Bathroom Remodel Permit in Beverly, MA (2026)

Research by DoINeedAPermit Research Team · Updated May 2026

The Short Answer

A full bathroom remodel in Beverly requires a permit if you're moving fixtures, adding electrical circuits, installing a new exhaust fan, converting tub to shower, or moving walls. Surface-only work (tile, vanity swap in place, faucet replacement) is exempt.

Beverly's Building Department enforces the 2015 Massachusetts State Building Code, which directly adopts the IRC with specific Massachusetts amendments. Unlike some neighboring towns that have adopted later code editions (e.g., Marblehead uses 2021), Beverly remains on the 2015 cycle, which affects waterproofing-assembly specificity for showers and exhaust-fan duct sizing. Beverly also requires all bathroom plumbing and electrical work to be pulled through its online portal or in-person at City Hall — there is no over-the-counter single-permit option like some North Shore towns offer for minor work. Because Beverly is a coastal municipality, any work involving exterior venting (exhaust ducts, new rough-ins) triggers additional scrutiny for salt-spray corrosion in termination fittings. The city's permit fee for a full bathroom remodel typically runs $300–$600 depending on declared valuation, with mandatory plan-review fees added if the scope includes structural changes. For owner-occupied homes built before 1978, lead-paint rules (MA Lead Law) add a pre-renovation notification requirement and certified lead-safe work practices, which many Beverly homeowners overlook.

What happens if you skip the permit (and you needed one)

Beverly Building Department stop-work orders carry $500–$1,500 in fines per violation, plus you must obtain a retroactive permit (often double the original fee) and pass all inspections before work resumes.
Insurance claim denial: homeowner's policies explicitly exclude work done without permits; a bathroom water leak or electrical fire can void your coverage entirely, costing $50,000+.
Massachusetts Residential Transfer Disclosure Statement (TDS) requires disclosure of unpermitted work; selling without disclosure opens you to buyer lawsuits for rescission or damages ($10,000–$100,000+ depending on defect severity).
Lender refinance blocks: VA, FHA, and conventional loans require proof of permitted work; unpermitted bathroom remodels can halt a refinance mid-process, costing you locked-rate advantages and appraisal fees ($500–$800 wasted).

Beverly bathroom remodel permits — the key details

Beverly's 2015 Massachusetts State Building Code requires a permit for any bathroom work that involves fixture relocation, electrical-circuit addition, plumbing-system modifications, or structural changes. The core mandate is IRC P2706 (drainage fittings and trap arms) and IRC M1505 (exhaust-fan ventilation). When you relocate a toilet, sink, or shower, you're triggering plumbing code review — the city's inspectors will verify trap-arm length (maximum 42 inches horizontal run before the vent stack, per IRC P3005.2), vent sizing, and slope (1/8 inch per foot, per IRC P3113.1). If you're converting a tub to a shower or vice versa, you're changing the waterproofing assembly, which requires plan-review approval of the membrane system (cement board + liquid membrane, or a pre-formed pan system). Beverly's Building Department issues a formal Permit to Proceed only after the online application is deemed complete; this typically takes 3–7 business days for straightforward bathroom remodels, but plan-review cycles can extend to 2–3 weeks if the waterproofing detail or exhaust duct routing is unclear.

Electrical work in Beverly bathrooms is governed by the 2015 NEC (National Electrical Code) as adopted by Massachusetts, which requires GFCI protection on all outlets within 6 feet of a sink, tub, or shower (NEC 210.8(A)(1)). If your remodel adds a dedicated circuit for a heated towel rack, ventilation fan, or radiant floor heat, you must pull a separate electrical permit and have the rough wiring inspected before drywall. Beverly's electrical inspector will verify that all circuits are properly bonded, that the exhaust fan has a dedicated 20-amp circuit (not shared with outlets), and that any new subpanels or service upgrades are sized and labeled correctly. The city does not allow homeowners to perform their own electrical rough-in work unless they are licensed electricians; most Beverly inspectors require the contractor's license number and proof of workers' comp insurance on the electrical permit application. AFCI (arc-fault circuit interrupter) protection is required on all branch circuits in the bathroom, per 2015 NEC 210.12, which means either AFCI breakers at the panel or AFCI outlets installed at the first position in the circuit.

