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How to legalize unpermitted work

Legalizing unpermitted work means getting a permit for work that is already done (often called an after-the-fact, as-built or retroactive permit), then passing inspections. Inspectors may ask you to open walls or ceilings so they can see framing, wiring and plumbing, and anything that does not meet the code has to be corrected.

Last checked

On this page
  1. The usual steps
  2. What major cities say
  3. Extra fees when the permit comes after the work
  4. Sources

The usual steps

  1. Find out what was permitted: search the city’s permit records for the address.
  2. Contact the building department and describe the work; ask which permits and drawings it needs.
  3. Apply for the permit, paying any investigation fee or higher fee the city charges for work started without a permit.
  4. Open up work for inspection where the inspector asks, and correct anything that fails.
  5. Pass the final inspection so the permit is closed in the city’s records.

What major cities say

CityHow the city describes it
New York City, NYPenalty must be paid before a permit is issued for the work1
Los Angeles, CAObtain the permit after a special investigation; investigation fee is in addition to regular fees and does not exempt from compliance or other penalties2
Chicago, ILObtain the required permit(s) after the stop work order; Express Permit Program can legalize some work (e.g., fences)3
Phoenix, AZApply for a permit within 30 calendar days of the Notice of Violation4
San Antonio, TXPay the double fee and still comply fully with the code5
Dallas, TXSpecial investigation, then permit may be issued; investigation fee charged whether or not a permit is issued6
Fort Worth, TXInvestigation, then permit7
San Jose, CAObtain a permit as if new (visible work) or schedule a code enforcement inspection at 408-535-7770 (concealed work)8
Indianapolis, INA stop-work order for unpermitted work ends once the required permit is obtained9
San Francisco, CAApply for a permit for the unpermitted work (NOV states which permits); fees can be appealed to the Board of Appeals10
Seattle, WASpecial investigation inspection before a permit is issued for work already started; special investigation fee may be assessed11
Denver, COAfter-the-fact permit reviewed as new construction under current code; late and investigation fees apply12
El Paso, TXObtain the permit at the multiplied fee; does not bar prosecution13
Las Vegas, NVBuilding Investigation (#115) pre-inspection for unpermitted work, then permit; year-round amnesty program for homeowners who self-disclose14
Baltimore, MDObtain a permit for the work even if completed, pay the permit fee and penalty surcharge15
Albuquerque, NMStop work order, then notification letter with 30-45 days to comply16
Tucson, AZAfter-the-fact permit: full construction drawings and completed inspections still required; stop work until permitted17
Mesa, AZDirector may reduce the fee to 25% of the Building Permit Fee for a cooperative homeowner who resolves the violation within 30 days18
Kansas City, MOSpecial investigation before the after-the-fact permit is issued19
Colorado Springs, COObtain the permit after a special investigation; investigation fee is in addition to the permit fee20
Long Beach, CAInvestigation, then permit issued for the work; investigation fee collected whether or not permit is issued21
Oakland, CARegister on the online portal and apply for the permit, noting 'Stop Work Order Issued'22
Minneapolis, MNPartial or total removal of work may be required to show code compliance24
Tampa, FLAfter-the-fact permit by a licensed contractor with an After the Fact Affidavit25
Arlington, TXContinuing duty to obtain the required permit for work already performed26
Aurora, CORedo the work with a permit (after-the-fact permit)27
Philadelphia, PAEZ standards cannot be used to legalize unpermitted deck work28
Austin, TXThird-party verification letter from a registered design professional for existing improvements (expired permits / code violations)29

