Do I need to worry about the permits in my DC kitchen remodeling with small changes?

[Anonymous]

Anonymous wrote:OP - many thanks for all the suggestions! Decided to talk to an architect who can handle the permits in DC and see what to do. If necessary will go to DC government to inquire. Kitchen renovation quotes vary from 40K to 70k for my simple one row kitchen (fridge, 30 inch counter top and cabinests, range and hood above, 30 inch countertop and cabinets) plus an island of 48x72 (sink+dishwasher, no cabinets), permit excluded...

I did my whole 500 sf apartment for about 50K, inclusive of permits and consultant filing fees. A gut of the kitchen and bathroom.
Architect here - you will need a PL permit for the gas work definitely.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:The permit costs you are being quoted seem insane. Are you saying that is just the cost of the permits, or the total cost of the jobs including the permits?

The cost are for permits only - in addition to the estimates quoted for the work (some are labor only and some are labor plus materials). My understanding from one contractor is they need to find people with the right licenses/certificates to apply for the permits (seems electricity, gas, plumbing and building are separate) and that would cost extra. I think the permits themselves should not cost that much (the fees charged by the government), but applying for permits is extra work (getting documents ready, change things after review, getting inspection etc.). If they do not have the qualified people themselves, they need to pay for those services, even though the actual work might be done by them and not the people pulling the permits.

But isn’t it also the upcharge companies include for dealing with the possibility that the permit inspector might find flaws in their work? Someone came to inspect electrical work we had done and found flaws or that it wasn’t up to code or whatever and our company had to fix it free of charge because the agreement is that if you are pulling permits you better be doing work that passes inspection.

If your GC hasn't already worked with people who are licensed and can pull those permits, you should talk to someone else who has relationships with these trades already.
If an inspector finds flaws in the work, it behooves the licensed professional to correct the work. A GC will not and should not issue final payment to a sub until the work is DONE and open work permit for that trade is CLOSED.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:The permit costs you are being quoted seem insane. Are you saying that is just the cost of the permits, or the total cost of the jobs including the permits?

The cost are for permits only - in addition to the estimates quoted for the work (some are labor only and some are labor plus materials). My understanding from one contractor is they need to find people with the right licenses/certificates to apply for the permits (seems electricity, gas, plumbing and building are separate) and that would cost extra. I think the permits themselves should not cost that much (the fees charged by the government), but applying for permits is extra work (getting documents ready, change things after review, getting inspection etc.). If they do not have the qualified people themselves, they need to pay for those services, even though the actual work might be done by them and not the people pulling the permits.

But isn’t it also the upcharge companies include for dealing with the possibility that the permit inspector might find flaws in their work? Someone came to inspect electrical work we had done and found flaws or that it wasn’t up to code or whatever and our company had to fix it free of charge because the agreement is that if you are pulling permits you better be doing work that passes inspection.

If your GC hasn't already worked with people who are licensed and can pull those permits, you should talk to someone else who has relationships with these trades already.
If an inspector finds flaws in the work, it behooves the licensed professional to correct the work. A GC will not and should not issue final payment to a sub until the work is DONE and open work permit for that trade is CLOSED.

Same architect from above-
It should be in your agreement for phased payments based on completion of levels of work (demolition, drywall, tiling, plumbing, electrical, etc..). And each phase should withhold 10% retainer so that at the end of the project, the GC has incentive to fully complete everything and collect that accumulated 10%.

[Anonymous]

I would not touch/move/change gas without having contractor pull a permit and pass the local inspections.