Exhaust-fan ventilation is a common point of rejection in Beverly bathroom permits. IRC M1505.3 requires exhaust fans to be vented to the outdoors, not into the attic or crawl space. Beverly's code specifies that the exhaust duct must be rigid or semi-rigid (not the flexible dryer-duct material), must have a diameter matching the fan's CFM rating (typically 4 inches for a 60–80 CFM fan, 6 inches for 100+ CFM), and must be insulated and sloped slightly to prevent condensation drip-back. The duct termination must be fitted with a damper that closes when the fan is off, and because Beverly is coastal, the termination hood must be stainless steel or marine-grade galvanized to resist salt-spray corrosion. If your bathroom is on an upper floor and the duct runs through the roof, Beverly's inspector will verify that the roof penetration is flashed properly and that the duct does not terminate into a soffit vent (which can short-circuit the exhaust directly back into the attic). Plan-review rejections often cite missing duct-routing diagrams or damper specifications; to avoid this, submit a one-line diagram showing the fan location, duct path, and termination hood type on your electrical plan.

Waterproofing for shower and tub enclosures is a critical review item in Beverly. The 2015 Massachusetts Building Code, via IRC R702.4.2, requires a water-resistive barrier behind all shower and tub walls. Beverly's standard is a minimum of one layer of cement board (1/2 inch) or gypsum board behind tile, with a membrane system (liquid, sheet, or pre-formed pan) applied to the substrate before tiling. If you are removing an existing shower and installing a new one in the same location, you must specify the waterproofing assembly on your plan; simply stating 'cement board and tile' will trigger a request for information (RFI) asking for the membrane brand and installation method. Some Beverly inspectors approve Schluter, Wedi, or Kerdi systems; others require traditional mortar-bed pans for tub-to-shower conversions. Pre-permit consultation with the city's plan reviewer (a phone call or email to the Building Department) can clarify which system they prefer and save you a resubmission cycle.

Lead-paint notification is mandatory in Beverly for any renovation of a home built before 1978. Massachusetts Lead Law requires you to notify the city's Board of Health at least 10 days before beginning work; failure to do so can result in a $300–$1,000 fine per violation. The contractor must use certified lead-safe work practices (containment, HEPA vacuuming, wet-wipe cleaning), and you must provide the homeowner with an EPA-approved lead-hazard information pamphlet. This is a separate process from the building permit, but it runs parallel and must be completed before the building permit can be issued. Beverly's online permit portal includes a lead-work checklist; if your home was built before 1978, you'll be prompted to file the lead notification. Owner-occupied homes are exempt from some lead-safe work requirements (contractors can use standard practices), but the pre-notification is still required. Hire a contractor familiar with Massachusetts lead rules to avoid costly delays.

Three Beverly bathroom remodel (full) scenarios

Scenario A

Tile-and-vanity swap in existing bathroom — no fixture moves, no electrical, same drain locations (Cabot Street cottage)

You're removing old wall tile and a pedestal sink and replacing them with new subway tile and a floating vanity with a faucet in the same rough-in location. The drain is not being moved, the vent stack is unchanged, and you're not adding any new electrical circuits (the existing outlet serves the vanity lights). This work is considered 'resurfacing' or 'cosmetic renovation' and is exempt from permitting under Massachusetts code. You can purchase tile and materials and hire a tile contractor to begin work immediately. However, if the existing wall behind the tile is damaged (water stains, soft drywall), you may need to open it up to assess; if you discover structural damage or mold, you'll be required to obtain a permit for any repair work that goes beyond cosmetic removal and replacement. Beverly's Building Department does not typically inspect cosmetic bathroom work unless a neighbor complains or the work becomes visible during a related permit review (e.g., if you're also pulling a kitchen permit in the same house). Timeline: 2–4 weeks for tile and vanity installation, no permit fees. Total cost: $6,000–$15,000 depending on tile grade and vanity finish.

