlson says discussing “disruption tolerance” with homeowners is also crucial.

Gloria explains that every client has a different tolerance level when living through what can be an upending experience to your daily routine. “It’s a very personal and individual decision that we work through collaboratively on a case-by-case basis.”

Some people don’t mind the disturbance, while others can’t function in a disrupted environment, especially with many people now working and learning from home. Still, others decide to move out because they have small children or pets that wouldn’t fare well in a home construction zone.

Gloria recommends that those who choose to stay in their homes create ways to function smoothly. For example, clients undergoing kitchen remodels will benefit from setting up a temporary kitchen space that may include a table, refrigerator, microwave, storage, and access to water.

Whether homeowners choose to stay or leave, there remains some level of disruption. The time and expense of securing and moving to an apartment or rental property are worth it to some, allowing them to have a relatively normal place to call home during their remodel. Other homeowners would rather save money and stay in their homes despite the inconvenience.

Informing clients of worksite protocols and the project’s overall impact on their residence can help guide homeowners in deciding to stay or find alternate accommodations. This includes how living and work areas will be contained and cleaned, and how dust, noise, and disruption will be minimized. During COVID-19, mandated health and safety protocols also determine how employees, tradespeople, and family will be kept safe.

Because we “never forget it’s your home,” Harrell Design + Build has strict company guidelines regarding keeping every client’s home free of dust, debris, and excessive noise. Says Harrell Site Manager Mario Rivera, “Our team goes above and beyond to keep our clients’ homes clean and safe.”

This extensive list includes:

• Using air scrubbers equipped with HEPA filters to mitigate dust and airborne particles
• Sweeping and vacuuming work areas daily
• Daily removal of debris
• Protection of areas from the point of entry to the work location
• Containment using zipper walls
• Minimizing excessive noise

If the job and space allow, the air scrubbers remain on-site from deconstruction to completion. All walls, floors, and other areas are protected throughout the project, and zipper walls remain as long as containment is needed. Harrell takes into account the needs and safety of family pets on the jobsite as well; this has included not just dogs and cats, but tortoises, birds, amphibians and reptiles!

Especially now, keeping clients, tradespeople, and employees safe and healthy is of paramount concern. Harrell has a comprehensive written policy based on state and county COVID-19 protocols.

“We have heightened cleaning requirements in place that meet or exceed state and county specifications. At the end of each workday, we disinfect countertops, door and cabinet knobs, as well as other high-touch surfaces,” Mario reveals.

Signs are posted on each job site, clearly outlining the necessary health protocols. These include wearing face masks, maintaining at least six feet of distancing, and other vital safety measures everyone on the property must follow. This includes requiring isolation of anyone who has traveled out of the area before returning to the job site, per the current local County’s requirements.

Harrell Design + Build routinely undertakes complex home improvement projects while clients continue living in their homes. We also understand that just as each client has distinct lifestyle needs that inform their home remodel design, they also have unique circumstances that impact whether they stay or find other living accommodations. When remodeling a bathroom that was the only bathroom in the house, a separate, locked port-a-potty was on site for solely the owner’s use. Whether you stay at your residences or move out for your remodel, the Harrell Team always remembers it’s your home and strives to ensure that you and your family are safe and comfortable from start to finish.

To learn more about the Harrell Remodel Design + Build experience, we invite you to attend one of our complimentary workshops or talk with a Designer to explore your home remodel.

Woman Founded and 100% Employee-Owned, Harrell Design + Build has created distinctive homes in Silicon Valley and on the mid-Peninsula since 1985. Our Design + Build Team is here to help you reimagine your home inside and out.

Your home is one of your most significant investments. Increasing its value and livability with a remodel is a worthwhile endeavor and a considerable undertaking. One of the most important decisions a homeowner must make before embarking upon their remodel journey is choosing which professionals to enlist.

So, how do you make that critical decision? To make a fully informed choice, homeowners should consider quality, expertise, and customer service says Harrell Design + Build Designer Barb Wingo, Allied ASID. And of course, cost is a factor.

Materials, Fixtures & Finishes

Barb emphasizes that when homeowners remodel, choosing materials and fixtures that stand the test of time and use is crucial. Materials like flooring, tile, and countertops receive heavy use. Homeowners should also consider frequently used items that perform their function multiple times a day like faucets, door and cabinet hardware, and light fixtures.