Extra fees when the permit comes after the work

CityConsequenceApplies toAs the city states it
New York City, NYHigher permit feeOne- or two-family dwelling1Six times the permit fee1
New York City, NYHigher permit feeBuildings other than one- or two-family dwellings121 times the permit fee1
Los Angeles, CAInvestigation feeWork commenced without a permit or application for inspection that violates LAMC Ch. IX Arts. 1-82Double the permit/inspection fee, minimum $4002
Chicago, ILHigher permit fee–Permit fee tripled (in most cases) after a stop work order30
Houston, TXInvestigation feeWork commenced prior to issuance of permit31$333.4231
Phoenix, AZInvestigation feeWork commenced without a required permit32$250 or the permit fee, whichever is greater, up to $2,500 per day33
Phoenix, AZHigher permit feeWork commenced without a required permit322 times the Table A permit fee (except residential demolition permits)33
San Antonio, TXHigher permit feeWork commenced before obtaining permits5Double permitting fees34
Dallas, TXInvestigation feeWork commenced without a required permit6Investigation fee equal to the permit fee plus $100 per hour per trade review (1-hour minimum)6
Jacksonville, FLHigher permit feeElectrical permits (late)35Double fee35
Jacksonville, FLHigher permit feeRight-of-way construction started before permit35Right-of-way permit fees doubled35
Fort Worth, TXInvestigation feeWork commenced without a required permit7Equal to the permit fee7
Charlotte, NCHigher permit feeWork started without a permit (Mecklenburg County permits, incl. City of Charlotte)36Original permit fee times 3.7536
Charlotte, NCInvestigation feeExpired permits and notices of violation36$35.00 administration charge36
Columbus, OHInvestigation feeWork performed without the required permit (violation of Columbus Building Code Ch. 4113)37Working Without a Permit: Level 1 $200; Level 2 $750; Level 3 $1750; Level 4 $400038
San Francisco, CAInvestigation feeWork without permit: Building, Electrical, Plumbing or Mechanical Code violations39Nine times the Permit Issuance Fee plus the original permit fee39
San Francisco, CAHigher permit feeExceeding the scope of an approved permit39Two times the Permit Issuance Fee39
Seattle, WAInvestigation feeWork started before a permit (special investigation), value $0–5,000401 x base fee (value $0–5,000); 3 x (5,001–50,000); 5 x (50,001–100,000); 10 x (100,001–500,000); 50 x (500,001–5,000,000); 100% of permit fee over 5,000,00040
Seattle, WAInvestigation feePlumbing/gas work done without a permit (Public Health – Seattle & King County)41$273 plus $55 per Fixture/Outlet41
Denver, COHigher permit feeWork started without a permit12Double the standard permit fee, minimum $10012
Denver, COInvestigation feeWork commenced without first obtaining a permit12Investigation fee equal to the late permit fee12
Nashville, TNHigher permit feeElectrical work commenced before a permit is issued42Permit fees tripled43
El Paso, TXHigher permit feeHomeowner starting work without a permit on own residence13Double the permit fee plus applicable technology fee44
El Paso, TXHigher permit feeContractor starting work without a permit on a residential building or system13Triple the permit fee plus applicable technology fee44
El Paso, TXInvestigation feeSpecial investigation inspection prior or subsequent to commencement of work13$150 plus applicable technology fee44
Las Vegas, NVHigher permit feeWork commenced before the required permit was obtained451st offense: double permit fees plus an investigation fee45
Las Vegas, NVHigher permit feeWork commenced before the required permit was obtained452nd offense: up to triple permit fees plus an investigation fee; possible complaint to the Nevada State Contractors Board45
Las Vegas, NVHigher permit feeWork commenced before the required permit was obtained453rd and later offenses: up to quadruple permit fees plus an investigation fee; possible NSCB complaint and referral to Code Enforcement for citation45
Boston, MAHigher permit feeWork started without required permit, or undervalued estimated cost46Double fee46
Detroit, MIInvestigation feeFailure to obtain permits47Contractors "Per Occurrence" Flat $35147
Detroit, MIInvestigation feeFailure to obtain permits47Homeowners "Per Occurrence" Flat $17647
Louisville, KYHigher permit feeStarting work without a permit (all permit types)48Penalty equal to the standard permit fee, paid in addition (electrical minimum $1,000)48