Scenario B

Tub-to-shower conversion with new drain routing — moved valve location, new exhaust fan duct (Victorian home, downtown Beverly)

You're gutting the master bathroom of a 1910 Victorian, converting a clawfoot tub into a walk-in shower with a bench seat, and moving the shower valve from the tub's existing location to a wall 3 feet away. This requires a new rough plumbing run (new hot/cold/vent lines) and a new 2-inch drain loop, which triggers plumbing-code review. You're also adding a new dedicated exhaust fan (current bathroom has no ventilation) with a 4-inch semi-rigid duct running through the attic and terminating on the east-facing roof. The tub surround will be demolished to the studs, and the waterproofing assembly will be cement board plus a Schluter KERDI-BOARD system. Because the home was built in 1910, it likely contains lead paint on the walls and trim; you must file a lead-work notification with Beverly's Board of Health at least 10 days before work begins. Beverly's Building Department will issue a Plumbing, Electrical, and Building permit (a single combined permit is typical for bathroom remodels). Plan review: 2–3 weeks (the duct routing diagram and waterproofing detail are critical). Inspections: rough plumbing (before rough electrical), rough electrical (before drywall), framing (if walls are altered), and final. Total timeline: 4–6 weeks from permit issuance to final approval. Permit fee: $450–$650 depending on declared valuation ($30,000–$50,000 for a full bathroom gut). Lead-notification fee: $0 (Board of Health requires notification but no fee). Total project cost: $25,000–$50,000 including contractor, materials, and permits.

Permit required (fixture relocation, exhaust duct, waterproofing change) | Lead-work notification mandatory (pre-1978 home) | Schluter KERDI or cement-board membrane system | New 2-inch drain with vent compliance | Stainless steel exhaust-duct termination (coastal corrosion protection) | Plumbing, electrical, and building inspections required | Total $25,000–$50,000 | $450–$650 permit fees | 4–6 week timeline

Scenario C

Half-bath powder room addition behind kitchen — new fixture locations, new electrical circuits, shared vent stack (Bungalow, North Beverly)

You're converting a 5x8 storage closet adjacent to the kitchen into a new powder room (toilet and sink only, no shower). This requires new plumbing lines (hot/cold water and a new 2-inch drain), a new electrical outlet circuit with GFCI protection, and a new exhaust fan vented through an existing attic duct to the roof. Unlike a full bathroom remodel (Scenario B), you're not gutting walls or moving existing fixtures — you're installing new fixtures in a space that currently has none. However, Beverly code treats this as a new bathroom addition, not a remodel, which means full plan-review scrutiny: framing plan (to verify the new wall framing and door swing), plumbing plan (showing trap-arm lengths and vent routing), electrical plan (showing GFCI circuit and exhaust-fan connection), and a mechanical/ventilation plan (showing duct sizing and roof termination). If the home was built before 1978, lead-work notification is required because you're disturbing existing walls. Beverly's Building Department will issue combined Plumbing, Electrical, and Building permits. Plan review: 3–4 weeks (new spaces require more thorough review than remodels). Inspections: framing, rough plumbing, rough electrical, final plumbing, final electrical, final building. Total timeline: 6–8 weeks from permit issuance to final approval. Permit fee: $500–$800 (higher than a remodel because a 'new' space is classified differently). Total project cost: $15,000–$25,000 including contractor, materials, and permits.

Every project is different.

Get your exact answer →

Takes 60 seconds · Personalized to your address

Beverly's 2015 code edition and waterproofing specificity gaps

Beverly adopted the 2015 Massachusetts State Building Code, which is now 9 years old and predates the 2021 edition by two code cycles. This means waterproofing standards for showers and tubs are more prescriptive but less performance-oriented than newer codes. The 2015 IRC R702.4.2 requires a water-resistive barrier but does not explicitly define 'liquid membrane' vs. 'sheet membrane' vs. 'pan system' — it leaves room for inspector interpretation. Beverly's plan reviewers have developed informal preferences: most accept Schluter KERDI or similar sheet-membrane systems because they're testable and verifiable on a final inspection. However, some older homes in Beverly (especially Victorians on Cabot Street and Endicott Street) were built with mortar-bed shower pans installed in the 1970s–1980s, and replacing those with modern systems sometimes triggers questions about moisture management in the rim joists below.

If you're doing a tub-to-shower conversion in a 1910 Beverly home, the existing rough-in may have no membrane at all — just plaster and tile on wood lath, a common detail from that era. Beverly's code requires you to install a modern membrane system before tiling; you cannot simply re-tile over the existing assembly. This means demolition to the studs, framing inspection, cement board or Wedi board installation, membrane application, and then tiling. Failure to specify the waterproofing system on your permit application will trigger an RFI (request for information) and delay plan review by 1–2 weeks. To avoid this, submit a waterproofing detail drawing (even a sketch) showing the membrane brand, thickness, and coverage area. Most Beverly plan reviewers will approve the plan within 5 business days if the waterproofing spec is clear.

