Electrical Work

Planning on changing or upgrading the electrical work in your home?

When do I need a Permit?
Electrical permits are needed when installing or altering electrical service, wiring, or circuits in existing buildings. Examples include but are not limited to:

• Installing a new or temporary service
• Modifying existing service or circuits
• Relocating an electric water heater, furnace, or other electrical appliance
• An electrical plan may also need to be reviewed

Electrical permits are NOT required in the following cases:

• Appliance replacement without modification to electrical circuits, such as dishwashers
• Appliances connected to outlets with a plug
• Repair or replacement of motors, transformers, appliances, recessed or other light fixtures, switches, or control devices of the same type and rating in the same location
• Taping joints
• Removal of electrical wiring

Source: My Building Permit

Load Bearing Wall?

Simple projects do not require permits, but what about cutting a hole in the wall to make a pass through to the kitchen or living room or to change the existing space? That depends.

Can you be sure that the area you are planning to cut has no wires running through it? Slicing through your own phone, internet, or power cords sure would make your face red and be inconvenient!

Also, is the wall load bearing? What's a load bearing wall, anyhow? We asked the Natural Handyman, who had much to say on load bearing walls, and why doing anything to them is going to give rise to the need for a permit.

Look at the structure of the house and ask the following questions:

1. Is there a significant load above, such a built-up (multi-board) carrying beam or another wall? Is there a full floor above it, or just an empty attic?
2. If you can view the joists in the attic, is the wall parallel or perpendicular to them? Generally, load bearing walls are perpendicular to the joists they support. If two separate floor joists or ceiling joists intersect over a wall, that wall should be considered load bearing.
3. Is it an outside wall? You should consider all outside walls load bearing. If the house has been remodeled, a former outside wall could now be an inside wall. Examine the foundation to find these "stealth" outside walls.
4. Look at the beams and posts in the basement. In multi-floor dwellings, posts and beams in the basement indicate bearing walls above them, even up two floors. Be aware that these multi-floor bearing walls may not be directly above each other.
5. In complex, large homes, the basement can be a jungle of carrying beams and posts, crisscrossed and interlocked. Careful inspection is necessary to determine how this maze of beams supports the house, and its effect on the walls above.

If you have any doubts about the strength or loading status of the wall, GET PROFESSIONAL ASSISTANCE! You may even be able to get your local town building inspector to stop by and take a look around!

Thinking of skipping the permit?

What happens if you don't get a permit?


If a permit, when needed, is not obtained before construction, you have violated city codes and regulations; you'll be subject to fines and penalties. You'll be required to obtain permits for the work and it must pass inspection, or you'll have to return the structure or site to its original condition.

Remember... construction codes were created for safety reasons. Work built without a permit can be unsafe, no matter how good it looks.

Using a Contractor

From last week's blog, you learned that many things around your home require a permit. If you hare having a contractor do the work, we suggest you contact them prior to work beginning with a few permitting questions. A knowledgable contractor will have the answers for you, and will see you as an informed consumer for asking.

We and Florida Impact recommends you ask the following:

• Will all the work be done with a permit?
• How much does the contractor charge for permitting?
• Is that cost inclusive of the city/county permits or is there an additional charge?
• Verify that the name of the contractor you hired is the same as the contractor named on the permit. Generally, the paperwork needs to be left near the work being done and you can check there.
• When the installation is completed, will the contractor will schedule the final permit inspection with the city?

Do I Need a Permit?

The construction process can be confusing for people who do not use it everyday. Experts like Your Permit Solution helps you figure it out in simple everyday terms. You may not have even heard of a permit until your contractor included it in his fee.

The purpose of a permit is to ensure that work is done "up to code", which, to further complicate things, varies by county and state. This means that the work that is done on your property meets the most current and specific guidelines of its kind in your area. So what work requires permits?

In the Herald Times Online, Monroe County Building Department, Building Commissioner Jim Gerstbauer says:

Any construction activity that includes new space, or changes the use of existing space, requires a permit.

That means a permit is necessary for any new house construction, any additions that enlarge the square footage of a house, any modifications that require changing headers, beams or walls, and any remodeling which changes the use of that space within existing building (converting an unfinished basement to a family room, for instance). No permit is needed to replace drywall, cabinets, and other non-structural fixtures.

The guideline is “like into like.”

“If you’re replacing like with like, generally we don’t get involved,” Gerstbauer pointed out. Therefore, it’s usually fine to replace old roof shingles, or install new windows or new siding, without a permit.

But if you’re altering a room in such a way that occupants will use the space in a completely different manner than before, it requires a permit. For instance, converting an unfinished garage to finished living space would require a permit; as would adding an all-new bathroom where none existed previously. This is because the new elements are unlike the original elements.

Some changes are too small to merit permits.

“Changing electric receptacles, adding ceiling fans, or adding a plug, we have no problem with people doing that,” Gerstbauer continued. “We don’t want to get involved with every maintenance aspect of every house.”

If you're not sure, it is best to call us and find out. We know the most current laws for your area and can advise you. As contractors say, it is always better to "measure twice and cut once" to avoid fees or penalties for work done without a permit.

Tree Trimming & Removal

When you remove or trim a tree in Miami-Dade county. You need a permit. Did you know that? If you don't have the proper permits, you can face penalties. We can help you through the process with answers to such questions as:

• Which cities require a permit?
• What are the requirements for a permit?
• How much will it cost?
• How do I replace the canopy? And, what's a canopy?
• Could my tree or property be exempt?

Safe Home Buying

Buying a property? Check for work that has been done without a permit. Bringing these items up to code can be costly, but the worry of navigating that system can be offset by using a permitting service like Your Permit Solution.

The following common alterations or improvements require a building permit:

• Making a structural addition

• Installing a new roof

• Blocking off or adding a door or window

• Adding or relocating electrical outlets

• Adding or relocating plumbing fixtures (sinks, toilets, showers)

• Converting a garage or storage area to an air conditioned occupied space

• Installing or replacing an air conditioning system

Source: Real Estate Inspections