Do I need a permit for a full kitchen remodel in
Dunwoody, Georgia?

Dunwoody kitchen-remodel permits: the key details

Dunwoody requires a building permit for kitchen remodels that involve structural changes, mechanical work, electrical additions, or plumbing relocation. The Georgia State Building Code (2012 IBC/IRC as adopted by Dunwoody, with local amendments) defines kitchen work triggering permits in IRC R101.2: any alteration to a kitchen system (structural, mechanical, plumbing, electrical) requires a permit application and plan review. Most full kitchen remodels fall into this category because they involve at least one of the following: wall removal or relocation (IRC R602 governs load-bearing wall design), fixture relocation (IRC P2722 governs drain sizing and trap-arm slope), electrical circuit addition (IRC E3702 requires two dedicated small-appliance branch circuits for kitchen countertops, 20 amps each, spaced not more than 6 feet apart), or a new range hood with exterior ducting (which requires a duct-termination detail showing a cap at the exterior wall, per IRC M1502). If your project touches any of these, a permit is required. The only exemptions are cosmetic-only work: cabinet removal and replacement in the same location, countertop swap, appliance replacement on existing circuits (e.g., old dishwasher to new dishwasher in the same spot), paint, and flooring.

Dunwoody's permitting process begins with an application filed either online via the city's permit portal or in person at the Building Department (city hall area; phone and hours available on the city website). You will need to submit a complete set of plans showing all three disciplines: building (framing, wall location, door/window changes), plumbing (fixture locations, drain lines, vent routing, trap-arm details), and electrical (outlet locations, circuit layout, GFCI marking, switch placement). The city's plan-review staff (building, plumbing, and electrical reviewers working in parallel) typically take 3–6 weeks to review and comment. Common first-submission rejections in Dunwoody include: missing the two small-appliance circuits on the electrical plan, counter-receptacle spacing not clearly marked (must be within 48 inches of any point on the countertop, all protected by GFCI per IRC E3801), range-hood duct termination not shown (the city requires a detail drawing showing the hood-duct connection to exterior wall and cap type), plumbing trap-arm slope and vent routing not dimensioned (slope must be 1/4 inch per foot, minimum, per IRC P2722.1), and missing load-bearing wall design when a wall is being removed (the city requires a signed and sealed engineer's letter or detailed beam-sizing calculation). Once you receive comments, you revise and resubmit; approval typically comes within 1–2 weeks of a clean resubmission.

Permitting fees for Dunwoody kitchen remodels typically range from $400 to $1,200, depending on the project valuation and complexity. The city calculates permit fees based on construction cost (often estimated at 10–15% of finished project value for remodels): a $30,000 kitchen might see a $450–$600 permit fee (1.5–2% of valuation), while a $60,000+ kitchen could reach $900–$1,200. Each permit (building, plumbing, electrical) may have a separate fee or be rolled into a single combined application fee; contact the Building Department directly for the current fee schedule. Additional costs to budget: if you need an engineer's letter for a load-bearing wall removal, expect $300–$800; if you need a professional plan preparer (designer or architect) to draw the plans, expect $1,500–$3,500 depending on complexity. Many homeowners hiring a licensed contractor fold these costs into the contract, so the permit cost itself is often a small percentage of the total kitchen-remodel budget.

Inspections in Dunwoody are mandatory and staged. Once your permit is issued, you schedule inspections in this sequence: (1) Rough Plumbing — drain and supply lines before walls are closed, verifying trap-arm slope, vent routing, and fixture rough-in locations. (2) Rough Electrical — wiring, boxes, and circuits before drywall, verifying two small-appliance circuits, GFCI protection points, and outlet spacing. (3) Framing/Structural — if walls are being moved or removed, verifying beam installation, bearing, and connection details (though often combined with building permit review). (4) Drywall/Final — after finish surfaces are installed, the inspector verifies outlet/switch placement, GFCI testing (the inspector will test GFCI outlets to confirm function), range-hood duct connection, and overall compliance. Each trade schedules its own inspection by calling the Building Department (phone on the city website); inspectors typically respond within 1–2 business days. Failing an inspection means you correct the issue and reschedule; a second inspection is usually charged as an additional inspection fee (often $50–$100 per re-inspection in Georgia municipalities).

