Do I need a permit for a full bathroom remodel in
Peachtree Corners, Georgia?

Peachtree Corners full bathroom remodels — the key details

The threshold for requiring a permit in Peachtree Corners depends on scope: if you are relocating any plumbing fixture (toilet, sink, shower, tub), adding new electrical circuits, installing a new exhaust fan duct, converting a tub to a shower (or vice versa), or moving any walls, you must file a permit. Georgia Code § 43-41 allows owner-builders to pull residential permits, but Peachtree Corners requires the applicant to either be the homeowner on the deed or a licensed Georgia plumber/electrician for any fixture relocation. The city's online portal (Peachtree Corners permit system) requires you to upload PDF plans showing the new fixture locations, rough-in dimensions, and ductwork routing before intake staff will review scope. This is different from some neighboring jurisdictions (e.g., Johns Creek) that accept sketches and photos at intake. If you are keeping all fixtures in their existing locations and only replacing surfaces (tile, vanity cabinet, mirror, faucet, toilet in place, lighting fixtures), no permit is required — this is the 'cosmetic remodel' exemption and Peachtree Corners explicitly lists this on their website.

Electrical and GFCI requirements are a common sticking point: IRC E3902 requires GFCI protection for all 15A and 20A, 125V bathroom circuits, and Peachtree Corners enforces this strictly. If you are rewiring or adding a new circuit for a heated mirror, exhaust fan, or additional outlets, your electrical plan must show GFCI-protected circuits, and the inspector will verify at rough-in and final. Many remodelers miss the requirement that GFCI protection can be provided by either a GFCI circuit breaker in the panel or GFCI outlet, but the entire circuit must be protected — one outlet does not protect a 20A circuit branch. Peachtree Corners also requires a separate mechanical permit for exhaust fan installation, even if the fan is being installed in the existing ductwork. The fan duct must be sealed, insulated if running through unconditioned space (per IRC M1505.2), and must terminate through the roof or gable exterior with a damper and vermin screen — no soffit or eave termination is allowed in Peachtree Corners, per their code memo. The exhaust fan CFM (cubic feet per minute) must be sized per IRC M1505.1: minimum 50 CFM for rooms under 100 sq ft, plus 1 CFM per sq ft above 100 sq ft. A typical master bath (80–100 sq ft) requires 50–100 CFM; powder rooms require 50 CFM minimum.

Plumbing fixture relocation triggers the most complex code requirements: IRC P2706 specifies that drain vent arms (the horizontal section of drain pipe before the vent stack) cannot exceed 6 feet in length and must slope 1/4 inch per foot toward the drain. If your new toilet location is more than 6 feet from the vent stack, you must install a new vent stack or use a revent (air admittance valve), which requires additional planning. Shower and tub installations require waterproofing per IRC R702.4.2: the building envelope must be sealed with a continuous membrane (polyethylene sheeting, membrane liner, or redgard-type spray) before tile or stone is installed. Peachtree Corners requires this waterproofing detail to be shown on the submitted plan — product name, installation method, and proof that the membrane extends 6 inches up the wall and laps properly at the curb or pan. Many remodelers fail plan review because they assume 'cement board under tile' is adequate — cement board is NOT a waterproofing barrier and Peachtree Corners will reject the plan if waterproofing membrane is not explicitly specified. If you are replacing an existing tub with a shower, the conversion changes the waterproofing assembly and requires a new plan; simply removing the tub and installing a pan without replanning the drain and vent is a code violation.

Peachtree Corners' permit fee for a full bathroom remodel ranges from $200 to $800 depending on the estimated project cost: the city charges approximately 1.5–2% of the project valuation (labor + materials) for single-family residential permits under $50,000. A typical full remodel (plumbing relocation, new electrical circuits, exhaust fan, tile, fixtures, finishes) costs $15,000–$35,000, yielding a permit fee of $300–$600. Plan review takes 3–7 business days for standard scope; if the initial submission is missing electrical GFCI details, plumbing vent arm dimensions, or waterproofing specs, the city will issue a comment list, and you must resubmit, adding another 3–5 days. Once approved, the permit is valid for 180 days for work to commence; extensions can be requested. Inspections typically follow this sequence: rough plumbing (after drain lines and vent stacks are in place but before concrete pour or wall closure), rough electrical (after wiring is run and boxes installed but before drywall), and final (after all finishes, fixtures, and mechanical systems are complete). Peachtree Corners requires the permit holder (you or your contractor) to request each inspection via the online portal at least 24 hours in advance; inspection appointments are typically available within 2–3 business days.