Louisville, KYHigher permit feeElectrical work started before permit49$1,000 first offense; $2,000 subsequent49
Portland, ORInvestigation feeCommencement of work before obtaining a permit50Hourly Rate - per hour or fraction of an hour $167.0050
Memphis, TNHigher permit feeBuilding work started before a permit is obtained51Double the normal fee51
Memphis, TNHigher permit feeMechanical work started before a permit is issued52Double fee52
Memphis, TNHigher permit feeElectrical work started before a permit is issued52Double fee52
Memphis, TNHigher permit feeGas work started before a permit is issued52Double fee52
Memphis, TNHigher permit feePlumbing work started before a permit is obtained53Triple the normal permit fee53
Memphis, TNHigher permit feeSigns installed without a permit51Triple fees51
Milwaukee, WIHigher permit feeWork started or premises occupied without a required permit54Fees may be quadrupled55
Albuquerque, NMHigher permit feeWork started without a permit56Double permit fee56
Albuquerque, NMInvestigation feeWork commenced without first obtaining a required permit56Equal to the permit fee (in addition to the permit fee)56
Tucson, AZHigher permit feeWork started without required permit57100% of permit fee (penalty in addition to the permit fee)57
Fresno, CAHigher permit feeWorking without required permit58Working without required permit / per permit fee 4 times (max.)58
Sacramento, CAHigher permit feeWork for which a building permit is required started without first obtaining a permit593X the building permit fee (when the building permit fee is under $250), plus the standard fee59
Mesa, AZHigher permit feeNon-licensed homeowners doing work on their own property without contractor1850% of appropriate Building or Civil Engineering Permit Fee18
Mesa, AZHigher permit feeNon-Residential Building Owners, Licensed or Registered Professionals18100%18
Mesa, AZInvestigation feeWork commenced prior to obtaining the required permit18Unauthorized work within the Right of Way: 200% of appropriate Civil Engineering Permit or Non City Utility Permit Fees18
Kansas City, MOHigher permit feeWork requiring a permit started before the permit is obtained193 times19
Raleigh, NCHigher permit feeAny person performing work without a required permit60Administrative fee equal to the permit fee, paid in addition to the permit fee (effectively 2x)60
Raleigh, NCInvestigation feeWork without a required fire code permit (Raleigh Office of Fire Marshal)61$359.00 per inspection (FY27)61
Colorado Springs, COInvestigation feeWork commenced without a required permit20Equal to two times the Permit Fee20
Miami, FLHigher permit feeWork commenced before obtaining a required permit; Homestead vs. non-Homestead/commercial622x (Homestead residential) or 4x (other/commercial) plus $110.00 base fee63
Miami, FLInvestigation feeWork without a permit and unsafe structures cases after notice of violation62$500.00 case initiation fee63
Virginia Beach, VAInvestigation feeBeginning work without a permit (building, electrical, gas, mechanical, plumbing, demolition, elevator permits)64$250.00 administrative fee64
Long Beach, CAInvestigation feeWork for which a permit is required, commenced without a permit21100% of permit fee, minimum $482, in addition to the permit fee65
Oakland, CAHigher permit feeWork commenced without a permit (Oakland Building Code, Sign Code, Window Bar Ordinance)66Double all fees66
Oakland, CAHigher permit feeWork commenced and completed prior to inspection66Quadruple all fees66
Oakland, CAInvestigation feeWork commenced without a permit66$402.97 per inspection66
Oakland, CAHigher permit feeDemolition without a permit6610X all fees66
Minneapolis, MNHigher permit feeConstruction work begun before getting a permit24Fees may be doubled24
Tulsa, OKHigher permit feeWork started before issuance of any required permit67$214.00 or 3x the regular fee, whichever is greater, in addition to the regular permit fee67
Arlington, TXHigher permit feeBuilding, electrical, mechanical and plumbing work started without a permit (residential and commercial)68Penalty equal to the permit fee, in addition to the permit fee charged68
Arlington, TXInvestigation feeWork begun before obtaining the required permit26Investigation fee of the site, in addition to the permit fee (amount not stated in § 4.09)26

