Permit, done well.

Permits are typically required for structural changes, electrical or plumbing modifications, room additions, decks, fences over certain heights, and most work involving walls. Cosmetic work (painting, flooring, cabinets) generally doesn't need permits. When in doubt, check with your building department.

Consequences include fines, required demolition of non-compliant work, insurance claim denials, difficulty selling the home, and safety risks from uninspected work. Retroactive permitting (legalization) is possible but often more expensive than proper permitting.

Permit fees typically range from $50 for simple work to several thousand dollars for major construction. Fees are usually based on project value and can be 1-3% of construction cost. Specialty permits (electrical, plumbing, mechanical) have separate fees.

Simple over-the-counter permits: same day. Standard residential permits: 1-4 weeks. Complex projects requiring plan review: 4-12+ weeks. Response time improves dramatically with complete, accurate applications. Pre-application meetings speed the process.