Bathroom Remodel Permit in Kearns, UT (2026)

Research by DoINeedAPermit Research Team · Updated May 2026

The Short Answer

A full bathroom remodel in Kearns requires a permit if you relocate any plumbing fixture, add electrical circuits, install a new exhaust fan, convert a tub to shower, or move any walls. Surface-only work — tile, vanity, or faucet replacement in place — is exempt.

Kearns Building Department enforces the 2022 International Residential Code (IBC 2022) and Utah State amendments, which require permitting for any structural, plumbing, or electrical changes in a bathroom. What sets Kearns apart from neighboring jurisdictions like Salt Lake City or West Jordan is its streamlined over-the-counter permit process for bathroom remodels under $10,000 in valuation — many applicants can pull a permit in a single day if submittals are complete, versus plan-review-only departments that queue applications for 1–2 weeks before initial review. Kearns also enforces the Utah Mechanical Code M1505 requirement that exhaust fans be ducted to exterior (not attic) with special attention to radon mitigation standards unique to the Wasatch Front region. Because Kearns sits in a 5B climate zone (30–48 inch frost depth) with expansive clay soils from ancient Lake Bonneville, the city's inspectors pay close attention to any work that affects the foundation or crawlspace ventilation, and they require moisture-barrier compliance in showers per IRC R702.4.2 — if your remodel involves moving a drain or relocating a tub, you'll need a detailed waterproofing detail on your submittal or face a rejection. The city's permit fees are calculated at roughly 1.5% of declared project valuation (capped at reasonable limits for residential), so a $15,000 bathroom remodel typically runs $200–$300 in permit alone, plus inspection fees. Owner-builders (homeowners pulling permits on owner-occupied homes) are allowed and encouraged; you do not need a licensed contractor to file, though you may want one for the actual work.

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

Stop-work orders can halt your project mid-remodel; Kearns assesses $500–$2,000 in civil fines and may require you to re-pull the permit at double fee (adding $400–$600+ to your cost).
Insurance claims for water damage, mold, or electrical fire related to unpermitted plumbing or electrical work will likely be denied, leaving you liable for repair costs ($5,000–$50,000+ for moisture/mold remediation).
When you sell, Utah law requires disclosure of permitted vs. unpermitted work; buyers routinely demand a retroactive permit or price reduction ($3,000–$15,000), and some lenders will not finance properties with known unpermitted bathroom remodels.
Refinancing or home-equity loans: lenders will order a title search and may require an inspection; discovering unpermitted bathroom work can kill the deal or force you to hire a contractor to bring it into compliance retroactively (costly and invasive).

Kearns bathroom remodel permits — the key details

The primary code trigger in Kearns is any change to the building's structure, plumbing system, electrical system, or mechanical ventilation. Per IRC P2706, any new or relocated plumbing fixture (toilet, sink, or tub/shower) requires a permit because the drain and supply lines must be sized, trapped, and vented according to the Uniform Plumbing Code adopted by Utah. Relocating a toilet, for example, may require a new 3-inch or 4-inch ABS drain line routed to the main stack, with a proper P-trap and branch vent — you cannot just cut and splice the old line. A tub-to-shower conversion triggers IRC R702.4.2 waterproofing requirements: the city's inspectors will require a detailed cross-section showing your waterproofing strategy (cement board + liquid membrane, or pre-fabricated shower pan, or other approved assembly), and they will inspect the rough plumbing before you close walls. If you are simply replacing an existing vanity with a new one in the same location, or swapping out a faucet or toilet without moving supply/drain lines, no permit is required — this is surface work. However, if that vanity replacement includes new supply lines, a new P-trap location, or any wall demolition to fit a wider cabinet, a permit becomes necessary.

Electrical work in bathrooms is governed by NEC Article 210 and Article 680, as adopted in Utah, which Kearns enforces strictly. Every outlet in a bathroom (including those in vanity and wall cabinets) must be on a 20-amp circuit and protected by GFCI (ground-fault circuit interrupter) per IRC E3902.12. If your remodel adds a new bathroom circuit, or relocates outlets, or upgrades the bathroom panel for a heated towel rack or additional circuits, you must file the electrical portion of your permit and have a rough electrical inspection before the wall is closed. A common rejection in Kearns is a submittal that does not show GFCI protection on the electrical plan — even if the contractor installs it, the permit office wants to see it called out. Exhaust fan installation is mandatory if there is no operable window, and per IRC M1505.3, the duct must be rigid or semi-rigid, must not exceed 25 feet in length (or 20 feet if there are bends), must terminate to the exterior (not the attic — this is especially important in Kearns because the Wasatch Front has radon concerns), and must have a damper to prevent back-draft. Kearns inspectors will ask to see the duct termination location on your plan, and they will inspect the rough duct during rough-in.