Sources

  1. 2022 NYC Construction Codes, General Administrative Provisions (Admin. Code Title 28), Chapter 2 EnforcementCity of New York, Department of BuildingsChecked November 7, 2026
  2. LAMC Ch. IX, Art. 8, Div. 4 (incl. SEC. 98.0402 Code Enforcement Costs Incurred)City of Los Angeles (Los Angeles Municipal Code, hosted by American Legal Publishing)Checked November 7, 2026
  3. Express Permit Program: Fence or Trash EnclosureCity of Chicago, Department of BuildingsChecked November 7, 2026
  4. Non-Permitted ConstructionCity of Phoenix, Planning & Development DepartmentChecked November 7, 2026
  5. Chapter 10 Building-Related Codes (2024 International Building-Related Codes), City Code of San AntonioCity of San Antonio, Development Services DepartmentEffective May 1, 2025Checked November 7, 2026
  6. Chapter 52: Administrative Procedures for the Construction Codes (City of Dallas booklet, current through April 23,…City of Dallas, Planning & Development DepartmentLast updated April 23, 2025Checked November 7, 2026
  7. Fort Worth Administrative Building Code, Ordinance No. 25387-03-2022City of Fort Worth, Development Services DepartmentAdopted March 8, 2022Checked November 7, 2026
  8. Bulletin #202: How to Legalize Unpermitted WorkCity of San José, Planning, Building & Code Enforcement (PBCE), Building DivisionRevised January 25, 2023Checked November 8, 2026
  9. 2016 Building Standards and Procedures of the Consolidated City of Indianapolis (Chapter 536 etc.)City of Indianapolis, Department of Business and Neighborhood ServicesEffective January 1, 2018Checked November 7, 2026
  10. Notice of Violation (NOV)City and County of San Francisco, Department of Building InspectionChecked November 7, 2026
  11. 2021 Seattle Residential Code, Chapter 1 AdministrationCity of Seattle, Seattle Department of Construction & InspectionsChecked November 7, 2026
  12. 2025 Denver Building Code (2nd Printing, November 2025)City and County of Denver, Community Planning and DevelopmentPublished November 2025Checked November 7, 2026
  13. Ordinance 019528 adopting the 2021 International Building Codes (text as introduced; executed Aug. 1, 2023)City of El Paso, City Council (Planning & Inspections agenda item)Published June 20, 2023Checked November 7, 2026
  14. Building Investigation GuidelineCity of Las Vegas, Department of Community Development, Building & Safety DivisionChecked November 7, 2026
  15. Section 105. Permits (Building Code)City of Baltimore Law Library (Department of Legislative Reference)Checked November 7, 2026
  16. Building Safety & Permits FAQsCity of Albuquerque, Planning Department, Building Safety DivisionChecked November 7, 2026
  17. Residential Permits City of TucsonCity of Tucson, Planning & Development Services Department (PDSD)Checked November 7, 2026
  18. Schedule of Fees and Charges - Development ServicesCity of Mesa, Development Services DepartmentRevised July 2026Checked November 7, 2026
  19. Committee Substitute for Ordinance No. 220612 (final Legistar version text)City of Kansas City, Missouri, Office of the City Clerk (Legistar legislative record)Adopted October 27, 2022Checked November 7, 2026
  20. Fee Schedule - Pikes Peak Regional Building Department (Appendix B: Fee Schedule, 2023 PPRBC)Pikes Peak Regional Building Department (PPRBD)Effective June 30, 2025Checked November 7, 2026
  21. Ordinance No. ORD-25-0019 (amending and restating LBMC Title 18; Long Beach Building Standards Code)City of Long Beach, City Council (Office of the City Clerk)Checked November 7, 2026
  22. Stop Work Notice (brochure SWO-6.22.23)City of Oakland, Planning & Building Department, Bureau of BuildingRevised June 22, 2023Checked November 7, 2026
  23. Stop Work Order Procedures | City of Oakland, CACity of Oakland, Planning & Building Department, Bureau of BuildingChecked November 7, 2026
