Usually, yes, if the work changes structure, adds or moves plumbing, electrical, gas, or HVAC, or adds living space. Purely cosmetic work like painting or replacing cabinets in place often doesn't need one. Permits come from your city or county building department. For most remodels, the contractor should hold a Georgia residential or general contractor license and pull the permit.
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Permit and licensing questions come up early in almost every remodel, and the answers matter. Permitted work is inspected for safety, documented for future buyers and insurers, and much easier to defend if something goes wrong. This guide explains how permits generally work for Georgia homeowners, what tends to require one, and what you should know about contractor licensing before you sign a contract. Rules vary by jurisdiction, so always confirm details with your local building department.
Who sets the rules and who issues permits
Georgia has statewide minimum construction codes, adopted through the Georgia Department of Community Affairs. For one- and two-family homes, the core code is the International Residential Code with Georgia amendments, along with related codes for electrical, plumbing, mechanical, and energy work. The state sets the codes, but local governments enforce them.
That means your permit comes from either your city or your county, depending on where your home sits. If you live inside city limits in a place like Sandy Springs, Johns Creek, Smyrna, or Decatur, the city's building department usually handles it. If your address is in an unincorporated area, the county does. Your mailing address doesn't always tell you which; check your property tax records or the local government's address lookup if you're unsure.
Work that usually needs a permit
Specific requirements vary, but these types of work commonly require a permit in Metro Atlanta jurisdictions:
- Removing, moving, or adding walls, especially load-bearing walls
- Additions, sunrooms, second stories, and most new decks or covered porches
- Finishing a basement or attic into living space
- Adding or relocating plumbing fixtures, water heaters, or gas lines
- New electrical circuits, panel upgrades, and significant rewiring
- Replacing or adding HVAC equipment or ductwork
- Enlarging window or door openings or adding new ones
- Reroofing or structural repairs, depending on the jurisdiction
Work that often doesn't
Many jurisdictions don't require permits for cosmetic or like-for-like work, such as:
- Painting, wallpaper, and trim
- Replacing flooring
- Replacing cabinets and countertops in the same location
- Swapping a faucet or light fixture without new wiring or piping
Even these can cross the line. Replacing a countertop is cosmetic; moving the sink to a new island is plumbing work. When in doubt, call the building department and describe the project. It's a free question, and the answer protects you.
Other approvals besides a building permit
- Zoning. Additions, decks, and accessory structures must meet setback, height, and lot-coverage rules. A project can be buildable under the code but still need a zoning variance.
- Historic districts. Homes in local historic districts, such as those in Atlanta, Decatur, Roswell, or Marietta, often need design review before exterior changes or additions.
- HOAs. Many subdivisions require architectural approval for exterior work. HOA approval is separate from, and doesn't replace, a building permit.
- Lead paint. For homes built before 1978, the EPA's Renovation, Repair and Painting rule generally requires contractors who disturb painted surfaces to be certified and use lead-safe practices.
Georgia contractor licensing basics
Georgia licenses residential and general contractors through the State Licensing Board for Residential and General Contractors, which operates under the Georgia Secretary of State's professional licensing division. The board issues several license types, including:
- Residential Basic. Covers work on detached one- and two-family homes and townhouses that meet size limits set by the board.
- Residential Light Commercial. Covers everything under Residential Basic plus certain smaller commercial projects.
- General Contractor. Covers a broader range of residential and commercial work.
Under state law, a license is generally required for residential work when the total value of the job exceeds a set dollar amount, currently $2,500. Most kitchen, bath, basement, and addition projects exceed it. Electrical, plumbing, and conditioned air (HVAC) contractors are licensed separately, through the Georgia State Construction Industry Licensing Board, and those trades are typically subcontracted on a remodel.
Georgia law also includes exemptions, including one that generally lets property owners do work on their own home. If you take on work yourself and pull the permit as the owner, you usually take on responsibility for code compliance and inspections. Some jurisdictions require an owner affidavit. Be cautious if a contractor asks you to pull a permit in your name; it can be a sign they aren't licensed or don't want responsibility for the work.
How to verify a contractor
- Get the exact business name and the name of the license holder.
- Search the Georgia Secretary of State's license verification site and confirm the license type and status are active.
- Ask for a certificate of liability insurance, and ask about workers' compensation coverage for employees.
- Confirm that the contractor will pull the permit and schedule inspections.
- For pre-1978 homes, ask whether the firm is EPA RRP-certified.
What happens if work isn't permitted
Unpermitted work can cause problems later. A building department that discovers it may require you to obtain a permit after the fact, which can mean opening finished walls so inspectors can see wiring, plumbing, or framing. Buyers, appraisers, and home inspectors may question unpermitted additions or finished basements, and insurers may look closely at claims involving unpermitted work. Paying for a permit upfront is almost always cheaper than fixing these issues later.
A simple approach
Before you sign a contract, write down every change you plan to make, ask your contractor which items need permits, and confirm with your city or county if anything is unclear. Make it part of the contract that the licensed contractor pulls the permits and passes final inspection before the last payment. If you'd like help finding a licensed pro, request a remodeling contractor and tell us about your project.
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Frequently asked questions
Who issues building permits in Metro Atlanta?
Your city's building department issues permits if your home is inside city limits, and your county handles unincorporated addresses. Your mailing address doesn't always match your jurisdiction, so check your property tax records or ask the local building department if you're unsure.
Does Georgia require a license for remodeling contractors?
Generally, yes. Georgia's State Licensing Board for Residential and General Contractors issues Residential Basic, Residential Light Commercial, and General Contractor licenses, and state law generally requires a license for residential jobs above a set dollar amount, currently $2,500. Electrical, plumbing, and HVAC trades are licensed separately.
Can I pull my own permit as a homeowner?
Many Georgia jurisdictions allow owners to pull permits for work on their own home, sometimes with an owner affidavit. If you do, you generally take on responsibility for code compliance and inspections. Be wary of a contractor who asks you to pull the permit for work they're doing.