Thinking about opening up your kitchen or adding a new island in Duluth or Suwanee? Permits can feel confusing, and the rules change depending on where you live in Gwinnett County. You want to do it right, avoid delays, and pass inspection the first time. This guide breaks down what needs a permit, who issues it, and the exact steps to follow so your project stays on track. Let’s dive in.
Start with jurisdiction and codes
Your permit path depends on your address. Homes inside Duluth or Suwanee city limits use city permitting. Homes in unincorporated areas use Gwinnett County.
- Georgia follows the State Minimum Standard Codes, which adopt the International codes with state amendments. You can confirm the code framework in the Georgia Department of Community Affairs summary of the State Minimum Standard Codes.
- Duluth residents apply through the Duluth online permitting portal.
- Suwanee residents use the Suwanee Building Permits and Inspections page.
- Unincorporated properties go through Gwinnett County Building Services.
The codes that most often affect kitchens include structural, electrical, plumbing, mechanical and gas. When in doubt, ask your local permitting office before you start.
Kitchen work that needs a permit
These common kitchen tasks typically require a permit because they change structure or building systems:
- Removing or cutting a wall, especially if it is load bearing, usually requires a building permit with plans and a framing inspection. See guidance with Gwinnett County Building Services.
- Moving plumbing, adding a sink, or altering drains and vents requires a plumbing permit. If you are on septic, you may need approvals from Gwinnett Environmental Health before permits are issued.
- Adding or relocating gas lines for a range or cooktop requires a gas permit and pressure testing, enforced under the state minimum codes.
- Adding new electrical circuits, upgrading a panel, or hardwiring appliances requires an electrical permit under the adopted codes.
- Installing a ducted range hood or altering ductwork requires a mechanical permit. Some projects also touch HVAC and trigger a mechanical permit.
- Replacing a water heater often requires a plumbing permit, and gas water heaters can require a gas permit.
Work that usually does not need a permit
Cosmetic updates that do not change structure or building systems are often permit exempt:
- Replacing cabinets and countertops in the same locations.
- Painting, backsplash tile, and flooring that do not open walls or change systems.
- Swapping existing appliances in the same spots without new wiring, ducts, gas, or plumbing.
Suwanee lists cabinetry and painting as examples of work that does not require a building permit. If you plan to open walls or add outlets, that likely changes the picture.
Permit types and who pulls them
- Building or Residential Renovation permit for structural or significant interior work. Duluth lists this on its online portal and notes that trade permits are issued in sequence with building permits when plan review is required.
- Plumbing permit for new or relocated fixtures, drains, vents, or water lines.
- Electrical permit for new circuits, service or panel work, or hardwired appliances.
- Mechanical permit for ducts, range hoods, or HVAC changes.
- Gas piping permit for new gas lines or gas appliance changes.
Licensed contractors usually pull permits. In Georgia, residential and general contractor licensing applies above certain thresholds, and trade work is licensed separately. Review the Georgia Secretary of State licensing guide to verify credentials and rules.
How to apply in Duluth, Suwanee, or unincorporated Gwinnett
- Confirm your jurisdiction. If the home is inside Duluth, use the Duluth online permitting portal. If it is inside Suwanee, use the Suwanee Building Permits and Inspections page. Otherwise, apply with Gwinnett County Building Services.
- Write a clear scope. Note any structural changes, new plumbing locations, added circuits, panel upgrades, gas lines, and range hood ductwork. These are common permit triggers.
- Prepare drawings. For structural changes, plan to provide scaled before and after floor plans. Load bearing changes may need engineered details.
- Check sewer vs septic. If you are on septic, confirm whether plumbing changes need pre-approval using Gwinnett Environmental Health septic information.
- Submit applications. Provide valuation, contractor licenses, and any owner-as-contractor affidavits if you are acting as your own GC.
- Pull trade sub-permits. Electrical, plumbing, mechanical, and gas permits are often separate from a building permit.
