Bathroom Remodel Permit in Suwanee, GA (2026)

Research by DoINeedAPermit Research Team · Updated May 2026

The Short Answer

A full bathroom remodel needs a permit if you're relocating plumbing fixtures, adding electrical circuits, installing a new exhaust fan, or moving walls. Surface-only cosmetic work — new tile, vanity swap in place, faucet replacement — is exempt. Suwanee enforces Georgia State Building Code (2020 edition) with local amendments specific to stormwater and floodplain zones; most residential bathroom work falls under standard jurisdiction.

Suwanee, Georgia Building Department requires permits for any bathroom remodel that involves fixture relocation, new electrical circuits, exhaust fan ducting, or structural changes. What sets Suwanee apart from neighboring jurisdictions is its online permit portal integration and its specific floodplain and stormwater overlay enforcement — if your property sits in a mapped flood zone or serves as a stormwater easement, plan-review timelines can extend 3-5 weeks beyond standard review. Suwanee adopts Georgia's 2020 Building Code, which is less aggressive than IPC 2021 on certain trap-arm lengths (Georgia allows up to 6 times the trap diameter, not 5), giving homeowners slightly more flexibility on drain-line routing. The city's permit valuation is based on estimated construction cost, not square footage; a mid-range bathroom remodel ($15,000–$25,000) typically costs $250–$500 in permit fees. Owner-builders can pull permits under Georgia Code § 43-4-1, which permits homeowners to work on their own primary residence — this differs from some metro Atlanta suburbs that require a licensed general contractor for any work over $5,000. Suwanee's building department operates a hybrid intake (online portal + in-person); most homeowners file digitally and receive plan comments within 10–14 business days if no flood-zone conflicts exist.

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

Stop-work orders issued by Suwanee Building Department carry a $250–$750 fine; if electrical or plumbing work is discovered unpermitted, a second violation fine ($500–$1,500) is common.
Insurance denial: homeowners' policies explicitly exclude coverage for unpermitted work; water damage from a DIY relocated drain or improper vent termination can cost $10,000–$30,000 out-of-pocket.
Resale disclosure hit: Georgia Real Estate Transfer Disclosure requires unpermitted work to be revealed; buyers and lenders routinely demand removal or retroactive permitting, delaying or killing closing.
Lender refinance block: if you remodel without a permit and later try to refinance, the appraisal will flag the work; lenders require either proof of permit/inspection or removal of the work before funds close.

Suwanee full bathroom remodel permits — the key details

The core trigger for a permit in Suwanee is any change to the plumbing, electrical, or structural integrity of the bathroom space. Georgia State Building Code Chapter 42 (Plumbing) and Chapter 27 (Electrical) apply statewide, but Suwanee enforces these through its own permitting workflow. If you're moving a toilet, sink, or shower drain to a new location, you must pull a plumbing permit and pass rough-plumbing inspection before drywall goes up — the inspector will verify trap-arm length (IRC P3005.2 limits this to 6 times the trap diameter in Georgia), vent-stack sizing (IRC P3104), and drain-slope compliance (1/4 inch per foot minimum). If you're adding a new exhaust fan or replacing an existing one with a larger model that requires new ductwork, that's a permit. Converting a bathtub to a shower (or vice versa) requires a permit because the waterproofing assembly changes — Suwanee requires certification that shower walls meet IRC R702.4.2 standards (cement board + waterproofing membrane, or equivalent). Any new electrical circuit — a dedicated 20-amp circuit for a heated towel rack, GFCI-protected outlets in new locations, a new bathroom exhaust fan with a humidistat — triggers electrical permitting. The permit application must include a site plan (showing property line and bathroom location), a floor plan with fixture dimensions and proposed new locations, electrical plans showing all circuits and GFCI/AFCI protection, and plumbing plans showing vent routing and trap-arm geometry. If the bathroom is in a mapped floodplain (check the FEMA map and Suwanee's GIS data), the city will require additional stormwater and elevation documentation; this can add 2-3 weeks to review.

