It can be tempting to skip a permit to save time. The City of Las Vegas is direct about the risks: work done without a required permit can become frustrating, extremely costly and, in some cases, dangerous. This guide explains why, and what to do if you find unpermitted work in a home you own or are buying.
Key takeaways
- Unpermitted work may need to be opened up, evaluated and redone later.
- Permits create a record that matters for insurance and resale.
- Insist that your contractor pulls the permits the job requires.
What the City of Las Vegas says
The city’s homeowner guide lists three reasons to get permits. They create a permanent record for insurance, resale value and the history of the home, and the guide notes that if you improve your home without permits and it fails, your insurance company may not help with the liability. Inspections help assure code-compliant work. And unpermitted work discovered later can require an engineering evaluation, destructive testing, removal of wall coverings and replacement of plumbing, electrical or other elements, at great cost to the owner or the next owner.
Safety is the real reason
The same guide mentions documented cases of deaths in fires involving unpermitted projects such as garage conversions, where required ventilation and emergency exits were not provided. Codes exist for these reasons, and inspections are how they are checked.
Permitted vs. unpermitted work
| Permitted work | Unpermitted work | |
|---|---|---|
| Inspected | Yes, at set stages | No |
| Record of work | Permanent, searchable | None |
| Insurance questions | Easier to answer | May be harder |
| At resale | Documented | May need explaining or correcting |
| If found later | Nothing to fix | May need evaluation and rework |
Warning signs of a contractor who skips permits
- Suggests that “nobody needs to know” about the work.
- Offers a lower price if you skip the permit.
- Asks you to pull the permit in your name.
- Cannot show a license in the right classification.
The City of Las Vegas guide puts it simply: beware of a contractor willing to work without permits, and insist on permits. The Contractors Board also advises homeowners not to pull the permit themselves when a contractor is doing the job.
Tip: Ask each bidder to state in writing which permits the job needs and who will obtain them. Compare the answers across bids.
If you discover unpermitted work
If you find unpermitted work in your own home, contact your building department to ask about options for bringing it into compliance. The process may involve plans, inspections and opening some finished surfaces. It is usually easier to handle before a sale than during one.
If you are buying a home
Before buying, you can check permits on the address. The City of Las Vegas lets you check for permits on an address or parcel online. Compare the permit history with what you see in the house, such as a converted garage, a newer water heater or an added room.
Common examples in Las Vegas homes
Some projects are more likely than others to have been done without permits. Garage conversions, enclosed patios, added rooms, replaced water heaters, new circuits for appliances or spas, and changes to air conditioning equipment all need permits under the City of Las Vegas guide. If you see any of these in a home, it is worth checking the permit history. A missing permit does not always mean the work is unsafe, but it does mean no inspector checked it.
Unlicensed work and your protections
Unpermitted work often goes together with unlicensed contractors. The Contractors Board warns that a contract with an unlicensed contractor is void by law, that unlicensed workers do not carry workers’ compensation insurance, and that homeowners who use unlicensed contractors are not eligible for the Residential Recovery Fund. If something goes wrong, your options are much more limited. See How to Check a Nevada Contractor License.
The owner-builder route is not a shortcut
Nevada’s owner-builder exemption lets owners work on their own home for their own occupancy without a contractor’s license. It does not remove the need for permits and inspections. The City of Las Vegas guide notes that selling or leasing the property within one year of completion creates a presumption about the owner’s intent that can be investigated by the Contractors Board.
Common mistakes
The most common mistake is assuming small projects never need permits. Water heaters and new circuits are frequent examples that do. Another is relying on a contractor’s verbal assurance that “it’s covered.”
Frequently asked questions
Will unpermitted work always have to be torn out?
Not always, but it may need to be exposed and evaluated. Ask your building department.
Can I get a permit after the work is done?
Building departments have processes for existing work. Contact yours to ask.
Does a home inspection catch unpermitted work?
Sometimes, but a home inspection is not a permit search. Check the permit record too.
See which work needs a permit in When You Need a Building Permit in Las Vegas.