Introduction

“Does a contractor have to pull permits?” is a question that every contractor runs into at some point early on in their careers. Given the legal ramifications of running afoul of local codes and regulations, it’s no wonder this is a question that gives many a new contractor cause for pause.

So – are contractors the ones who are responsible for pulling permits for the job? Or is it the construction manager, project manager, or maybe even the foreman on the job site? Does the responsibility change depending on whether you’re a general contractor or a Class C specialty contractor?

In this article, we’ll cover everything about permits: what they are, who is responsible for acquiring the right permit, the legal points surrounding permits, and so on. Let’s dig in.

What Does “Pulling Permits” Mean?

Pulling permits is a colloquial term used to describe the act of securing the necessary permits or authorizations from relevant governmental bodies. Usually, permits are given out by local governments like counties, cities, or townships.

These permits ensure that the construction or renovation work complies with local building codes, zoning laws, and other regulations. Actually “pulling” a permit requires a number of steps – involves submitting detailed plans of the proposed project for approval, and working with local government to make any changes until your plans meet the necessary code. After your project is approved, you’ll receive your permit – but whether or not you’re in violation of said permit may require inspections before, during, or after the construction.

The Legal Landscape

No matter where you do construction work, there’s a well-defined legal framework that mandates contractors to secure permits for particular types of work.

For example, the California Code of Regulations requires employers to obtain Project Permits and Annual Permits from Cal/OSHA before initiating specific construction activities. These regulations aim to ensure that all construction activities meet the safety and quality standards set by the state.

Who is Responsible for Pulling Permits?

As always with construction, the responsibility for pulling permits…depends on so many factors.

This burden generally falls on the contractor overseeing the project, but that could be anyone from a general contractor to a homeowner installing a new window. In a typical construction company, however, the task of applying for, compiling, and maintaining permits is often assigned to a project manager, or in some cases, a designated permit expediter.

They are responsible for understanding the types of permits required, gathering the necessary documentation, and liaising with the relevant authorities.

However, in some cases, either the homeowner or a licensed contractor can secure the essential permits. This would be in situations where it’s you doing work on your own home, or where you’re an out-of-town GC who hires a local. In many cases, the local will know the permitting system in their local jurisdiction better than you would, so in that case, they may offer to take care of that (often for an additional fee).

How to Obtain a Permit

Obtaining a permit usually involves several steps, but they’re rather straightforward and follow simple common sense.

• Identify The Type of Permit Needed: Different projects may require different types of permits, such as building, electrical, or plumbing permits.
• Develop Plans: Create detailed plans for the project that comply with all local bylaws and regulations.
• Submit Plans: Now take your plans and submit them to the relevant authority for review and approval.
• Pay Fees: There are usually fees associated with permit applications. Most of the time they are paid upon submission, but you may also be waived the fee in the case of a permit rejection.
• Await Approval: Once submitted, the application undergoes a review process, which may take anywhere from a few days to several weeks. Not much you can do in this step of the process but prepare your resources for deployment when you do get approved.
• Receive Your Permit: If your permit is found to be compliant with the authority’s regulations, you will receive your permit! If not, you will usually get a chance to re-apply for a new permit.

What Requires a Building Permit in California?

While California is stringent about environmental regulations, each municipality interprets these regulations uniquely for their specific area.

Generally, projects that likely require a building permit in California include:

• Demolition of an existing building
• Roof replacement
• Plumbing, electrical, and mechanical replacements
• Adding an accessory dwelling unit (ADU) or a junior accessory dwelling unit (JADU)
• Changing the layout of a house
• The addition or removal of exterior walls
• Stormwater
• Grading
• Mechanical Operation

It’s crucial to note that additional permits, such as stormwater, electrical, plumbing, grading, and mechanical permits, might be required based on the project’s scope.

Examples of Permits You Need For Construction In California

With one of the most complicated and comprehensive legal frameworks in the nation, California mandates contractors to obtain permits for almost any type of construction work.

The California Code of Regulations, for instance, requires employers to secure Project Permits and Annual Permits from Cal/OSHA for specific construction activities1.