Exemptions and gray areas matter in Suwanee because many homeowners conflate cosmetic work with structural changes. Replacing a faucet, toilet, or vanity in the same location — without moving the supply or drain lines — does not require a permit. Removing a bathtub and installing a new one in the same footprint, using existing drain and supply lines, is exempt. Retiling the floor, replacing grout, or painting is exempt. Replacing a medicine cabinet, towel bars, or light fixtures (assuming no new circuits) is exempt. However, the boundary is strict: if you shift a toilet even 6 inches to a new location, that's a permit-required drain-line change. If you replace a non-GFCI outlet with a GFCI outlet in place, that's exempt; if you add a new outlet or circuit, it requires permitting. Suwanee's Building Department has published guidance (available on the city portal) clarifying that cosmetic-only remodels can proceed without a permit, but you must document the reasoning — keep photos and receipts showing fixtures stayed in place. The city does occasionally conduct complaint-driven inspections; if a neighbor reports work activity, the building department will send an inspector to verify no structural or electrical changes have occurred without permits.

Waterproofing specifications for shower/tub conversions are a top rejection reason in Suwanee permits. IRC R702.4.2 and Georgia's adoption of it mandate that shower enclosures include a Class A waterproofing membrane (per ASTM D1970 or equivalent); many homeowners specify 'cement board + silicone caulk' which is insufficient. Suwanee's plan reviewers commonly request clarification: you must specify a membrane product by name (e.g., Schluter-KERDI, Hydroban, Noble Seal, or equivalent) on the plumbing/framing plan. For tub-to-shower conversions, the membrane must cover the entire wall area up to 72 inches above the shower floor and behind all fixtures. Exhaust fan ducting is another common deficiency: the duct must terminate outdoors (not into an attic or crawlspace), and Suwanee requires documentation that the duct run does not exceed 35 feet of equivalent length (IRC M1505.2). Curved ducting and rigid vs. flexible material affect the calculation; many homeowners underestimate this and get plan comments requiring ductwork redesign. GFCI and AFCI protection is federally mandated (NEC Article 210.8 and 210.12), and Suwanee requires a dedicated electrical plan showing each outlet, its GFCI status, and circuit breaker assignment. A common error is grouping too many outlets on one GFCI; Suwanee's electrical reviewers will request individual GFCI breakers or receptacles for bathrooms with multiple circuits.

Suwanee's specific environmental and jurisdictional context affects timelines and costs. The city is in FEMA Zone A (moderate flood risk) for parts of north Suwanee near the Chattahoochee; if your property is flagged as floodplain, the building department will require a Flood Elevation Certificate and may demand that fixtures be elevated or protected. Stormwater detention ponds are common in Suwanee subdivisions, and if your lot drains into a pond or easement, plan-review can take 3-5 weeks while the city coordinates with its stormwater utility. The Piedmont red clay soil in south Suwanee (Cecil soil series) is slightly expansive; this doesn't directly affect bathroom permits but can affect foundation settlement and thus floor-slope calculations if the bathroom sits on a concrete slab. Suwanee's building permit portal (hosted by the city and integrated with Accela software) allows online filing and document upload; most reviewers respond with redlines within 10 business days if no flood-zone issues arise. The permit fee for a full bathroom remodel is typically $250–$500, calculated at 1.25% of estimated construction cost (minimum $100). If you're adding a new half-bathroom to an existing space, that's a higher fee ($400–$800) because it requires new sewer connection review.

The inspection sequence and practical next steps for Suwanee bathroom permits follow a predictable path. After permit issuance (1-2 days), you schedule a rough-plumbing inspection (before walls are closed); the inspector verifies trap geometry, vent sizing, drain slopes, and isolation valves. If electrical work is involved, rough-electrical inspection follows (before drywall), checking circuit routing, GFCI placement, and bonding. Framing inspection is optional unless structural changes occur. Before finish work, the drywall inspection can be waived if you request it; most Suwanee inspectors do not require this for bathroom remodels. The final inspection happens after all work is complete — fixtures installed, tile finished, exhaust fan operational, electrical outlets live-tested, plumbing turned on. Allow 1-2 weeks from permit issuance to rough inspection (scheduling dependent); 2-3 weeks from rough inspection to final, depending on subcontractor availability. If the inspector finds deficiencies (e.g., duct not terminated outdoors, trap arm too long), you'll receive a 'Correction Notice' and must schedule a re-inspection ($50–$100 fee in Suwanee) within 30 days. Once final inspection passes, the permit is closed and you receive a Certificate of Occupancy (or permit closure notice), which is essential for resale and insurance purposes.