- Schedule inspections online. For Gwinnett inspections, see Schedule an inspection in Gwinnett. City portals offer similar scheduling.
Inspections and timeline expectations
Expect rough-in inspections before you close walls, then finals at completion:
- Framing inspection when walls or headers change.
- Plumbing rough and pressure tests.
- Electrical rough for wiring and panel work.
- Mechanical or gas rough for ducts and gas piping.
- Insulation or energy inspection if you opened exterior walls or ceilings.
- Final inspections for each trade plus a building final.
Inspection scheduling is often available within one to two business days. Plan review timing depends on scope and completeness, ranging from very quick for simple trade permits to a couple of weeks for full remodels.
Fees, valuation, and budgeting
Permit fees are usually based on project valuation, and each trade permit may carry its own fee. Cities and the county also collect state surcharges. Use the Duluth online permitting portal or Gwinnett County Building Services pages to estimate fees and build the cost into your budget.
Septic vs sewer: why it matters
If you are adding a sink, disposal, or more fixtures in a home on septic, the county may require Environmental Health approval before issuing permits. Start early with Gwinnett Environmental Health septic information. If you are on public sewer, check for any local coordination needs when you submit.
Common pitfalls to avoid
- Starting work without permits can trigger stop work orders, fines, and rework. Review Gwinnett Code Enforcement to understand penalties.
- Hiring unlicensed contractors. Verify active licenses and insurance through the Georgia Secretary of State licensing guide.
- Assuming “cabinets only” is permit free when you are also adding outlets, moving plumbing, or venting a hood.
- Forgetting life safety updates. When permits are pulled for certain interior work, smoke or carbon monoxide detectors may need to meet current code. See smoke alarm requirements in the IRC for context.
Quick kitchen permit checklist
- Check your address for jurisdiction: Duluth, Suwanee, or unincorporated Gwinnett.
- List all scope items that trigger permits: structure, plumbing, electrical, mechanical, and gas.
- Call your permit office to confirm requirements. Duluth permits desk 770-476-1790. Suwanee inspections 770-945-8996. Gwinnett Planning and Development 678-518-6000.
- Verify contractor licensing and insurance, or prepare an owner-as-contractor affidavit if allowed.
- Confirm septic vs sewer, then contact Environmental Health if you are on septic.
- Prepare simple plans. Provide engineered details if you alter load bearing walls.
- Apply online, then pull trade sub-permits.
- Schedule rough inspections before closing walls and finals at completion.
- Keep approved plans and inspection results for your records and for future resale.
When your remodel plan also supports your long-term goals, it can add real value. If you are planning updates before a sale or want a second set of eyes on scope and resale impact, reach out to Jim Stern for practical, local guidance.
FAQs
Do I need a permit to replace kitchen cabinets in Suwanee or Duluth?
- Usually no if you are not changing electrical, plumbing, gas, or structure. Confirm details on the Suwanee Building Permits and Inspections page or your city’s portal.
How do I know if my home is in Duluth, Suwanee, or unincorporated Gwinnett?
- Check your address on your city’s website or call the permit office. If you are not inside city limits, use Gwinnett County Building Services.
Who can pull the permits for a kitchen remodel in Gwinnett County?
- Licensed contractors typically pull them. Homeowners can sometimes act as their own contractor on owner-occupied homes with an affidavit. Verify rules in the Georgia Secretary of State licensing guide.
What inspections should I expect during a kitchen remodel?
- Rough inspections for framing, plumbing, electrical, and mechanical or gas, plus insulation if you opened exterior surfaces, then final inspections for each trade and a building final.
What happens if I skip permits on my kitchen remodel in Gwinnett?
- You risk fines, stop work orders, and required corrective work, and it can complicate resale. See Gwinnett Code Enforcement for penalties and procedures.
Do I need septic approval to add a kitchen island sink in Gwinnett?
- If you are on a septic system, yes you may need prior approval. Start with Gwinnett Environmental Health septic information to confirm requirements.