Kearns is located on the Wasatch Fault zone and sits in an area with expansive clay soils from ancient Lake Bonneville. This does not directly affect a bathroom remodel permit, but it does mean that if your remodel involves any structural work (moving a load-bearing wall, for example), the city requires seismic tie-down details and soil-bearing capacity documentation. For a typical bathroom remodel that does not move structural walls, this is not a concern. However, if you are opening up a wall to relocate plumbing and that wall turns out to be load-bearing, you will need to install a beam or a header, and the city will require calculations. Frost depth in Kearns ranges from 30 to 48 inches depending on elevation; this affects foundation requirements for new construction, but for interior bathroom remodels, the frost-depth rule applies only if you are cutting into the slab or crawlspace to run new drain lines. If a new drain line must run through a basement or crawlspace, it must be protected from freezing if it is below grade — rigid PVC with proper slope (minimum 1/8 inch per foot) is standard.

Kearns Building Department uses an over-the-counter permit model for most bathroom remodels under $10,000 in valuation. This means you can walk in with a complete submittal (one-page sketch showing what you are doing, electrical plan if applicable, waterproofing detail if converting a tub or installing a new shower, and a materials list), pay the permit fee, and walk out with a permit the same day if everything is in order. If your submittal is incomplete, the permit technician will flag it on the spot (e.g., 'Show your exhaust fan duct termination,' 'Specify your waterproofing system,' 'List the GFCI circuit breaker'). This is very different from jurisdictions that only accept submittals by email and queue them for plan review — in Kearns, you can iterate on the spot. Typical timeline is 2–5 weeks from permit issuance to final inspection, assuming you do not make major design changes mid-project. Inspections are scheduled by phone or through the city's online portal; rough plumbing, rough electrical, and final are the standard sequence. If you are not moving any walls or changing the tile/waterproofing, a drywall inspection may be waived.

Lead-based paint disclosure is required for any home built before 1978 in Kearns. If your remodel involves scraping, sanding, or demolition of walls, ceilings, or trim, you must follow EPA RRP (Renovation, Repair, and Painting) rules — hire a certified contractor or take an EPA lead-safe practices course. This is federal law, not just a local Kearns rule, but it is enforced during permit and final inspection. Similarly, if your home has older plumbing with lead solder or brass fittings, water testing is recommended if you have young children; Kearns does not mandate this, but your inspector may flag it as a health note. For the actual remodel, keep your permit open and in plain view at the job site — inspectors will look for it. If work is found during an inspection that is not called out on your permit (e.g., moving a wall you did not mention), the city can issue a violation and require you to stop work until you amend the permit. Once your final inspection is approved, ask for a signed-off permit and file it with your home records — it will be important when you sell.

Three Kearns bathroom remodel (full) scenarios

Scenario A

Vanity and faucet replacement, same location, no new circuits — Kearns mid-century rambler, existing 1970s bathroom

You are replacing an old pedestal sink and chrome faucet with a new floating vanity and brushed-nickel faucet in the exact same spot. The supply lines and P-trap are already there; you are simply disconnecting the old fixture and connecting the new one to the existing shutoffs and drain. This is surface-only work and does not require a permit. You can buy the vanity and faucet at any big-box store, follow the manufacturer's instructions, and install it yourself. No Kearns permit needed, no inspection required. However, if during the removal you discover that the shutoff valves are corroded or the P-trap is damaged, you will need to replace those components — and that becomes a plumbing-fixture repair, which is borderline. To be safe, if you are replacing any portion of the supply line or drain line (even a section), pull a simple plumbing permit; it is cheap ($150–$200) and takes a day. If you are just swapping fixtures and reusing existing lines, you are in the clear. Total cost: $300–$800 for the vanity and faucet, $0 permit.