Three Suwanee bathroom remodel (full) scenarios

Scenario A

Cosmetic bathroom remodel — tile, vanity, and lighting swap in place, Johns Creek neighborhood

You're updating a 1990s bathroom in a Johns Creek subdivision by removing the old ceramic tile floor, replacing it with luxury vinyl plank, removing the builder-grade vanity and replacing it with a new 30-inch single-sink vanity in the same location, and swapping out old recessed lights for new LED fixtures on the same circuit. The toilet, bathtub, and all plumbing/drain lines remain in their original positions. The supply and drain lines are untouched — you're only disconnecting and reconnecting the faucet and drain P-trap to the new vanity. New electrical work is limited to swapping light fixtures on the existing circuit; no new circuits are added. Because no fixtures are moving, no new circuits are being created, and no structural changes are occurring, this work is exempt from permitting under Suwanee code. You do not need to pull a permit. However, if the water is turned off to the home during vanity disconnect, you should photograph the existing faucet and P-trap configuration before removal to ensure the new vanity's plumbing layout matches — if you discover the drain is mis-aligned and you need to extend or relocate it, that becomes a permit-required change. This remodel typically costs $3,000–$8,000 (vanity, tile, labor) and can be completed in 1-2 weeks without city involvement. No inspections required. Keep receipts and before/after photos in case a future inspector questions the work.

Scenario B

Tub-to-shower conversion with new exhaust fan, Suwanee North neighborhood, waterproofing required

You're converting an existing alcove bathtub to a walk-in shower in a 1970s home on Peachtree Parkway. The shower will be 3 feet wide by 5 feet deep, with a 2-foot knee wall to contain water. The drain will remain in the same location (existing tub drain), but you're installing a new mixing valve and pressure-balanced cartridge (required by Georgia plumbing code for showers to prevent scalding). The shower walls will be framed with 2x4 studs, sheathed in concrete backer board, and sealed with a Class A waterproofing membrane (Schluter-KERDI system), followed by ceramic tile. You're also removing the old exhaust fan and installing a new 110-CFM bathroom exhaust fan with a 6-inch rigid duct terminating through the soffit (existing duct was undersized). The electrician will wire the exhaust fan on a new 20-amp circuit with a humidistat control. This project requires a full permit in Suwanee. You must submit a plumbing plan showing the existing drain location, the new mixing valve and trap configuration, and the vent stack routing; an electrical plan showing the new exhaust fan circuit, its breaker size, and any new GFCI outlets; and a framing/waterproofing plan specifying the concrete backer board, the Schluter-KERDI membrane (with product specification sheet), tile layout, and corner details. Plan review typically takes 2 weeks. Once approved, you schedule rough-plumbing inspection (before walls are closed) to verify the valve installation, trap geometry, and vent sizing; rough-electrical inspection to verify the exhaust fan circuit; and framing inspection to check the backer board application. After drywall, you schedule final inspection to verify the waterproofing is sealed, tile is properly grouted, the exhaust fan is operational and vented outdoors, and the mixing valve is pressure-balanced. The permit fee is typically $350–$500 based on a $20,000 estimated cost. Total timeline: 4-6 weeks from permit issuance to final inspection, depending on contractor and inspection scheduling. The exhaust duct termination is critical in Suwanee's humid climate (zone 3A) — inadequate venting can lead to mold in the attic, and inspectors will verify the duct does not terminate in a soffit that recirculates moisture back into the home.

Scenario C

Relocating toilet and adding a second full bath, flood zone property, Suwanee South