Dunwoody has a warm-humid climate (Zone 3A) and Piedmont-region soil (Cecil clay in most areas), which affects kitchen design details. The 12-inch frost depth is primarily relevant for outdoor work (not kitchens), but humidity and moisture are critical for kitchen moisture barriers and exhaust-duct routing. The city's local code amendments (available via the Building Department website) may reference specific requirements for kitchen ventilation ducting (no dampers on ductwork unless they close when the range hood is off, per IRC M1502), moisture barriers on exterior walls where range-hood ducts pass through, and HVAC coordination if your remodel ties into existing HVAC systems. If your home was built before 1978, a lead-paint disclosure is mandatory before renovation work begins; the contractor must notify occupants and provide EPA guidance. Dunwoody is a strict-enforcement municipality, so incomplete permits or failed inspections are costly delays — allocate an extra 2–3 weeks in your timeline for revisions and re-inspections.

Three Dunwoody kitchen remodel (full) scenarios

Load-bearing wall removal in Dunwoody kitchens: engineering and cost

If your kitchen remodel involves removing or significantly opening a wall, the Building Department requires proof that the wall is non-load-bearing or, if it is bearing, that a properly sized beam is being installed in its place. IRC R602.3 governs load-bearing wall design, and Dunwoody enforces this strictly. Most kitchen peninsulas and partial walls are non-bearing (they are infill between structural beams), but you must verify with a structural engineer or architect before submitting your permit. A simple one-page engineer's letter confirming 'wall is non-load-bearing, does not support any framing above' is sufficient; this typically costs $200–$400 from a local structural engineer.

If the wall is bearing (e.g., it sits directly under a second-floor wall or roof truss), you must design and install a new beam (steel I-beam, wood beam, or engineered lumber) to carry the load. The engineer calculates the beam size based on the load (typically 40 PSF live load, 10 PSF dead load for kitchen floor framing per IRC Table R301.2), span, and support points. A 12–16 foot kitchen span typically requires a 10–12 inch steel I-beam or equivalent engineered member, costing $1,500–$3,000 for materials and labor. The engineer's design and signed letter (required for the permit) costs $400–$800. The Building Department's building inspector will verify beam size, bearing length (typically minimum 3.5 inches on each side), flashing details, and proper shoring during installation.

Dunwoody's inspection process for beam installation is thorough. The inspector requires a shoring plan (temporary support during removal and installation), proof of beam installation before the wall is removed, and verification of bearing details before drywall goes up. If the new beam ties into existing support posts or foundation, the inspector verifies that connections are bolted or welded per design. Any deviation from the engineer's drawings requires a field change order approved by both the engineer and the Building Department. Budget an extra 1–2 weeks in your timeline if a bearing wall removal is involved, plus $2,000–$4,000 in additional structural and labor costs beyond the standard kitchen remodel.

Dunwoody's plumbing inspection requirements for relocated kitchen fixtures

When you relocate a sink, dishwasher, or other fixture in a Dunwoody kitchen, the city's plumbing inspector verifies trap-arm and vent routing per IRC P2722 and P2800. The trap-arm (the pipe from the fixture to the trap) must slope downward at a minimum rate of 1/4 inch per foot, and this slope must be shown and dimensioned on your plumbing plan. If the sink is more than 5 feet from the stack (the main vertical vent line), you may need a secondary or island vent (called an air admittance valve or AAV, per IRC P2905.1). The inspector will verify on the rough-in inspection that the trap is installed at the correct height, the arm slopes correctly, and any vent routing does not conflict with other systems (gas lines, structural members, electrical runs). Common rejections in Dunwoody include: trap-arm slope not dimensioned on the plan, vent stack serving multiple fixtures without proper sizing (per IRC Table P3002.1), and island vent (AAV) installed without proper clearance above the trap seal.

Dunwoody requires that all trap primers or overflow lines be clearly shown on the plan and installed per manufacturer and code. If a dishwasher is integrated into the sink drain line, the dishwasher drain hose must be looped at or above the level of the sink rim to prevent backflow, per IRC P2722.2. The plumbing inspector tests the fixture operation during rough inspection (verifying drainage is not too slow or too fast) and again during final inspection. If you are adding an island sink with an AAV, the inspector verifies the valve is installed at least 4–6 inches above the weir of the trap and in a location where it can breathe (not enclosed by cabinetry). Lead-bearing solder and brass fittings with high lead content are prohibited in potable water lines per federal law (NSF/ANSI 61); your plumber must use lead-free solder and certified low-lead brass. All of these details must be on your submitted plumbing plan, or the reviewer will reject it on the first review.

Common questions