Permit & Code Compliance Audit Checklist

Gather all building permits (building, electrical, plumbing, mechanical) that have been issued for the property. Verify each permit has been inspected and received final approval (closed/finaled status). Check for any open permits that were never inspected or closed, which can create issues during property sale, refinancing, or insurance claims. Contact the local building department to obtain a complete permit history for the property address and cross-reference with your records.

1. Request a complete permit history from the local building department by property address

2. Verify each permit shows a final inspection and closed status

3. Identify any open permits that were pulled but never finaled (common with previous owners)

4. Check for work that appears to have been done without a permit (additions, remodeled rooms, added bathrooms)

5. Verify the scope of each permit matches the work that was actually performed

- Open permits from a previous owner that transfer with the property and become the new owner's responsibility

- Unpermitted work (especially finished basements, added bathrooms, or enclosed porches) discovered during sale

- Permits pulled but work never completed or inspected, leaving code compliance in question

- Expired permits that must be renewed with updated code compliance before inspection can occur

Verify that the structural framing matches the approved plans (beam sizes, column locations, joist sizes, and connection hardware). Check for any unpermitted additions or modifications such as removed walls, new openings, or added levels. Verify that load-bearing walls have not been removed or modified without engineering. Check structural connections at critical points: beam-to-column connectors, joist hangers, foundation anchor bolts, and hurricane ties per the IRC or applicable building code edition.

1. Compare the current structure to approved plans (if available) and note any discrepancies

2. Identify any walls that may have been removed by looking for headers, posts, or beams that were not in the original plans

3. Check visible structural connections: joist hangers properly sized and nailed, beams properly supported, posts on footings

4. Verify foundation anchor bolts are present and properly spaced (typically every 6' and within 12" of each end per IRC R403.1.6)

5. Check for evidence of unpermitted modifications: mismatched framing lumber, amateur construction details, or additions without matching foundation work

- Load-bearing walls removed without engineering or a permit, creating a structural safety hazard

- Missing joist hangers or hurricane ties at critical connections, reducing structural integrity

- Unpermitted room additions built without proper foundation, creating settling and structural issues

- Beam spans exceeding code-allowed maximums without proper engineering

Verify the electrical panel is up to current code: proper clearance (36" in front, 30" wide per NEC 110.26), correct breaker sizes for wire gauges, no double-tapped breakers, and proper grounding. Check that GFCI protection is installed in all required locations per NEC (kitchens, bathrooms, garages, outdoors, basements, crawl spaces, laundry areas). Check that AFCI protection is installed in bedrooms (required since 2002 NEC) and other habitable rooms (required since 2014 NEC). Verify all work performed since the last permit is covered by an appropriate electrical permit.

1. Inspect the electrical panel for proper clearance, labeling, double-tapped breakers, and signs of overheating

2. Test every GFCI outlet and GFCI breaker in the house for proper trip/reset function

3. Verify AFCI protection on all bedroom circuits (check breaker type in the panel)

4. Check for ungrounded outlets using a receptacle tester; note any outlets showing open ground

5. Identify any electrical work (new outlets, fixtures, sub-panels) that was done without a permit

- Missing GFCI protection in kitchens, bathrooms, or exterior outlets (code violation and safety hazard)

- Double-tapped breakers (two wires on one breaker) creating a fire hazard

- Ungrounded outlets, especially in older homes where two-prong outlets were replaced with three-prong without adding a ground

- Unpermitted electrical work using improper wire gauge, missing junction boxes, or exposed wiring

Verify that the plumbing system has proper venting (each fixture must be vented per the International Plumbing Code to prevent siphoning of traps). Check that the water heater temperature and pressure relief (TPR) valve discharge pipe terminates at an approved location: within 6" of the floor or to the exterior, not into a wall cavity, ceiling, or capped off. Check for cross-connections where potable water could be contaminated (garden hose submerged in pool, no backflow preventer on irrigation). Verify backflow prevention devices are installed where required.