You're expanding a 1960s ranch home in south Suwanee (near State Bridge Road) by converting a bedroom closet into a second full bathroom. The existing home's first bathroom will have its toilet relocated 8 feet to a new wall to accommodate a larger vanity. You're installing two new toilets (one in each bathroom), two new sinks, and a new shower stall in the second bathroom. The first bathroom's tub remains in place. Both bathrooms will have new exhaust fans with ducting. All plumbing drains are new runs tying into the main stack. Electrical work includes two new 20-amp circuits for outlets and exhaust fans in each bathroom, plus GFCI protection. The property is located in Suwanee's mapped floodplain (Zone A per FEMA), and the city requires elevation certification and stormwater review before permit issuance. This project requires a full permit and carries higher plan-review scrutiny due to floodplain overlay. Your plumbing plan must show the relocated toilet drain (trap-arm length, slope, vent routing), the two new full bathrooms (sink, toilet, shower drains), vent stack sizing (IRC P3104 — two bathrooms may require a larger vent than one), and cleanout locations. Your electrical plan must show all new circuits, GFCI/AFCI protection, and exhaust fan ductwork. Your framing plan must include the structural changes to support the new wall and any load-bearing modifications. Suwanee's floodplain administrator will review the project to ensure no structures encroach on stormwater easements and that any structural fill is properly graded for stormwater drainage. You must obtain a Flood Elevation Certificate showing the lowest adjacent grade and the elevation of the new bathroom's main floor; if the floor elevation is below the Base Flood Elevation (BFE), the city will require elevated utilities or flood vents. Plan review for floodplain properties typically takes 4-5 weeks (vs. 2 weeks for non-flood properties) due to coordination between building and stormwater departments. Rough-plumbing inspection will be especially thorough, verifying each drain slope, vent sizing, and cleanout accessibility. The permit fee is typically $600–$900 based on a $35,000–$45,000 estimated cost (two bathrooms are a higher valuation than one). Total timeline: 6-8 weeks from permit issuance to final inspection. The floodplain context is unique to Suwanee South properties; north Suwanee (near Peachtree) is generally not in the floodplain, so this scenario would be quicker and cheaper in that area.

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Waterproofing, exhaust venting, and Suwanee's humid climate

Suwanee is in IECC Climate Zone 3A (warm-humid), which means moisture management is critical for bathroom durability. Georgia's adoption of IRC R702.4.2 mandates that shower enclosures include a Class A waterproofing membrane rated per ASTM D1970. In practice, Suwanee inspectors are increasingly strict about this specification because the Piedmont's warm-humid summers create persistent condensation in bathrooms — inadequate waterproofing leads to mold growth in wall cavities and eventual structural rot. A cement-board-only installation (without a dedicated membrane) used to pass inspection 10–15 years ago; today, Suwanee reviewers will reject plans that don't specify a membrane product by name. Schluter-KERDI, Hydroban, Noble Seal, and Wedi board are all acceptable; you must include the product data sheet with your permit application.

Exhaust fan ducting is where many Suwanee homeowners fail first rough inspection. IRC M1505.2 limits duct runs to 35 feet of equivalent length; curved ducts count as 1.5 feet per bend. If your bathroom is on the opposite side of the home from the soffit or roof penetration, the duct run can easily exceed this. Suwanee inspectors will measure the duct length and count fittings; if you're at 40 feet, you'll get a Correction Notice requiring a shorter route or a larger-diameter duct (8-inch instead of 6-inch reduces friction and allows slightly longer runs). Termination is also critical: the duct must exit through the soffit or roof, not recirculate into the attic or under-roof space. In zone 3A's humid climate, attic termination is a recipe for mold and condensation damage. Some builders try to vent into a soffit that includes intake vents for the air-conditioning system — this recirculates moisture back into the home. Suwanee inspectors will fail this at final inspection.

The pressure-balanced mixing valve requirement (Georgia plumbing code, adopted by Suwanee) is often overlooked by homeowners doing DIY plumbing. Any new shower must have a pressure-balanced or thermostatic cartridge that prevents sudden temperature swings if toilet flushing or a sink opens elsewhere in the home. Older homes often have single-handle diverters that lack this protection. When you convert a tub to a shower or install a new shower, you must upgrade to a pressure-balanced valve. This is not negotiable and will be flagged in plan review or failed at rough-plumbing inspection. The valve cartridge cost is $150–$300; the valve body itself (Moen, Delta, Kohler) is another $200–$400. Plan ahead and specify the valve model on your plumbing plan.