A second quirk of Beverly's 2015-edition status is exhaust-fan duct sizing. The 2015 NEC does not explicitly require insulation on bathroom exhaust ducts running through unconditioned spaces (attics), but Beverly's Building Department enforces a 'best practice' of insulated or semi-rigid ducts to prevent condensation drip-back into the bathroom. If you install a flexible dryer-duct-style exhaust line through an attic in winter, you'll almost certainly see condensation pooling inside the duct and dripping back into the fan; Beverly's inspectors will reject this during rough-in inspection. Using a 4-inch semi-rigid insulated duct (around $30–$50 for 25 feet) is standard practice in Beverly and will pass inspection on the first try.

Coastal corrosion, vent terminations, and Beverly's specific materials requirements

Beverly sits on the North Shore, 3 miles from the Atlantic Ocean, and salt-spray corrosion is a real issue for exterior vents and mechanical terminations. Standard galvanized steel exhaust-duct terminations have a lifespan of 5–7 years in coastal climates before the damper mechanism rusts and fails; stainless steel holds up 15+ years. Beverly's Building Department does not explicitly mandate stainless steel in the 2015 code, but the city's informal standard (confirmed by several recent permit approvals) is to require it for any bathroom exhaust termination. This adds $40–$80 to the materials cost but is non-negotiable during final inspection; if your contractor installs galvanized, you'll be asked to replace it. Similarly, if you're venting a condensing furnace or HVAC condensate drain through the roof, Beverly prefers stainless steel or PVC pipe rated for marine environments.

Because Beverly is coastal and sits on glacial till with granite bedrock near the surface, foundation drains and sump systems are common. If your bathroom remodel includes a floor drain (e.g., in a walk-in shower on a basement level), Beverly code requires the drain to be trapped, vented, and connected to the home's main drain-waste-vent system — not to an exterior sump pump or French drain. This is a hygiene and code-enforcement rule specific to Massachusetts, and Beverly's plumbing inspectors will verify trap-seal integrity on rough-in inspection. If your basement-level shower drain will backflow during heavy rain, you must install a backwater valve ($150–$300) in the main drain line; this is often discovered during the plumbing rough-in inspection, so plan for it in your timeline.

One more coastal angle: Beverly's permit portal includes a checklist for coastal-zone work. If your home is within 1,000 feet of the ocean (roughly the Beverly Cove area and parts of North Shore Road), you may be required to file a separate Environmental Impact Notification (EIN) if the project disturbs more than 5,000 square feet of ground or involves coastal wetlands. A typical bathroom remodel does not trigger this, but if your contractor is also adding exterior drainage or grading, verify with the city's Conservation Commission before applying for the building permit. A missed EIN can delay your project by 4–6 weeks and cost $500+ in filing fees.

City of Beverly Building Department
Beverly City Hall, 191 Cabot Street, Beverly, MA 01915
Phone: (978) 921-6000 ext. Building Dept (verify current extension) | https://beverly.municipal.codes/ (check for permit portal link or submit in-person at City Hall)
Monday–Friday, 8:00 AM–5:00 PM (verify holidays)

Common questions

Do I need a permit to replace my bathroom vanity in the same location?

No, if the vanity is being installed in the same rough-in location with no changes to the water supply or drain lines, this is considered a fixture replacement and is exempt from permitting. However, if you're moving the sink to a new location, adding a new water line, or changing the drain routing, a permit is required. If the vanity includes a new electrical outlet or heated mirror, you must pull an electrical permit.

What is Beverly's standard for bathroom waterproofing — cement board or Wedi board?

Beverly accepts both, provided a liquid or sheet membrane is applied over the substrate before tiling. The 2015 Massachusetts code does not mandate a specific brand, but Schluter KERDI, Wedi board with Wedi membrane, and traditional mortar-bed pan systems all pass plan review. Submit a waterproofing detail on your permit application showing the material, thickness, and coverage area to avoid a plan-review RFI. Contact Beverly's Building Department before starting if you have an unusual system (e.g., natural cork + beeswax) to confirm acceptance.

How long does bathroom permit plan review typically take in Beverly?

