Permits feel like red tape until you sell your house — or until unpermitted work fails. Here's the practical guide for Reno-area homeowners, from a contractor that's pulled permits here for 65 years.
What needs a permit?
- Moving or adding plumbing (sinks, showers, drains)
- New circuits, panels, or significant electrical work
- Structural changes — removing walls, new openings
- Water heaters and most HVAC changes
- Egress windows for basement bedrooms
What usually doesn't: paint, flooring, cabinet swaps in place, counter replacement, and like-for-like fixture swaps. The line moves with scope, and the building department is reasonable when the work is honest.
Who issues what
City of Reno and City of Sparks handle their own permits; unincorporated Washoe County (Sun Valley, Washoe Valley, Verdi areas) goes through the county; Carson City and Storey County (Virginia City) run their own departments. Each has quirks — historic-district review in Virginia City, for example. We work with all of them weekly.
Why unpermitted work costs more later
- Buyers' inspectors flag it and deals stall or reprice
- Insurance can deny claims tied to unpermitted systems
- Retroactive permits often mean opening finished walls
How Banner handles permits
We scope the permit needs in your estimate, pull them under our licenses (B-2 #0072905, C-1, C-2, C-3), schedule the inspections, and meet the inspector. You never stand in a permit line. It's included — because doing it right is the whole point of hiring a 65-year contractor.
Planning a project?
Bring us the idea; we’ll bring the permit knowledge. Free estimates: (775) 787-1966.