You may also have to deal with permitting for the California Environmental Quality Act (CEQA). This usually involves an environmental review for projects that may have significant environmental impacts, ensuring sustainable development for projects that can affect the local ecology. These days, that’s most projects.

Here are some more types of permits you might run into in California, depending on your location, the nature of the job, and what role you have.

• Annual Construction Permits: These permits are required for specific construction activities and are issued by the Division of Occupational Safety and Health (DOSH). More information on annual construction permits and the list of permit holders can be found on the DOSH Annual Construction Permit Holders page.
• Construction Stormwater Permit: Construction projects in certain watersheds must apply for a Regional Water Board permit rather than a statewide permit. More details are available on the Construction Stormwater Program page.
• Building Permits: These are required for various construction activities such as building garages, storage buildings, decks, carports, patio covers, and additions to single-family dwellings. More information can be found on the Building Department Documents page.
• Energy Compliance Permits: Compliance with Title 24, State Energy Code, is mandatory for construction projects in California. More details are available on the Building Permit – Department of Planning and Development page.
• Model Code Adherence Permits: Every three years, the State of California adopts new and/or updated model codes and adherence to these codes is mandatory. More information is available on the Building Permits and Inspection – Sacramento County page.

Do You Need To Pull A Permit As A Contractor?

Let’s answer the question once and for all: do you need to pull permits as a contractor in California?

And everyone’s favorite answer: most likely, but it depends!

California is a complex patchwork of legal standards, especially when it comes to construction. In addition to statewide regulations like sustainability standards, you have local codes and bylaws that are county, city, town, or even community-wide.

With that in mind, the reality is that you will most likely have to pull a permit as a contractor, at some point! The most important thing is you familiarize yourself with all the codes and regulations in the area you’ll be operating in.

It’s your responsibility to know the codes and adhere to them – or face the consequences, which can often be severe. Even if you’re not physically the one pulling the permits, you could face such penalties as a suspended or revoked CSLB license!

Additional Reading

California Department of Industrial Relations – Permit Requirements
Census.gov – Building Permit Survey
AvaTrade – What Are Building Permits?

Whether you’re a homeowner looking to refresh the tile in your bathroom or you’re the CEO of a Fortune 500 company looking to expand your company’s data center assets, you need contractors to do the job.

But finding a good contractor to do the job is a tough thing to do. First, you have to identify the job you need done, then you need to actually find the person to do the job – which comes with its own set of responsibilities and problems for you.

The biggest issues when hiring a contractor are legality and expertise: there are millions of dudes out there with a hammer and some nails who could do a decent job on your project.

But how do you know that the project won’t fall apart immediately after they leave the job site? And how do you know you won’t be in big trouble after the fact, both financially and legally?

The easiest and most direct way to know if you’ve got a contractor worth their salt is if they’re licensed and bonded. This single characteristic immediately makes your search for the right contractor that much easier.

Let’s find out why.

Why Hiring Licensed and Bonded Contractors Matters

In California, the law stipulates that all contractors working on a project valued at $500 or more must be licensed by the Contractors State License Board (CSLB). This mandate ensures that contractors meet certain standards of professionalism and expertise.

So we’ve covered the licensing side of things – contractors are licensed by the CSLB – but what about being “bonded”?

Being “bonded” simply means the contractor has secured a surety bond – a type of insurance that protects the client if the contractor fails to complete the job, doesn’t pay for permits, or fails to meet other financial obligations.

This amount is a dollar amount that any homeowner is entitled to, should the contractor not fulfill their contract. The idea is that you at least get something for your troubles.

As of 2023, the CSLB requires licensed contractors to hold a contractor’s bond worth $25,000 – that means, in the event of a contract breach, customers are entitled to receive an amount of up to $25,000 to cover their losses. Note that you will not always receive this amount, but this is the amount that is available in this situation.

Probably the most important bit of anything bond-related is that every contractor in California is required to hold a surety bond. That’s right – anyone who has a valid CSLB license also has a surety bond, as per the CSLB’s laws.

That’s it for a quick-and-dirty overview of bonds and licenses. If you’re interested in the nitty-gritty of bonds, the CSLB has all the information available on their website.