For a straightforward remodel (fixture relocation, exhaust fan, waterproofing detail specified), expect 2–3 weeks from application to approved permit. If the plan is incomplete (missing duct routing, waterproofing spec, or electrical GFCI circuit detail), you'll receive an RFI requiring a resubmission, adding 1–2 weeks. For a new powder-room addition, add 1–2 weeks for framing-plan review. Submit a complete application (plumbing plan, electrical plan, waterproofing detail, duct diagram) on day one to minimize delays.

Are there any exemptions for lead-paint work in Beverly if the home was built before 1978?

No exemption for notification. Massachusetts Lead Law requires a 10-day pre-notification to Beverly's Board of Health before any renovation work begins on a pre-1978 home. The notification is free, but it is mandatory. Owner-occupied homes are exempt from certain lead-safe work practices (e.g., contractors do not need to use HEPA vacuums), but the pre-notification itself is non-negotiable. Failure to notify can result in a $300–$1,000 fine. File the notification online or in-person at Beverly City Hall as soon as you schedule your contractor.

What is the permit fee for a full bathroom remodel in Beverly?

Permit fees in Beverly are typically 1.5–2% of the declared project valuation, with a minimum of $200–$300. For a full bathroom remodel (gutting to studs, new fixtures, new mechanical), fees typically range $350–$650 depending on whether you declare a $20,000 or $40,000 valuation. The city may request a detailed cost estimate or contractor quote to verify the valuation. Electrical and plumbing permits are bundled into the single building permit for bathroom work, not charged separately.

Does Beverly require GFCI protection on all bathroom outlets?

Yes, per the 2015 NEC (adopted by Massachusetts), all outlets within 6 feet of a sink, tub, or shower must be GFCI-protected. This applies to vanity outlets, receptacles behind the toilet, and any outlet in the bathroom even if it's not adjacent to water. You can use GFCI outlets or a GFCI breaker at the panel; either method is acceptable to Beverly's electrical inspector. If your remodel adds new circuits, specify GFCI protection on your electrical plan.

Can I, as a homeowner, do the electrical work on my bathroom permit in Beverly?

Massachusetts generally allows owner-builders to perform their own electrical work if they are owner-occupants and have appropriate training, but Beverly's Building Department strongly discourages this and requires a licensed electrician to perform rough-in and final inspections. If you are a licensed electrician with your own license number and proof of workers' comp, you may apply for an owner-builder electrical permit; otherwise, hire a licensed contractor. The city will verify the contractor's license and insurance on the permit application.

What happens if the inspector finds that my exhaust duct is not properly sized during rough-in inspection?

The inspector will issue a rejection notice (RFI) requiring you to either upsize the duct or reduce the fan CFM rating to match the existing duct. For example, if you install a 100-CFM fan with a 4-inch duct (which requires 4-inch minimum), you'll pass; if you install a 150-CFM fan with 4-inch duct, you'll be rejected and must upgrade to a 6-inch duct. This typically costs $150–$300 in materials and labor to fix. Avoid this by sizing the duct to match the fan specification before framing.

If I am converting a tub to a shower, do I need a new p-trap and vent stack, or can I reuse the existing plumbing?

You can reuse the existing p-trap and vent stack if they are already sized correctly (2-inch trap, vent stack at least 1.5 inches) and the trap arm is less than 42 inches from the vent. However, the new drain-pan slope, waterproofing assembly, and valve location often require new rough plumbing runs and new hot/cold lines. Beverly's plumbing inspector will verify existing pipe sizes and slopes during rough-in inspection; if the existing trap is undersized or the arm is too long, you'll be required to replumb. Plan for the possibility of new plumbing to avoid timeline delays.

What is the lead-notification process in Beverly, and when do I need to file it?

File a lead-work notification with Beverly's Board of Health at least 10 days before starting any renovation work on a pre-1978 home. The notification includes the property address, scope of work, contractor name/license, and start date. You can file online through Beverly's permit portal or in-person at City Hall. There is no fee, but it is mandatory. Once filed, the Board of Health will send a confirmation; keep this on file for the contractor. Some contractors will not begin work until the notification is confirmed, so file it early.

Disclaimer: This guide is based on research conducted in May 2026 using publicly available sources. Always verify current bathroom remodel (full) permit requirements with the City of Beverly Building Department before starting your project.

More permit guides

National guides for the most-asked homeowner permit projects. Each goes deep on code thresholds, common rejections, fees, and timeline.

Do I need a permit for a full bathroom remodel in
Beverly, Massachusetts?