  24. Permit FeesCity of Minneapolis, Community Planning & Economic Development (CPED), Construction Code Services / Minneapolis Development ReviewLast updated February 27, 2026Checked November 7, 2026
  25. After the Fact AffidavitCity of Tampa, Development & Growth Management Department, Construction Services DivisionChecked November 7, 2026
  26. Construction Chapter, Code of the City of Arlington (amended by Ord. 24-054, September 17, 2024)City of Arlington, City Council (Code of Ordinances, hosted on arlingtontx.gov)Revised September 17, 2024Checked November 7, 2026
  27. City of Aurora DIY & Do It Right Home Improvement Handbook (March 2019)City of Aurora, Development Services Department, Building DivisionPublished March 2019Checked November 7, 2026
  28. EZ Permit Standard: Deck (PB_018_F)City of Philadelphia, Department of Licenses and InspectionsRevised August 2026Checked November 7, 2026
  29. Residential Pool and/or Uncovered Deck Permit ApplicationCity of Austin, Austin Development ServicesRevised April 5, 2023Checked November 7, 2026
  30. What happens if I start work without a required building permit?City of Chicago, Department of BuildingsChecked November 7, 2026
  31. City Fee ScheduleCity of Houston, Finance Department (City-Wide Fee Schedule)Effective January 1, 2026Checked November 7, 2026
  32. 2024 International Building Code Administrative Provisions (IBC Chapter 1), Phoenix amendmentsCity of Phoenix, Planning & Development DepartmentEffective August 1, 2025Checked November 7, 2026
  33. PDD Fee Schedule, Phoenix City Code Chapter 9, Appendix A.2City of Phoenix, Planning & Development DepartmentEffective January 20, 2026Checked November 7, 2026
  34. FY 2027 Development Fee ScheduleCity of San Antonio, Development Services DepartmentRevised October 2026Checked November 7, 2026
  35. City Fees (Categorized by Departments)City of Jacksonville, City Fees page (Building Inspection Division - Section 320.409)Checked November 7, 2026
  36. Mecklenburg County Government Fee Ordinance, Land Use and Environmental Services (revised July 1, 2026)Mecklenburg County Board of County Commissioners / Land Use and Environmental Services Agency (LUESA)Revised July 1, 2026Checked November 7, 2026
  37. Affidavit Working Without A PermitCity of Columbus, Department of Building and Zoning ServicesRevised March 2026Checked November 7, 2026
  38. 2026 Combined Development Related Fee ScheduleCity of Columbus, Department of Building and Zoning ServicesPublished 2026Checked November 7, 2026
  39. Fee Schedule Table 1A-K: Penalties, Hearings, Code Enforcement Assessments (July 2026)City and County of San Francisco, Department of Building InspectionEffective July 12, 2026Checked November 6, 2026
  40. 2026 Fee Subtitle and related documents (SMC Chapter 22.900)City of Seattle, Seattle Department of Construction & InspectionsEffective January 1, 2026Checked November 7, 2026
  41. Plumbing and Gas Piping Program fees (through 2026)Public Health – Seattle & King County (King County)Effective January 1, 2026Checked November 7, 2026
  42. Codes Fee Schedule (Building-Permit-Fee-Scheudle-2025.pdf)Metropolitan Government of Nashville and Davidson County, Department of Codes and Building SafetyPosted December 2025Checked November 7, 2026
  43. BL2022-1215: fee schedules for building, gas/mechanical, plumbing and electrical permitsMetropolitan Government of Nashville and Davidson County, Metropolitan Council (Legistar legislation record)Effective July 1, 2022Checked November 7, 2026
  44. City of El Paso FY2026-2027 Adopted Budget, FY 2027 Schedule C Departmental Fee ListCity of El Paso, Office of Management & BudgetAdopted August 18, 2026Checked November 7, 2026
  45. City of Las Vegas Administrative Code, 2019 EditionCity of Las Vegas, Department of Community Development, Building & Safety DivisionPublished 2019Checked November 7, 2026
  46. Building Fees 5 15 23 (ISD fee schedule)City of Boston, Inspectional Services DepartmentChecked November 7, 2026