How To Verify a Contractor’s License and Bond in California

So, how can you confirm if your contractor is licensed and bonded in California? Here’s how to check a license in three easy steps.

1. Ask for the contractor’s license number: Any contractor worth talking to will have their CSLB license number easily available – either on their business card or company website. If they’re reluctant to provide it, that’s a red flag.
2. Verify the license number: Use the CSLB’s online License Check tool to check the validity of the license. This tool will not only immediately tell you if a contractor is licensed (and bonded), but it also shows if there are any disciplinary actions against the contractor.
3. Check their bond: while no contractor can obtain a CSLB license without proof of a $25,000 surety bond, it is still possible for a contractor to cancel their bond after getting their license. You can check on the validity of their bond by asking the contractor directly for their bond information and cross-referencing it with their bond company.

What Happens If I Hire An Unlicensed Contractor?

If you’re tempted to skip the whole “is my contractor licensed and bonded?” question, pump the brakes first. The consequences of hiring an unlicensed contractor can be severe in many ways.

From the start, there’s a reason someone is operating as a contractor without a license – they probably lack the skill to get a license. An unlicensed contractor may lack the necessary skills and standards to do the job of a professional.

While you may be stoked about the cost savings of an unlicensed contractor (funny how they can always offer to do a job for cheaper, huh?), the ultimate cost of hiring an unlicensed contractor outweighs the nominal cost savings.

Many unlicensed contractors simply lack the skill and expertise of a licensed contractor who has been through the grueling CSLB process. The effects on your expensive construction project can be catastrophic and can cause your project’s cost to double, triple, quadruple, and so on.

And that’s even if they finish the project! In many cases, unlicensed contractors simply take your money and run – and since they’re unlicensed, you have no recourse. You are stuck with the bill, the unfinished project, and the need to hire a licensed contractor to fix their problem. Sounds like you should have just hired a licensed contractor in the beginning (that’s the whole idea here!).

And even if you get your job done right, you could still be in massive trouble for getting an unlicensed contractor to do the work. California’s Business and Professions Code 7118 states that the punishments for employing an unlicensed contractor for work costing $500 or more can include a fine of up to $5,000 and/or six months in jail.

Imagine that – jail, just to save a few pennies for a subpar job.

All of the consequences of hiring an unlicensed contractor is why we cannot stress this enough: hire a licensed contractor for Pete’s (and your) sake!

Just got your CSLB Class B License and are ready to strike out on your own as a general contractor?

First off, congratulations! Becoming a CSLB-certified general contractor is no joke, and you’ve worked hard to get to this point. Now you’re ready to start taking on jobs – a process that can be both exhilarating and terrifying at the same time.

By now, you’ve got enough experience working on jobs as a journeyman or contractor, so you know what to expect when it comes to handling the on-site responsibilities of a general contractor – but what about the rest of being a general contractor?

Yes, once you become a general contractor, your days of drilling or digging are over. Now you’re the boss, and you’ve got different things to worry about – and these are the types of things nobody teaches you.

Here are some of the most common problems that new general contractors run into – so you can be prepared when they show up.

Juggling Multiple Tasks And Projects 

One of the very first issues for general contractors is managing all the multiple areas of general contracting at once. You’ve got to handle both on-site and off-site duties all at the same time, from dealing with materials vendors to overseeing a weld, to talking to your client, to paying your taxes on time.

As a general contractor, one of the first things you need to learn is how to juggle all these various tasks and demands at once. When you’ve got a project going on, people will be asking you things, all day, every day, from the moment you wake up, to the moment you go to sleep.

Be ready for an eternal onslaught of information when you start working as a general contractor, both coming in to you and out of you. You need to be a prism to everyone involved in the project – you should be the one harnessing the whole project and then channeling out the energy.

The complexity of managing multiple projects is further compounded by the need to coordinate with various stakeholders, including clients, subcontractors, suppliers, and regulatory authorities. Each stakeholder has different expectations and requirements, adding another layer of complexity to project management.

