Research by DoINeedAPermit Research Team · Updated May 2026
The Short Answer
Replacing windows with identical-size openings and the same operable type requires no permit in Dunwoody—unless your home is in the Dunwoody Historic District or you are modifying egress compliance. Historic-district windows require design-review approval before work.
Dunwoody adopts the Georgia Energy Code (based on the 2015 International Energy Conservation Code) and enforces it through the City of Dunwoody Building Department. The key city-specific wrinkle: Dunwoody has a designated Historic District overlay that covers portions of the city, and any window work there—even like-for-like replacement—requires Design Review Board approval before you pull a permit (or before you do the work, legally). Non-historic homes replacing windows in the same opening size, with no change to egress compliance, fall under Georgia Code § 43-41-2, which exempts owner-builders from permitting for alterations that do not change the footprint or structural integrity. For historic-district homes, the City of Dunwoody Planning Department (not the Building Department) must review and approve your window design—typically 2–4 weeks—before you can legally proceed. This is the critical local difference: your neighbor 1 mile south, outside the overlay, can replace windows with zero paperwork; inside the district, you must front-load a design review. Outside the historic district, like-for-like replacement is permit-free.

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

Dunwoody window replacement permits—the key details

Georgia does not require a permit for same-size, same-type window replacement in most jurisdictions, including Dunwoody. The State of Georgia, via the Georgia Code § 43-41-2, allows owner-builders to perform alterations without a permit as long as the work does not change the footprint, occupancy classification, or structural requirements of the building. For window replacement, this means: if the opening size is identical, the new window is operable (not fixed), and you are not altering egress compliance, you are permit-exempt. However, Dunwoody sits in Climate Zone 3A (warm-humid, per IECC), and the city enforces the Georgia Energy Code, which specifies minimum U-factor values for windows. For Zone 3A, the code requires windows with a U-factor of 0.65 or better (lower is better—more insulating). This is a performance rule, not a permitting rule; meaning, your replacement windows must meet this standard, but you do not need a permit to verify it (the rule is on the homeowner). If you later have a dispute with an energy auditor or HVAC contractor about window performance, the burden is on you to prove compliance. Document your window specs at purchase.

The Dunwoody Historic District overlay is the local game-changer. The city maintains a Historic District that encompasses several older neighborhoods, including parts of downtown Dunwoody and surrounding residential areas. If your home falls within this boundary, ANY exterior modification—including window replacement, even if the opening is identical—requires Design Review Board approval before you begin work. The Design Review Board (DRB) is part of the City of Dunwoody Planning Department, not the Building Department. You must submit a Design Review application (typically 3–5 pages, with photos of the existing windows and specs of the proposed replacement) to the Planning Department. The DRB meets monthly and will evaluate your window proposal against the Historic District Design Guidelines, which typically require windows to match or be compatible with the original design in terms of profile, material (wood vs. metal), divided-light pattern, and finish. Approval takes 2–4 weeks if you submit a complete application. If the DRB requests modifications (e.g., your proposed vinyl windows must be wood or wood-clad to match the neighborhood character), you revise and resubmit. Once approved, you receive a Design Review Certificate, which you must present to the Building Department when you apply for a permit (if one is needed for any reason) or keep on file as proof of compliance. The cost of Design Review is typically $200–$400 (a city fee), plus any professional help (architect or designer) if you need it.

Egress windows are the second critical rule. Georgia building code, based on the International Building Code (IBC 1010.1), requires every bedroom to have at least one egress window or door. For basement bedrooms, the egress window must have a sill height of 44 inches or less measured from the floor, an net opening of at least 5.7 square feet, and a minimum dimension of 20 inches wide and 24 inches tall. If you are replacing a basement-bedroom window and the existing sill height is already above 44 inches, your replacement window CANNOT move the sill higher—it must maintain or lower the sill. If the existing opening is smaller than code-minimum egress dimensions (e.g., a small basement window that was not an egress), replacing it with the same opening will NOT make it compliant, but you are also not required to upgrade it (unless you are converting the basement to a bedroom, which would trigger a full alteration permit). However, if you are upgrading a basement bedroom's egress window, the new window must meet all dimensions. This is where homeowners slip up: they install a replacement window in the same opening size without checking whether that opening meets egress minimums, and later a home inspector or appraiser flags the violation. Best practice: measure your basement bedroom's window opening (width, height, sill height from floor), compare it to IBC minimums, and if it is borderline, consult the Dunwoody Building Department before ordering the replacement.