Floodplain overlay, stormwater coordination, and permit timeline variability in Suwanee

Suwanee's northern and southern jurisdictions have dramatically different permit timelines due to floodplain and stormwater overlay zones. North Suwanee (around Peachtree Parkway and Suwanee Dam Road) sits above the 100-year floodplain of the Chattahoochee. South Suwanee (State Bridge Road, Johns Creek neighborhood, some areas near downtown) sits in or near FEMA Zone A, which is a 1%-annual-chance flood zone. If your property is in a floodplain zone, your permit application will be routed to the city's floodplain administrator and stormwater utility coordinator in addition to the building department. This adds 2-3 weeks to plan review. The city will require an ALTA/NSPS survey or Flood Elevation Certificate showing the lowest adjacent grade of the bathroom and the Base Flood Elevation (BFE) on your property. If your bathroom floor elevation is below BFE, the city will require either elevation of the structure or installation of flood vents (or wet floodproofing). This can significantly increase project cost if it requires raising the floor or installing mechanical systems elsewhere. Check the FEMA Flood Map Service Center and Suwanee's GIS portal before you start; if you see your property in a blue shaded area (floodplain), budget an extra 3-4 weeks and $500–$1,000 for elevation certification and potential stormwater coordination.

Stormwater detention ponds are ubiquitous in Suwanee subdivisions, and many lots drain into private pond easements or city-maintained retention basins. If your lot is part of a stormwater easement, the city's stormwater utility will review your permit to ensure your remodel doesn't alter drainage patterns or encroach on easement areas. This is typically a non-issue for indoor bathroom remodels (as opposed to adding a deck or patio), but Suwanee's system is automated, so the review is triggered regardless. The city's online permit portal will flag your property if it's in an easement zone; plan-review time increases from 10 days to 14–21 days. There's no additional fee, but the delay is real. If you're aware of a pond or detention area on or near your property, mention it in your permit application cover letter to speed up routing.

Owner-builder permits in Suwanee follow Georgia Code § 43-4-1, which allows homeowners to pull permits and serve as the contractor for work on their own primary residence. This means you don't need to hire a licensed general contractor to pull the permit — you can file it yourself. However, Suwanee building inspectors will scrutinize owner-builder plumbing and electrical more carefully than they would licensed-contractor work, because there's no state-licensed professional's signature on the plans. If you're planning to do the work yourself, ensure your plumbing and electrical plans are extremely clear and include product specifications, trap geometries, vent routing, and circuit diagrams. Hire a licensed plumber or electrician to review your plans before submission; this typically costs $100–$300 for a consultation and can catch rejections before you file. Suwanee's permit staff are generally supportive of owner-builders but have zero tolerance for incomplete or ambiguous plans.

City of Suwanee Building Department
Suwanee City Hall, 3500 Main Street, Suwanee, GA 30024
Phone: (770) 945-7383 | https://suwaneega.gov/permits
Monday–Friday, 8:00 AM–5:00 PM (closed holidays)

Common questions

Can I do a bathroom remodel in Suwanee without a permit if I hire a contractor?

No. The permit requirement is tied to the scope of work (moving fixtures, adding circuits, changing structure), not to who does the work. If a licensed contractor does a permitted scope (relocating a toilet, installing a new exhaust fan), a permit is required regardless of contractor status. Suwanee enforces this through complaint-driven inspections; if a neighbor reports bathroom renovation activity, the building department sends an inspector to verify compliance. Unpermitted work discovered during an inspection can result in stop-work orders, fines ($250–$750), and forced removal of unpermitted work.

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

Permit fees in Suwanee are based on the estimated construction cost, typically 1.25% of valuation (minimum $100 fee). A cosmetic remodel with no permit needed is $0. A full remodel involving fixture relocation and new electrical typically runs $15,000–$25,000 in estimated cost, yielding permit fees of $250–$500. A two-bathroom addition project might be valued at $35,000–$45,000, resulting in $600–$900 in permit fees. Call the building department (770-945-7383) with your scope and estimated cost; they can give you a quote before filing.

Do I need a plumber's license to do plumbing work on my own bathroom in Suwanee?

Georgia Code § 43-4-1 allows owner-builders (homeowners) to pull permits and perform work on their own primary residence without a plumber's or electrician's license, provided you obtain and comply with permit requirements. However, Suwanee inspectors will review your work carefully; rough-plumbing inspection is mandatory before walls close, and the inspector will verify trap geometry, vent sizing, and drain slopes per code. If defects are found, you must correct them and schedule a re-inspection. Many owner-builders hire a licensed plumber for rough-in work and handle finish work themselves, which can save 30–40% of plumbing labor costs while ensuring code compliance.