Mismanagement can lead to project delays, cost overruns, and damaged reputations, especially if they happen more than once, but the reality is that you’ll never be able to handle every task perfectly, every time. In fact, a study by McKinsey & Company found that 98% of large-scale construction projects incur cost overruns or delays.

In this situation, it’s important – as always – to first remain calm, and then, assess the situation. Once you’ve taken a moment to consider what to do, then you can take action and – again, calmly – begin fixing the problem with your team.

Always maintain calmness and clear-mindedness when dealing with a problem on a job site. You are the prism. You set the tone for the job, and it’s important you maintain an aura of calmness. 

Unpredictable Weather

More pertinent than ever now for general contractors just coming onto the scene is to always stay aware and flexible when it comes to weather. 

For example, July was the hottest month in human history, and in California in particular, we felt it. In that situation, you need to be aware of the extreme heat and take caution, like adding more shade to your job site or enforcing mandatory water breaks.

It’s important to not only prepare for the worst when it comes to weather as a general contractor, but it’s also important to budget for it. According to the National Oceanic and Atmospheric Administration (NOAA), weather-related delays cost the construction industry over $4 billion annually.

While weather forecasting tools can provide some guidance, their accuracy is not always guaranteed, making weather-related disruptions a constant concern for contractors. You must always have contingencies for any weather issues.

Unpredictable Material Costs

The cost of construction materials is another common problem for general contractors, especially these days. Prices can fluctuate wildly due to factors such as supply chain disruptions, changes in demand, or geopolitical events. 

These fluctuations are often sudden and random and put a ton of strain on the already tight budgets of general contractors. And costs have only increased recently – a report by Turner & Townsend revealed that construction costs increased by 5% in 2022 due to rising material prices. And considering the, let’s say, shaky ground that the economy is on as of writing this, it’s important to constantly stay ahead of any cost issues. 

In addition to the direct impact on projects themselves, extending the lengths of projects, and more. Most importantly, it can make it difficult for contractors to accurately estimate project costs, which obviously affects your bottom line both in terms of captured profit and in terms of missed opportunities due to overbidding.

Skilled Labor

The construction industry is currently grappling with a shortage of skilled labor. 

The problem is further exacerbated by an aging workforce and a lack of interest among younger generations in pursuing careers in construction. According to the U.S. Bureau of Labor Statistics, the construction industry will need to hire 430,000 more workers in 2023 to meet demand – a number that seems unlikely to be met.

As a general contractor, this presents a massive problem.  The labor shortage is not just a numbers game. It also involves the quality of the workforce. 

The construction industry requires a wide range of skills, from manual labor to technical expertise, and fewer workers means fewer subcontractors you can trust. Trust is a key factor of building a quality team that can complete the jobs you worked so hard to earn – so this skilled labor shortage is a real issue.

We honestly don’t have much advice here – this is a deep issue that no single gen con can fix. The only thing we can say is if you find a good sub that delivers good work, HOLD ONTO THEM!

Regulatory Compliance Issues

General contractors must navigate a complex web of regulations and standards that are constantly changing – from building codes and safety regulations to environmental guidelines. While it’s difficult, it’s no excuse.

Non-compliance can result in hefty fines, project delays, and even legal action in many cases.  A study by the National Association of Home Builders found that regulatory costs account for 24.3% of the final price of a new single-family home.

In this situation, it’s often good to delegate your compliance issues to a legal advisor or a lawyer. Anyone who is an expert in compliance can make a huge difference to a general contractor, and like many subcontractors you’ll hire, they’re well worth the money.

Slipping Safety Standards

Maintaining high safety standards is a critical but challenging task for general contractors. Construction sites are inherently hazardous, and accidents can lead to injuries, fatalities, and legal liabilities – which is why OSHA reported that one in five worker deaths in 2022 were in construction. 

Contractors must implement rigorous safety protocols and ensure that all workers adhere to them to minimize risks, and considering the thousands of little things that general contractors have to pay attention to on a job site, safety standards can often be lacking.

You can help ease the burden of safety standards by…well, setting a standard. If you establish a standard of strict safety on your job sites from day 1 of any project, your team will follow them. Remember, you’re the prism – the rest of the job follows your beam of light.