  47. City of Detroit BSEED Fee Schedule, Effective January 1, 2024, Modified 7/18/2025City of Detroit, Buildings, Safety Engineering and Environmental Department (BSEED)Revised July 18, 2025Checked November 7, 2026
  48. LMCO Chapter 150.096 Promulgated Fees & Regulations, Construction Permits and Inspection Fees (Revised 2/6/2024)Louisville/Jefferson County Metro Government, Department of Codes and Regulations, Office (Division) of Construction ReviewRevised February 6, 2024Checked November 7, 2026
  49. Electrical Permits | LouisvilleKY.govLouisville/Jefferson County Metro Government, Department of Codes and Regulations, Office (Division) of Construction ReviewChecked November 7, 2026
  50. Exhibit A, Building and Other Permits Fee Schedule, Effective Date: July 10, 2026 (Ordinance 192193)City of Portland, Portland Permitting & Development (Council Ordinance 192193, City eFiles record)Effective July 10, 2026Checked November 7, 2026
  51. 2021 Memphis and Shelby County Building Code (joint ordinance and local amendments)Memphis and Shelby County Office of Construction Code EnforcementChecked November 8, 2026
  52. 2022 Fee Schedule, Building Section FeesMemphis and Shelby County Office of Construction Code EnforcementPublished 2022Checked November 8, 2026
  53. 2022 Joint Plumbing CodeMemphis and Shelby County Office of Construction Code EnforcementChecked November 8, 2026
  54. Milwaukee Code of Ordinances ch. 200 subch. 4 PermitsCity of Milwaukee, Code of Ordinances (City Clerk, Legislative Reference Bureau)Revised December 18, 2018Checked November 8, 2026
  55. Plan Review and Permit FeesCity of Milwaukee, Department of Neighborhood ServicesLast updated March 6, 2026Checked November 7, 2026
  56. 2024 City of Albuquerque Uniform Administrative Code (Exhibit A)City of Albuquerque, Planning Department, Building Safety DivisionChecked November 7, 2026
  57. Planning and Permitting Fee Schedule (Adopted Year 1 Fee Schedule, FY27)City of Tucson, Planning & Development Services Department (PDSD)Effective July 1, 2026Checked November 7, 2026
  58. City of Fresno Master Fee Schedule - Planning & Development Fees (effective 07/01/2026)City of Fresno, Planning and Development DepartmentEffective July 1, 2026Checked November 7, 2026
  59. City of Sacramento Fees and Charges database: Building Permit FeesCity of Sacramento (Fees and Charges database, Community Development Department)Last updated November 1, 2026Checked November 7, 2026
  60. UDO Sec. 11.4.8. Permit FeesCity of Raleigh, Unified Development Ordinance (UDO), Chapter 11 Building and Housing CodeChecked November 7, 2026
  61. Development Fee Guide July 1, 2026 - June 30, 2027City of Raleigh, Planning and DevelopmentEffective July 1, 2026Checked November 7, 2026
  62. City of Miami Building Permit Fee ScheduleCity of Miami, Building DepartmentChecked November 7, 2026
  63. Exhibit C Fee Schedule, Building, Chapters 10, 17, 20 (File No. 19087, Exhibit C Sub)City of Miami (City Commission Resolution R-26-0200), Building Department fee scheduleAdopted April 23, 2026Checked November 7, 2026
  64. Residential Building Permit FeesCity of Virginia Beach, Planning & Community Development, Permits & Inspections DivisionRevised July 2025Checked November 7, 2026
  65. Building Plan Review & Permit FeesCity of Long Beach, Community Development Department, Building and Safety BureauEffective October 1, 2026Checked November 7, 2026
  66. Fiscal Year 2026-27 Master Fee ScheduleCity of Oakland (Master Fee Schedule, Planning & Building Department section)Effective July 1, 2026Checked November 7, 2026
  67. Ordinance amending Title 49, Tulsa Revised Ordinances (council item 24-608, as submitted)City of Tulsa, Tulsa City CouncilPublished May 16, 2024Checked November 7, 2026
  68. City of Arlington Planning and Development Services Fee Schedule, Effective October 1, 2026 (Resolution No. 26-288)City of Arlington, Planning & Development ServicesEffective October 1, 2026Checked November 7, 2026