Georgia state law does not require residential contractor licensing for bathroom remodeling, which means homeowners can pull permits and perform work themselves. However, Peachtree Corners' building code requires licensed plumbers to perform work on potable water supply lines and waste/vent systems, so if you are relocating drains or supply lines, you must hire a licensed Georgia plumber to do that portion and have them sign off on the rough plumbing inspection. Electrical work is less regulated at the state level, but Peachtree Corners recommends (and some inspectors strongly encourage) that homeowners hire a licensed electrician for any new circuits or relocation of existing circuits — this avoids inspection delays and code nit-picking. For tile, fixtures, and finishes, homeowner labor is fine. Pre-1978 homes in Peachtree Corners are subject to Georgia lead-paint disclosure and disturbance rules: if you are disturbing painted surfaces or doing demolition, you must follow EPA RRP (Renovation, Repair, and Painting) rules, which may require lead testing and notification. Peachtree Corners does not have an overlay district (historic, flood, hillside) in most of the city, but the northwestern portion (near Town Center) is in an overlay zoning district with additional setback and height restrictions — verify your property location before finalizing plans.

Three Peachtree Corners bathroom remodel (full) scenarios

Peachtree Corners exhaust fan and ductwork rules — the nuance that catches people

Georgia's IRC adoption and Peachtree Corners' local amendments require exhaust fan ductwork to be sealed and dampered at the exterior termination — this is IRC M1505 baseline. However, Peachtree Corners has a specific note in its code memo (available on the city website) that prohibits soffit or eave termination: the duct must exit through the roof or gable-wall exterior and must terminate with a damper and 1/8-inch wire mesh screen to prevent insects and outside air from entering. Many remodelers in the area use ductless 'ventilation fans' that recirculate air; Peachtree Corners building inspectors will reject this solution if you submit it as compliance with exhaust requirements — the code requires air to be ducted outdoors, not recirculated.

The CFM (cubic feet per minute) sizing requirement is per IRC M1505.1 and is non-negotiable in plan review. For a 95 sq ft bathroom, the minimum is 50 CFM; for a 120 sq ft master bath, 50 + (120 − 100) × 1 = 70 CFM minimum. If you are installing a exhaust fan rated below the required CFM, the inspector will flag it and require you to upgrade. A second nuance: if your bathroom has a whirlpool tub or sauna, the CFM requirement increases by another 50 CFM. Peachtree Corners' intake staff will ask about this during permit application, so be accurate.

Duct routing in the warm-humid climate of Peachtree Corners (IECC climate zone 3A) requires insulation if the duct runs through unconditioned attic space: IRC M1505.2 requires minimum R-6 insulation on ductwork in unconditioned spaces to prevent condensation and mold. This detail is often missed by DIY remodelers and is a common inspector comment during rough-mechanical inspection. If your attic is conditioned (rare), insulation is not required, but you must document this on your plan.

Waterproofing membrane selection and inspection — why the city rejects generic plans

IRC R702.4.2 requires a continuous waterproofing membrane under and behind all showers, tub surrounds, and wet areas. Peachtree Corners requires this membrane to be specified by product name on your submitted plan, and the inspector will verify it during rough inspection before tile is set. The most common acceptable products in the Peachtree Corners area are Schluter KERDI (pre-applied membrane system), Redgard (spray-applied liquid), or 6 mil polyethylene liner sealed with appropriate tape. Cement board alone is NOT waterproofing — this is a major code violation and Peachtree Corners will not sign off on the final if the membrane is missing or improperly installed.

The waterproofing membrane must extend at least 6 inches up the wall from the floor or pan base (per IRC R702.4.2.1) and must lap over the curb or floor pan edge with a minimum 2-inch overlap sealed with the appropriate adhesive or tape. If you are using a Schluter KERDI system, the inspector will look for KERDI-BAND and KERDI-FIX sealant at all joints and transitions. Many remodelers cut corners here — they apply the membrane under the tile but fail to seal it to the shower valve box or curb, leaving gaps. Peachtree Corners inspectors specifically check for this during the rough-in or final inspection and will issue a deficiency notice if gaps are found.

Peachtree Corners is in a warm-humid climate (zone 3A) where mold and moisture damage are common risks. If the waterproofing membrane is not properly installed, bathroom leaks can lead to hidden mold and structural damage within 6–12 months. This is why the city's building department takes the membrane requirement seriously and why the plan review process is strict. If you are unsure about the waterproofing product or installation method, consult with a licensed Georgia plumber or tile contractor before submitting the plan — a revision during plan review will cost you 3–5 extra days and a resubmission fee.

Common questions