Any good general contractor knows that a culture of safety where all workers are aware of the risks and take proactive measures to mitigate them not only results in a safe workplace, it means less stress. 

Stay Calm And Fix The Problem

The one thing you can always, always, always do as a general contractor is stay calm and focus on solving the problem.

It doesn’t matter where the problem came from or who was involved or any of that – as a general contractor, you are there to put out fires first and foremost. And again, remember, you set the tone for your entire job site – so by keeping calm and focusing on solutions, you encourage the entire team to respond in kind.

Further Reading

The State of the Construction Industry – Construction Industry Federation

Weather Impact on Construction – National Weather Service

Global Construction Material Cost Index – World Bank

The Construction Labor Shortage: A Global Perspective – International Labor Organization

Construction Regulations and Compliance – Occupational Safety and Health Administration

Safety Standards in the Construction Industry – National Safety Council

Reinventing construction: A route to higher productivity – McKinsey & Company

Billion-Dollar Weather and Climate Disasters: Overview – National Centers for Environmental Information (NCEI)

International Construction Market Survey 2022 – Turner & Townsend

Job Openings and Labor Turnover – January 2023 – U.S. Bureau of Labor Statistics

The Impact of Regulations on the Cost of Construction – National Association of Home Builders

Commonly Used Statistics – Occupational Safety and Health Administration

Are you an experienced contractor who has just moved to California and wants to start working right away? Or maybe you’re just starting out in the construction industry and you need to get work experience? 

In either case, the thought has probably crossed your mind – do you really need to get your own California Contractors State Licensing Board (CSLB) contractor license? Why not just borrow a friend or family member’s contractor license?

In this article, we’ll cover everything you need to know about whether you can work under someone else’s contractor license in California.

Do I Need A Contractor’s License?

If you’re an experienced contractor with all the skills required to build, renovate, and repair, you might think, “Why don’t I just do the work without a license? I know how to do it.”

The answer is much like driving a car without a suspended license – it’s against the law, and if you do so, you could face serious criminal penalties, including jail time. (Now that we think about it, almost everything about CSLB licenses is like driver’s licenses!)

The CSLB – the legal authority here – requires ALL contractors to hold a valid CSLB contractor’s license in their specific classification, whenever performing work over $500.

So, Can A Contractor Work Under Someone Else’s License?

Strictly speaking, the answer is no – you cannot perform construction work on jobs with a value over $500, including materials, without a valid CSLB contractor’s license.

Here’s why:

• A Contractor’s license is not transferable: A contractor license issued by the CSLB is strictly in the name of the license holder and is non-transferable. This fact effectively rules out the possibility of ‘working under’ someone else’s license.
• Responsibility and accountability issues: The license holder assumes complete responsibility for all operations, including the quality of work and financial obligations. Allowing another contractor to work under their license could expose the license holder to significant risk and liability.

Exceptions to the Rule: The RMO and RME

While the general rule is clear, there are a couple of exceptions – the Responsible Managing Officer (RMO) and Responsible Managing Employee (RME). In these scenarios, it might appear as if a contractor is working under another’s license, but the dynamics are a bit different.

• Responsible Managing Officer (RMO): An RMO is an individual who is a bona fide officer of the company and may hold as little as 10% of the voting stock. They have direct control and supervision of the company’s operations and can be held personally liable for violations.
• Responsible Managing Employee (RME): An RME is an individual who is employed by the licensed entity and actively involved in the day-to-day activities of the business. The RME cannot engage in any other business that could detract from their duties for the licensed entity.

In both these roles, the individual’s personal contractor license becomes associated with the company, effectively allowing ‘working under’ the company’s license. Oftentimes this exception is used to gain the necessary work experience for a would-be contractor.

Remember, the CSLB expects the RMO or RME to exercise direct supervision and control, thus ensuring quality and consumer protection. Any issues with the work will mean the RME or RMO will be held personally responsible.

A Quick Word On Reciprocity

Although this is technically NOT an exemption to the contractor’s license requirements set forth by the CSLB, it IS possible to fast-track your contractor’s license in California if you hold a valid contractor’s license in Arizona, Louisiana, Nevada, and Utah.