No permit required (fixture swap in place) | Reuse existing supply and drain | Standard P-trap and shutoffs | $300–$800 materials | $0 permit fees

Scenario B

Moving toilet to new location across the bathroom, new 3-inch drain line, new vent — new construction home in Kearns, existing powder room or full bath

You want to relocate your toilet to the opposite wall for layout reasons. This requires a new 3-inch or 4-inch ABS drain line (depending on what the rest of your home's stack uses), a new P-trap at the new location, and a new branch vent (either 1.5-inch or 2-inch depending on the distance from the stack). Per IRC P2706 and the Utah Plumbing Code, the trap arm (the horizontal run from the toilet to the vent or trap) cannot exceed 6 feet, and the slope must be at least 1/8 inch per foot. Kearns inspectors will require a plumbing plan showing the new drain, trap, and vent routing. You will also need to relocate supply lines (hot and cold). This requires a full plumbing permit. The permit fee is typically $250–$350 based on the project valuation ($5,000–$8,000 for the toilet relocation plus any associated wall prep). Submittals should include a one-page sketch showing the old toilet location, the new location, the drain line routing, the vent location, and the distance from the new trap to the stack. If the vent run exceeds 6 feet horizontally or requires a loop, you may need to step-back the vent or use a relief vent, which the city will flag. Rough plumbing inspection comes before walls are closed; final is after everything is tied in. Timeline: 3–4 weeks. Total cost: $3,000–$6,000 labor + materials, $250–$350 permit, $150 rough + final inspection fees.

Scenario C

Tub-to-shower conversion with full waterproofing assembly, tile surround, new exhaust fan duct to exterior — 1960s Kearns home with cramped bath, pre-1978 (lead paint disclosure required)

You are removing an old cast-iron bathtub and converting the alcove to a walk-in shower. This involves demolition, new framing (if the alcove needs widening or the surround is not plumb), a new plumbing drain (shower drain is a 2-inch P-trap, different from a tub), supply lines for the new valve (must be a pressure-balanced or thermostatic valve per IRC P2706.2 to prevent scalding), and a complete waterproofing assembly. Per IRC R702.4.2, the waterproofing must be detailed and approved by Kearns before you proceed. The typical spec is cement board with a liquid-applied or sheet-membrane waterproofing system (RedGard, Schluter, or similar) installed on the walls and floor pan before tile is laid. Kearns will reject a submittal that says 'waterproofing per code' without specifics — you must name the product or system. The shower alcove must also be vented per IRC M1505; if the existing exhaust fan does not serve the shower (or if there is no exhaust fan), you must install one, ducted to exterior. This is not an attic or soffit; it must vent outside. The duct cannot exceed 25 feet (20 feet with bends), must have a damper, and must terminate with a hood (not a louvered vent in freeze-risk areas). Because your home is pre-1978, any wall demolition triggers EPA RRP lead-safe practices; you must either hire a certified contractor or complete the EPA RRP course and use lead-safe methods (wet scraping, HEPA vacuum, containment). Kearns inspectors will verify this on rough inspection. The permit will include rough plumbing, rough electrical (if adding circuits), framing inspection (if walls are moved), and final. Submittals must include: (1) plumbing plan showing old tub location, new shower drain location, supply routing, and valve type; (2) waterproofing detail (cross-section) showing cement board, membrane, and tile substrate; (3) exhaust fan duct plan with termination location; (4) electrical plan if adding a circuit or fixture. Permit fee: $400–$600 based on a $12,000–$18,000 project valuation. Timeline: 4–6 weeks (longer due to multiple inspections and potential waterproofing re-work if the detail does not meet code). Total cost: $8,000–$15,000 labor and materials, $400–$600 permit, $300–$500 inspection fees.

Permit required (fixture relocation + waterproofing + exhaust) | Pre-1978 lead disclosure and RRP compliance mandatory | Cement board + membrane waterproofing detail required | Pressure-balanced valve specification required | Exhaust duct to exterior (not attic) | 25-foot duct limit | Rough plumbing, electrical, framing, final inspections | $400–$600 permit | $8,000–$15,000 labor and materials

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Waterproofing and shower-surround requirements in Kearns bathrooms

IRC R702.4.2 governs the waterproofing assembly for showers and tubs in all Kearns homes. The code requires a water-resistant backing material (cement board, fiber-cement board, or an approved moisture-barrier substrate) plus a water-resistant layer (liquid-applied membrane, sheet membrane, or a fully integrated system like a pre-fabricated shower pan). Kearns inspectors have seen too many showers fail because builders used standard drywall behind tile, or skipped the membrane because 'we'll just use caulk.' Caulk alone is not approved. Your permit submittal must include a detail drawing (even a hand sketch is fine, but it must be clear) showing the wall structure from studs to tile, with the waterproofing product named. For example: '2x4 studs, 1/2-inch cement board (fastened per manufacturer), RedGard liquid membrane applied to all wet areas, 1/4-inch tile backer board, tile and grout.' Kearns will stamp this as approved or will ask for clarification.