Dunwoody's permit process is online-first via the city's permit portal. Unlike some Georgia municipalities that still accept in-person applications, Dunwoody encourages digital submissions through their online system (accessible via the City of Dunwoody website). For work that DOES require a permit (e.g., opening-size changes, egress upgrades, or any work after DRB approval in a historic district), you submit an application online, upload supporting documents (plans, photos, product specs), pay the fee, and receive a permit number. Turnaround for a standard window-replacement permit (if needed) is 3–5 business days for staff review; complex applications or those requiring plan-check corrections may take 1–2 weeks. There is no inspection required for like-for-like replacement, so once your permit is issued (if needed), you can proceed immediately. Final inspection is waived because no structural change or new opening is involved. This is a key distinction: Dunwoody does NOT schedule a final inspection for like-for-like window work; you are trusted to install per manufacturer specs and code. If the city later discovers non-compliant installation (e.g., poor flashing, air leaks, or missing tempered glass near a door), enforcement is complaint-driven, not proactive.

One final local nuance: Dunwoody is located in the Piedmont region of Georgia, with Piedmont red clay and granite bedrock. This affects the home's original construction—many older Dunwoody homes (built pre-1980s) have wooden-frame windows with sill rot or frame damage due to moisture intrusion. When replacing these windows, pay attention to the header condition above the window. If the header (the beam that supports the wall above) has settled, warped, or rotted, a new window may not seat properly, and the frame may need sistering (reinforcement) or replacement. This is not a permit issue, but a contractor-coordination issue; if you hire a window company without a full inspection, they may miss this and install a window that leaks or fails prematurely. Have a structural contractor inspect the opening before ordering the window, especially in homes over 30 years old.