Check out our blog post on reciprocity agreements for more information.

The Final Word: “No.”

In a word, NO, you cannot work under someone else’s contractor license in California.

There are a couple of exceptions – RMEs and RMOs – and it is possible to get your license in California without going through the regular route to get your license.

The penalties for doing unlicensed contracting work in California can be severe – including fines and prison time. When in doubt, assume that if you’re doing any sort of contracting work in California – you need your own contractor’s license.

Put it this way: you wouldn’t use someone else’s driver’s license to be legally able to drive a car, so why would you be allowed to do the complicated engineering of building a home?

Additional Reading

• Can You Add Someone To Your Contractor’s License?

If you’re a contractor somewhere in the U.S., you’ve probably thought about the potential for obtaining multiple contractors licenses, across multiple states. 

In theory, it sounds great: more licenses means the potential for more profit – but does reality match our initial thought process? Is it worth it to get multiple state contractors’ licenses?

Let’s find out.

The Pros of Having Multiple State Contractors Licenses

More Opportunity For Jobs

The most obvious pro of having multiple state licenses means you have more access to more construction processes, especially as the construction industry in America is expected to continue to grow by 9% every year.

This doesn’t mean that construction jobs will magically fall into your lap – if you’re operating in Oregon, you might struggle to build a reputation in Alabama – but if you have a way to find jobs in other states, holding multiple licenses will allow you to take advantage of these opportunities. 

This will also help you build resilience for your business – by increasing the geography where you can do construction, you insulate yourself from things like natural disasters in your state or regulatory issues that could make it more difficult to do your job in your home state.

Larger Revenues

More opportunities naturally lead to a larger stream of revenue. According to the Bureau of Labor Statistics, the median annual wage for construction managers was just shy of $100,000, so by expanding into other states, you can see that number rise quickly. 

Competitive Edge

In a crowded marketplace, holding multiple state contractor’s licenses can give you the edge over your rivals. It showcases your commitment, adaptability, and a willingness to go the extra mile – qualities that clients admire and seek in a contractor. 

It also allows you to work on projects that cross state lines – putting you at the top of the list when potential clients are evaluating bids on their RFPs.

The Cons of Having Multiple State Contractors Licenses

Administrative Headaches

More contractor’s licenses = more administrative work. 

Juggling all the red tape and bureaucracy of just a single license can be difficult – let alone navigating the byzantine labyrinth of renewal dates, regulations, and certifications and qualifications required by each state.

In addition, as you expand your business beyond your state of origin, you’ll inevitably have to hire more people to take advantage of the new opportunities that have opened up. Yes, you’ll be able to raise your revenue, but that brings with it the need to manage teams of people across state lines – and ensure quality across projects, so your reputation stays intact.

Rising Costs

Obtaining multiple state contractor’s licenses can weigh heavily on your wallet. Each state imposes its own set of licensing fees, and they can quickly add up. The National Association of State Contractors Licensing Agencies (NASCLA) states that license fees can range anywhere from $200 to $1,000 per state.

In addition to just the fees for obtaining your license, in many cases, expanding into other states requires you to hire additional employees or subcontractors to help you perform the work. As you grow your team, so will your costs – cutting into any additional profit you may gain from expanding into other markets.

Compliance Nightmares

As with the administrative load that comes with expanding into new states, simply keeping up with the constantly changing rules and regulations of multiple states can be a daunting task. 

A slip-up in one state could potentially jeopardize your licenses in others. Maintaining compliance across the varied political and ecological frameworks present across America is like walking a tightrope – a delicate balancing act that requires constant vigilance and just plain, hard work.

Should I Get Multiple Contractors’ Licenses?

Everyone’s favorite answer: it depends.

While the prospect of expansion and increased revenue is tantalizing, it’s crucial to weigh these advantages against the cruel realities of expansion: growing your business across state lines is expensive, risky, and requires constant attention and expertise to maintain good standing.

We really can’t decide for you – only you know the health and future of your business – so weigh the pros and cons wisely!