Although store-brand or brand-name products are available for a lower price at big box stores, they are often of reduced quality compared to those purchased from reliable vendors and showroom sources.

For example, faucets from big box stores may have plastic parts versus metal components; paint can provide less coverage and durability; flooring materials can be thinner and less durable. There are also fewer finish and function options, not to mention product warranties that are more limited in scope.

“The lower price point of these materials may be attractive initially, but they will not withstand high usage and will need replacing much sooner,” Barb warns.

Design Services

“There are many ways to approach the design of your remodel,” Barb explains. “There are in-house or complimentary retail design services, independent designers and architects, and firms that offer full-service design + build solutions.”

With in-house retail design services, the designers’ knowledge may be limited to the products they offer; they have a vested interest in selling homeowners the lines they carry such as certain cabinets, and plumbing fixtures for example. Working in interruption-driven environments, these designers are often unable to provide clients with the attention necessary to consider distinct needs and lifestyles, and to then create beautiful and functional solutions.

An independent designer or architect can create a design and the draft floor plans, elevations, and complete sets of build-ready drawings, but many designers and architects leave the permitting process to the homeowner, which can be extremely complicated if this is not your expertise. Additionally, once permits are obtained, homeowners must vet and select a contractor for the project’s construction phase.

Depending on the designer or architects’ experience, the project may go smoothly, or the client may experience unexpected problems implementing the design as construction evolves.

Barb explains, “Often, what appears to work well on paper may not work in reality.”

One approach is where the homeowners collaborate with a cohesive, dedicated team from conception to completion. The result is a design that merges function, aesthetics, and the unique requirements of the client. Design + build incorporates function into the design from the outset. Experienced designers dedicate time getting to know their clients, asking detailed questions about how they use each space in their home.

Barb says that asking clients specific questions helps formulate a solid design that encapsulates the homeowners’ requirements.

Examples include:

• How do you use your kitchen: Is there one or multiple cooks at a time?
• Do you entertain? How many people? Are they formal or informal gatherings? Where do you like to entertain or gather?
• Do you want smart home technology and appliances?
• How long do you plan to live in your home?
• Do you have specific storage needs (sports, hobbies, display, etc.)?
• Do you need a multi-function space for a desk or workstation?
• Does anyone in your home have mobility needs?

This comprehensive and collaborative design and construction process ensures the newly remodeled home creates quality, workable solutions that reflect your needs, lifestyle, and aesthetic.

Construction

Whether a homeowner’s project is large or small, it should be built to last. As with the design phase of a project, there are several ways to have your project built. The craftsmanship and level of detail can vary dramatically depending upon the type of construction service chosen.

Big box stores may offer installation services, but they may not provide the best talent and craftsmanship. “And hiring a handyman may seem like a cost-effective choice, but you may wind up with someone who has limited knowledge and experience with certain aspects of your project,” explains Barb. Some handyman-type services will not work on projects that may or should require a permit.

Employing a licensed contractor is a good choice. Licensure provides safeguards for the work being performed. Typically, licensed contractors have a greater depth and breadth of experience on remodeling projects.

Hiring a design + build firm enables homeowners to benefit from an entire team of experts at each stage of the remodeling process.

These experts include a full “production” (construction) team whose job it is to keep all work on schedule. A comprehensive feasibility study is conducted before work begins, keeping the project within time and budget constraints. Design + build firms will also typically secure the required permits, and schedule/oversee all inspections.

Customer Service

The time, attention, and communication level offered by in-house retail design services is another essential aspect that can vary greatly. They work in a very interruption-driven environment, which can result in rendering distracted client service. With the design + build model, design and production professionals work together for you as a team, under one company and one contract.

Look for a company whose goal is to have transparent and collaborative communication throughout the entire planning and construction process. Ask if you will have 24/7 access to an online project calendar, ensuring that you know what tasks are happening at your home and know what is coming up next.

Upon completing each project, ask what length of warranty the contractor’s work will adhere to, and what is their proactive follow-up process.

Excellent design and construction take time, talent, dedication, and expertise. In the words of Aldo Gucci, “Quality is remembered long after price is forgotten.”  

To learn more about the Harrell Remodel Design + Build experience, we invite you to attend one of our complimentary workshops or talk with a Designer to explore your home remodel.

Woman Founded and 100% Employee-Owned, Harrell Design + Build has created distinctive homes in Silicon Valley and on the mid-Peninsula since 1985. Our Design + Build Team is here to help you reimagine your home inside and out.