The most common rejection reason for bathroom permits in Kearns is a vague waterproofing specification. If you say 'waterproof per code,' the permit technician will hand it back and say, 'Which product? Cement board alone does not meet code.' The city wants to see either a product data sheet or a manufacturers' spec. This is not bureaucratic nitpicking — it is because Kearns sits in climate zone 5B with 30–48 inch frost depth and the region's soils are expansive clay from Lake Bonneville. Moisture intrusion in a bathroom surround can lead to mold, structural rot, and foundation damage if it wicks down into the rim board or crawlspace. Kearns inspectors are trained to catch this at rough-in (before drywall closes) so that if the membrane is not installed correctly, you can fix it on the spot.

Popular waterproofing systems approved in Kearns include Schluter Systems (linear-drain or pan systems), RedGard or Aqua Defense (liquid membranes applied to cement board), and pre-fabricated acrylic or fiberglass shower surrounds (which are fully integrated waterproofing but limit design options). If you are tiling, the tile council standard requires the substrate to be level (variance no more than 1/8 inch in 10 feet), properly anchored, and covered with the specified membrane. After the membrane is cured (24–48 hours typically), tile is installed over it. Kearns inspectors will visually check the membrane during rough inspection and will ask you to touch it to verify it is cured before drywall closes.

If you are converting a tub to a shower, your new drain must also meet code. A shower drain is typically 2 inches (P-trap), whereas an old tub drain might have been 1.5 inches or even a drum trap (obsolete, not allowed for new work). The new drain must be vented within 6 feet and must have proper slope. Kearns will inspect this before you close the walls. If the old tub location had an air gap to the crawlspace (common in older homes), you must seal that gap per the city's code.

Exhaust ventilation, radon, and Wasatch Front moisture control

IRC M1505.3 requires a bathroom exhaust fan unless there is an operable window of at least 3% of the floor area (roughly 24 square feet in a typical bathroom). Kearns strictly enforces this. The fan duct must be rigid or semi-rigid (not flex duct, which restricts airflow and can sag), must not exceed 25 feet in length, and must terminate to the exterior with a damper to prevent back-draft. Importantly, the duct cannot terminate in the attic, a crawlspace, or a soffit — it must exit the building envelope. This is especially important in Kearns because the Wasatch Front region has elevated radon levels in some areas. If moisture and radon-laden air is vented into an attic, it can accumulate and create health risks. Kearns city code aligns with the EPA's radon guidance: bathrooms must exhaust outdoors.

If your home already has an exhaust fan but it is ducted to the attic (common in older homes), Kearns will flag this during an inspection. If you are pulling a bathroom permit that includes exhaust work, you must reroute the duct to exterior or accept a violation notice. The duct should terminate with a hood or dampered vent, not an open hole (which allows drafts and rain ingress). Most roofers can install a roof jack or wall sleeve for $200–$400; add that cost to your project if your current fan is not vented properly.

For exhaust-fan sizing, the code minimum is CFM (cubic feet per minute) equal to 50 times the room's length plus 100 times the width. A 5-foot by 8-foot bathroom needs 50(5) + 100(8) = 1,050 CFM. In practice, most builders install a 70–100 CFM fan, which is undersized by code but is commonly accepted. Kearns does not always enforce this strictly for existing homes, but if you are pulling a permit, you should spec a fan that meets the calculated CFM or justify why you are using a smaller one. A 100 CFM fan is $60–$150; a 70 CFM is $40–$100.

Kearns also enforces the Utah Mechanical Code requirement that the exhaust duct is insulated if it runs through an unconditioned space (attic, crawlspace) to prevent condensation. If your duct runs 15 feet through a cold attic before exiting, it must have at least 1 inch of foam or fiberglass wrap. This prevents cold-air condensation inside the duct, which can drip back into the bathroom or soak the attic insulation. Most permit applicants forget to mention this, and inspectors will ask about it during rough mechanical inspection.

City of Kearns Building Department
Kearns City Hall, Kearns, UT (verify exact address at kearnsut.gov or by phone)
Phone: Search 'Kearns UT building permit' or contact Kearns City Hall main line for Building Department extension | Check kearnsut.gov for online permit portal or e-permit system; Kearns may use state of Utah DISPO or a local system
Typically Monday–Friday 8:00 AM – 5:00 PM (verify locally; some jurisdictions offer evening or Saturday hours)

Common questions

Do I need a permit to replace my bathroom vanity in Kearns?

No permit is required if you are simply removing the old vanity and installing a new one in the exact same location, reusing the existing supply lines and drain. This is considered maintenance. However, if the new vanity is wider or deeper and requires you to relocate supply or drain lines, or if you are replacing the P-trap, you must pull a plumbing permit. When in doubt, call Kearns Building Department; a quick 2-minute phone call can save you trouble later.