How long does plan review take for a bathroom permit in Suwanee?

Standard plan review takes 10–14 business days for bathroom remodels not in floodplain or stormwater overlay zones. If your property is in a mapped floodplain (south/central Suwanee near State Bridge Road), add 3–5 business days for floodplain administrator review. If you have incomplete plans (missing waterproofing specifications, exhaust duct details, electrical circuit details), expect 5–7 additional days to resubmit corrections. Filing online through the Suwanee portal speeds intake; in-person submission adds 1–2 days. Once approved, permit issuance is immediate (same day), and you can schedule inspections.

If my bathroom is in a floodplain, what extra requirements apply?

Floodplain properties in Suwanee must obtain a Flood Elevation Certificate showing the lowest adjacent grade and the Base Flood Elevation (BFE). If your bathroom floor is at or above BFE, no additional modifications are required. If below BFE, the city requires either wet floodproofing (sealing penetrations, using flood vents), or elevation of the structure. Wet floodproofing typically costs $2,000–$5,000 (flood vents, sealed doors, waterproof materials); elevation can cost $10,000+. Plan-review time increases by 3–5 weeks for floodplain properties due to stormwater and floodplain administrator coordination. Check the FEMA Flood Map Service Center or call the Suwanee Building Department to confirm your property's floodplain status before budget planning.

What does Suwanee inspect for in a bathroom remodel?

Suwanee requires rough-plumbing, rough-electrical, and final inspections (framing inspection is optional unless structural work occurs). Rough-plumbing inspection verifies trap-arm length (max 6 times the trap diameter per Georgia code), drain slope (1/4 inch per foot minimum), vent stack sizing, and isolation valves. Rough-electrical inspection checks GFCI/AFCI protection, circuit breaker sizing, and bonding. Final inspection verifies all fixtures are installed, waterproofing is sealed, tile grouting is complete, exhaust fan is operational and vented outdoors, and electrical outlets are live-tested. Expect inspections to be scheduled 3–5 days after you request them; most inspectors visit in the morning and take 15–30 minutes.

Can I start work before the permit is issued?

No. Suwanee code prohibits any work (demolition, framing, plumbing, electrical) before a permit is issued and active. Starting work before permitting is a violation and can result in stop-work orders, fines ($250–$750), and forced removal of unpermitted work. If the building department discovers pre-permit work, you will be required to halt, obtain the permit retroactively, and potentially pay penalty fees. Wait for permit issuance (typically 1–2 days after approval) before any work begins.

Do I need a separate electrical permit if I'm adding circuits for bathroom outlets and exhaust fan?

No, electrical work is included in the main bathroom remodel permit. You do not pull a separate electrical permit. However, your electrical plans must be included with the permit application and reviewed by Suwanee's electrical reviewer. The plans must show all new circuits, GFCI/AFCI protection, breaker sizes, and outlet locations. If the electrical work is extensive (e.g., a new subpanel or major rewiring), the building department may require a separate electrical contractor affidavit, but this is rare for bathroom remodels.

What happens if the inspector finds defects during rough inspection?

The inspector will issue a Correction Notice (or 'Failed Inspection' report) listing defects. You have 30 days to correct the issues and request a re-inspection. Common defects include trap arms exceeding code length, drain slope insufficient, vent stack undersized, GFCI outlets missing or incorrectly wired, and waterproofing membrane not specified. Re-inspection fees in Suwanee are typically $50–$100. Most inspectors are willing to discuss corrections by phone to save you time; call the building department and ask to speak with the inspector who conducted the rough inspection.

If I skip a permit on a bathroom remodel, will my homeowners' insurance cover water damage?

Most homeowners' insurance policies explicitly exclude coverage for damage caused by unpermitted work. If water damage occurs — from a poorly relocated drain, inadequate waterproofing, or improper exhaust venting — the insurance company can deny your claim and leave you liable for $10,000–$30,000+ in water damage repair. Additionally, when you sell your home, Georgia's Real Estate Transfer Disclosure requires you to disclose unpermitted work; buyers routinely demand removal or retroactive permitting, and lenders often refuse to finance homes with unpermitted structural or mechanical work. The permit fee ($250–$500) is cheap insurance against these risks.

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 Suwanee Building Department before starting your project.

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