FAQs
When is a building permit required?
A permit shall be obtained before beginning construction, erection, alteration or repair to a building or structure, mechanical system, gas system, plumbing system, electrical system, and energy conservation system, other than ordinary repairs. Permits shall be obtained before beginning work. Permits for emergency work shall be obtained within 24 hours after work is commenced. Refer to Sec. 7-118 of the Code of Ordinances for exemptions. Building permit requirements are found in in the Code under Chapter 7 Buildings and Construction.
What construction codes does the City of Brookhaven enforce?
Brookhaven enforces State-mandated construction and fire codes, City of Brookhaven Codes, and some Federal requirements, such as accessibility. For questions about codes, please contact the Building Official or Building Plan Reviewer.
What is the status of my permit?
After allowing 10 business days for review, if you have not received review comments or approval, please contact a permit tech to check the status of your application.
Do I need a Georgia Contractor’s license to obtain a building permit?
Generally, yes. The City enforces Georgia state contractor licensing laws. Contractors must provide their state licenses to pull permits. There are exceptions, such as when a homeowner performs work on their own home and provides a notarized Homeowner Affidavit, or for limited specialty trades.
What will my permit cost?
Permit fees, including minimum fees and review fees, are listed in the City’s Fee Schedule. Valuation is calculated using the most recent version of the ICC Data Valuation table.
What inspections are required?
The inspections required vary by type of permit and scope of work. Rough and framing and final building inspections are combination inspections, meaning all the trades are inspected at the same time as the building and must be ready concurrently. New construction, including additions, decks, and accessory structures, and demolitions, requires initial and final site inspections by the land development inspector. Commercial construction requires inspections by the City Fire Marshal. Information is provided when permits are issued.
How do I request an inspection?
All inspection requests must be submitted through the Project Portal. Requests received before 4 p.m. can be performed the following business day. To cancel an inspection, call 404-637-0500.
Are there re-inspection fees for failed inspections?
If the inspection is not passed after the first re-inspection, re-inspection fees must be paid before the next inspection can be scheduled.
Can I hire my own third-party inspector?
No, the City of Brookhaven does not permit third-party inspections. As it is the City’s policy to perform next-day inspections, there is no scheduling or economic advantage to using outside parties for inspections.
When does my permit expire?
Once issued, permits are valid for 180 days from the date of the last inspection passed. A 90-day permit extension may be granted by the Building Official after reviewing a written request justifying the extension. Permit applications are voided if the permit has not been issued within 180 days of the date of application.
How do I obtain a Certificate of Occupancy (CO)?
No building or structure or portion thereof may be occupied or change in the type of occupancy made until a CO is issued. Request the CO from the permit technicians after all final building, site, and fire marshal inspection have been passed and any required documents submitted. Temporary CO’s are occasionally approved by the Building Official after reviewing a written request stating justification; conditions may be attached. For commercial permits, the CO must be issued before an Occupational Tax Certificate can be obtained.
Do I need a permit to build a retaining wall?
All retaining walls require permits. Those over 4 feet high require engineered drawings and a building permit. Walls less than 48 inches high require a Minor Site Permit.
Do I need a permit to build or replace my deck or finish my basement?
Yes, there are numerous codes issues related to deck construction and basement finishes. Plan reviews and inspections ensure the safety of present and future occupants.
Do I need a permit for roofing or siding replacement?
If structural work is involved, such as replacing sheathing, rafters, roof trusses, or studs, a permit its required. If there is no structural work, roofing and siding (i.e. replacing shingles, repairing siding) may be done without a permit. NOTE: Under current codes, old asphalt shingles must be removed before new asphalt shingles are installed.
Do I need a permit to replace plumbing or electrical fixtures in the same location?
No, if there are no changes to the plumbing lines, wiring, or the location of fixtures or switches. Replacing fixtures such as toilets, sinks, dishwashers, disposals, ceiling fans, or lights, does not require a permit. However, a permit is required to replace a water heater, heating and air conditioning equipment, or meter base.
Do I need a permit to remodel my kitchen or bathroom?
Most typical remodels in Brookhaven require a permit. If the layout is unchanged and all cabinets and fixtures are replaced in the same location, no permit is needed, and no inspections are needed. You will need a permit if you are changing walls, replacing drywall, adding fixtures, or changing the layout. Cosmetic work such as tiling and painting does not require a permit.
Do I need a permit for exterior doors and windows?
If the size of the opening is to be changed, or a new door or window is added, a permit is required. Replacing doors and windows of the same size does not require a permit.
Do I need a permit to replace my water heater?
Yes, water heaters are under the purview of the plumbing and gas codes requiring permits and inspections to ensure a safe installation. State licensing is also required if a tradesperson is completing the work.
Do I need a permit to replace my heating, ventilation and air conditioning system (HVAC)?
Yes, HVAC systems are under the purview of the mechanical and gas codes requiring permits and inspections to ensure a safe installation. State licensing is also required if a tradesperson is completing the work.
Do I need a pool permit?
The City of Brookhaven requires permits for pools, and there are different requirements for private pools and public pools. Both private and public pools require a permit and compliance with the International Swimming Pool Code. In addition, a public pool requires approval with DeKalb County regulations, and must be approved and permitted through the City of Brookhaven. For a public pool, approval stamps from DeKalb County are required on the pool drawings prior to submission to the City of Brookhaven.