What is the maximum distance a toilet drain can run from the trap to the vent in Kearns?

Per IRC P2706, the trap arm (horizontal distance from the toilet trap to the vent or main stack) cannot exceed 6 feet. This is enforced in Kearns. If your new toilet location is more than 6 feet away from the existing vent, you will need a new branch vent, which requires a plumbing permit. Kearns inspectors will verify trap-arm distance during rough plumbing inspection.

Can I vent my bathroom exhaust fan into the attic in Kearns?

No. Per IRC M1505.3 and Utah Mechanical Code, the exhaust duct must terminate to the exterior (outdoors) with a damper, not into an attic or soffit. This is especially important in Kearns because of radon concerns on the Wasatch Front. If your existing fan is vented to the attic, Kearns will require you to reroute it to exterior if you pull a bathroom permit. If you do not have an exhaust fan, one is required unless you have an operable window of at least 24 square feet.

My bathroom is in a pre-1978 home. Do I need to follow any special rules for a remodel in Kearns?

Yes. Any demolition, scraping, or sanding of painted surfaces in a pre-1978 home triggers EPA RRP (Renovation, Repair, and Painting) lead-safe practices. You must either hire a certified RRP contractor or complete the EPA lead-safe practices course yourself. Kearns inspectors will ask about lead compliance during permit review and rough inspection. You are also required to provide lead-hazard disclosure documentation to the city if you are applying for a permit.

How long does it take to get a bathroom remodel permit in Kearns?

If your submittal is complete and correct, Kearns' over-the-counter permit system allows you to walk in, pay the fee, and walk out with a permit on the same day. However, if your submittal is missing details (e.g., waterproofing specification, exhaust duct termination, GFCI circuit detail), the permit technician will return it and ask you to resubmit. Once the permit is issued, the timeline from rough inspection to final inspection is typically 3–5 weeks, depending on inspection scheduling and any punch-list items the inspector notes.

What is the permit fee for a bathroom remodel in Kearns?

Kearns calculates permit fees at roughly 1.5% of the declared project valuation. A $10,000 remodel typically costs $150–$200 in permit fees; a $15,000 remodel is $225–$300. There are also inspection fees (usually $50–$75 per inspection) for rough plumbing, rough electrical, framing, and final. Check with Kearns Building Department for the current fee schedule, as rates may change annually.

Do I need a licensed contractor to pull a bathroom remodel permit in Kearns?

No. Kearns allows owner-builders (homeowners) to pull permits on owner-occupied homes. You do not need to be licensed to file the permit, though you may choose to hire a licensed plumber or electrician to do the actual work. If you are pulling the permit yourself, you are responsible for ensuring the work meets code and passes inspections. Many homeowners hire professionals for the technical portions (plumbing, electrical) and do cosmetic work themselves.

What happens if I find structural damage or asbestos during my bathroom remodel in Kearns?

If you encounter damaged studs, rot, or mold during demolition, you should notify Kearns Building Department and your inspector. These items may require corrective work or professional abatement before the project can proceed. If you suspect asbestos (common in homes built before the 1980s, especially in floor tiles, pipe wrap, or roofing), do not disturb it — contact a licensed asbestos abatement contractor. Asbestos is not permitted in new work and requires special handling. Kearns will not issue a final permit until these issues are resolved.

Can I change the location of my bathroom door or add a pocket door as part of a permit-exempt remodel?

Adding or relocating a door is a framing change and requires a permit if it involves moving, removing, or reinforcing any walls. If you are simply replacing an existing door in the same opening with a new one of the same size, no permit is required. However, if you are widening the opening, adding a new opening, or installing a pocket door (which requires routing into the wall), you need a permit. Pocket doors also need electrical rough-in for a soft-close mechanism in some cases, which may trigger an electrical permit as well.

What should I bring to Kearns Building Department when I apply for a bathroom remodel permit?

Bring a completed permit application (available on kearnsut.gov or at City Hall), a one-page sketch or plan showing the existing layout and the proposed layout (you can draw this by hand), a materials list, your electrical plan (if adding circuits), a waterproofing detail (if converting a tub or installing a new shower), proof of property ownership or authorization, and payment for the permit fee. For pre-1978 homes, bring lead-hazard disclosure documentation. Over-the-counter review means the permit technician will review your submittal on the spot and will flag any missing items so you can correct them immediately.

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 Kearns Building Department before starting your project.

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