1. Check the water heater TPR valve discharge pipe: it must terminate within 6" of the floor or to the exterior without reduction in size

2. Verify every fixture has a functioning trap (P-trap visible under sinks; if dry, pour water to fill)

3. Look for missing or improper venting (gurgling drains when another fixture is used indicates vent problems)

4. Check for cross-connection hazards: hose bibs without vacuum breakers, missing backflow preventers on irrigation

5. Verify any plumbing work done since the last permit is covered by a plumbing permit

- TPR valve discharge pipe capped, plugged, or terminating in a wall cavity (explosion hazard if the valve activates)

- Missing or improperly sized vents causing slow drains and sewer gas entry into the home

- No backflow prevention on irrigation systems, risking contamination of the potable water supply

- S-traps (connecting directly to the floor drain) instead of P-traps, which are no longer code-compliant

Verify smoke detectors are installed per code: inside every bedroom, outside each sleeping area, and on every level of the home including the basement (per NFPA 72 and IRC R314). Newer codes require interconnected alarms (when one sounds, all sound). Check the fire separation between the attached garage and living space: minimum 1/2" drywall on the garage side of common walls, 5/8" Type X drywall on garage ceilings below living space, and a self-closing door rated at minimum 20 minutes. Verify egress windows in all bedrooms: minimum 5.7 sq ft opening, 24" minimum height, 20" minimum width, sill no higher than 44" from the floor.

1. Verify smoke detector locations against code requirements (every bedroom, outside sleeping areas, every level)

2. Test interconnection by triggering one detector and verifying all others sound

3. Inspect the garage-to-house separation: complete drywall on garage walls/ceiling common with living space, no penetrations

4. Check the garage-to-house door: must be solid core or rated, self-closing, and not have a deadbolt that could trap occupants

5. Measure bedroom egress windows: verify opening size (5.7 sq ft), minimum dimensions (24" high, 20" wide), and sill height (44" max)

- Missing smoke detectors in bedrooms or on levels without living space (basement, attic conversion)

- Gaps in garage fire separation from removed drywall for wiring, shelving, or access

- Bedroom egress windows painted shut or blocked by furniture, making emergency escape impossible

- Self-closing garage door mechanism removed or disabled for convenience

ADA requirements apply to commercial properties and public accommodations. Fair Housing Act requirements apply to multi-family buildings with 4+ units built after 1991. For single-family homes, accessibility is typically voluntary but relevant for aging-in-place planning. Key accessibility standards include: door widths of 32" minimum clear opening (36" preferred), threshold heights of 1/2" maximum (1/4" for square-edge, 1/2" for beveled), and blocking in bathroom walls for future grab bar installation. Lever door handles are easier than knobs for those with limited grip strength.

1. Measure clear opening width of all entry doors (32" minimum, measured with door open to 90 degrees)

2. Check threshold heights at all exterior doors (1/2" maximum for accessibility)

3. Verify if blocking is installed in bathroom walls at grab bar locations (check for backing with a stud finder or magnet)

4. Check that at least one bathroom on the main level is accessible or adaptable for future needs

5. For multi-family (4+ units built after 1991), verify Fair Housing Act compliance: accessible common areas, adaptable units, accessible route

- Door openings too narrow for wheelchair access (interior doors often only 28" clear opening)

- High thresholds at exterior doors that create trip hazards and block wheelchair/walker access

- No bathroom on the main level, making the home inaccessible for mobility-impaired residents

- Multi-family buildings missing required Fair Housing Act accessibility features

Compile all permits, inspection records, and certificates of occupancy into a single organized file. Document any deficiencies found during the audit with photos and descriptions. Create a remediation plan with priorities (safety items first), estimated costs, and a timeline for correcting outstanding items. For properties being sold, disclose all known deficiencies to the buyer as required by law. For open permits, contact the building department to determine the process for closing them (may require re-inspection under current code).

1. Verify all permits are collected and organized by trade (building, electrical, plumbing, mechanical) and date

2. Confirm all final inspection certificates and certificates of occupancy are present in the file

3. Review the deficiency list and confirm all items are documented with photos and descriptions

4. Verify the remediation plan addresses all safety-critical items first with realistic timelines

5. Confirm all documentation is stored in a secure, accessible location and copies provided to relevant parties

- Missing permits or inspection records for work done by previous owners, requiring research at the building department

- Open permits that have expired and require renewal under current (more stringent) code before they can be closed

- Deficiencies documented but no remediation plan created, leaving safety issues unresolved

- Not disclosing known deficiencies during a property sale, creating legal liability