Three Dunwoody window replacement (same size opening) scenarios

Scenario A
Four casement windows, rear of home, same opening size, NO historic district—North Dunwoody ranch
You own a 1970s ranch home on a 0.5-acre lot in North Dunwoody, outside the Historic District boundary. All four rear bedrooms have casement windows (30 inches wide, 36 inches tall, sill height 30 inches from floor—well below the 44-inch egress minimum). You want to replace all four with new vinyl casement windows of identical dimensions, same hardware type, same glass thickness. Your neighbor's contractor recommended the work because the existing frames are rotting and the seals are failing. No permit is required under Georgia Code § 43-41-2 because the opening size is not changing, the operable type is not changing, and egress compliance is already met (sill is low). You can order and install the windows yourself or hire any contractor. Cost is typically $300–$700 per window installed (total $1,200–$2,800 for four windows) plus any frame reinforcement if the header is damaged (additional $500–$1,500). Timeline: 1–2 weeks from order to final installation. No inspections, no permits, no city interaction. The Georgia Energy Code requires these windows to have a U-factor of 0.65 or better, which most modern replacement windows meet; verify this in the product spec sheet when ordering. Document the U-factor receipt for your records. After installation, caulk the exterior frame perimeter with polyurethane sealant (not silicone—it does not adhere well to vinyl) to prevent water infiltration, which is critical in Georgia's warm-humid climate.
No permit required | Exemption: Same opening, same operable type, egress already met | $300–$700 per window installed | $1,200–$2,800 total project cost | $0 permit fees | No inspection required | Owner-builder allowed
Scenario B
Two kitchen windows, same opening, Historic District home—Downtown Dunwoody Federal-style cottage
Your 1920s cottage sits in the Dunwoody Historic District, and the kitchen has two 24-inch-wide, 30-inch-tall double-hung wood windows with divided lites (many small panes per sash). The frames are failing, the glazing compounds are brittle, and the windows no longer seal. You want to replace them with modern vinyl double-hung windows of the same dimensions but without the divided-lite pattern—you prefer a single large pane per sash for better views and easier cleaning. Because your home is in the Historic District, you must obtain Design Review Board approval BEFORE you order or install anything. You contact the City of Dunwoody Planning Department and request a Design Review application. You submit photos of the existing windows, the proposed window specs (vinyl, 24x30, single-lite, white color), and a brief description of why you are replacing them. The DRB reviews your application at its next monthly meeting (1–3 weeks from submission). The DRB will likely reject a single-lite design because it does not match the original divided-lite pattern, which is a character-defining feature of Federal-style homes. They will require you to specify divided-lite windows (either true divided lites with muntins, or fake muntins on the glass face—both are acceptable for cost and maintenance reasons). You revise your application to show divided-lite vinyl windows (or wood windows if you want authenticity), resubmit, and the DRB approves at the next meeting (another 1–3 weeks). Total Design Review timeline: 4–8 weeks. Design Review fee: $250–$400 (city fee). Once approved, you receive a Design Review Certificate. Because the windows are same-size and same-operable-type, no building permit is required—but you must keep the Design Review Certificate on file and show it to any future home inspector, appraiser, or lender if asked. If you install the windows without DRB approval and a neighbor complaints or the city conducts a historic-district audit, you face a $500–$1,500 violation notice and an order to replace non-compliant windows at your expense (often $200–$400 more). Total cost: $1,500–$3,500 for windows plus Design Review approval.
Design Review Board approval required | Historic District overlay | 4–8 weeks for DRB approval | $250–$400 Design Review fee | Divided-lite design required (true or simulated muntins) | No building permit required after DRB approval | $1,200–$2,800 windows plus DRB cost | Owner-builder allowed for installation (but DRB approval is mandatory)
Scenario C
Basement bedroom egress window, opening enlargement, same opening size claim—West Dunwoody split-level
Your split-level home on the west side of Dunwoody has a finished basement bedroom with a small horizontal slider window (20 inches wide, 14 inches tall, sill height 50 inches from the floor). This window does NOT meet egress code because the sill is too high (over 44 inches), the opening is too small (under 5.7 sq ft), and the height is less than 24 inches. You want to replace it with a larger window to meet egress requirements: a 32-inch-wide, 36-inch-tall horizontal slider with sill height of 36 inches. You claim this is a 'same-size opening' replacement, but the opening is actually changing (both width and height are increasing, and sill height is lowering). This DOES require a permit. You contact the City of Dunwoody Building Department, submit a permit application with the window specs, photos, and a note that you are upgrading egress for a bedroom. The permit fee is $150–$250 (typically based on project valuation or a flat rate for window work). The Building Department reviews the plans (1–3 days) and issues the permit. However, because you are enlarging the opening, a framing inspection may be required to verify that the header above the new opening can support the load. You hire a contractor, they frame the new opening, and you request a framing inspection (the city schedules this within 3–5 business days). The inspector verifies that the header is properly sized and fastened. Once the framing inspection passes, you install the egress window. The Building Department does NOT conduct a final inspection for window work (it is assumed the homeowner or contractor will verify proper installation), but you must keep the permit on file for the next 7 years in case a future appraiser or lender asks. If you do NOT pull a permit and the city discovers the unapproved opening enlargement (via complaint or code audit), you face a stop-work order, a fine of $500–$1,500, and a demand to pull a retroactive permit plus rework fees (total $300–$800 additional). Total cost for permitted work: $3,000–$5,000 (window plus framing and permit).
Permit REQUIRED—opening size change | Egress upgrade (enlargement) | $150–$250 permit fee | Framing inspection required (included in permit) | 1–2 weeks turnaround | $3,000–$5,000 total project cost | Stop-work fine risk: $500–$1,500 if unpermitted | Header sizing verification mandatory

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Historic District Design Review in Dunwoody—what the board actually cares about

The Dunwoody Historic District Design Guidelines (adopted by the city in 2008 and updated periodically) specify that windows in historic homes must maintain or be compatible with the original design in terms of profile, material, color, and divided-light pattern. The DRB is not trying to prevent you from upgrading your windows—they are trying to preserve the architectural character of the streetscape. For early-1900s homes (Colonial Revival, Federal, Craftsman), the DRB expects true divided lites (wooden muntins separating small panes) or, more commonly today, high-quality simulated divided lites (muntins applied to the glass surface). Vinyl windows with muntins are acceptable and often preferred for maintenance (no rotting wood frames). For mid-century homes (1950s–1960s), the DRB is more flexible and may accept single-pane windows or aluminum frames if they match the original proportion and color.

When you submit a Design Review application, the city will ask for the following: a completed application form (free, downloadable from the city website), photos of the existing window from the street and up close, the proposed window specs (material, color, dimensions, divided-lite pattern if any), and the manufacturer's product sheet. You do not need architectural drawings; a photo and product spec sheet are sufficient. The DRB will typically request one round of revisions (e.g., 'Please specify wood-clad windows instead of vinyl' or 'The color must be white, not tan'). Budget 2–4 weeks for approval after a complete submission.

If the DRB denies your application (rare, but possible if the design is far outside the guidelines), you have the right to request a public hearing with the full board (not just staff review). This adds 4–8 weeks and is typically a last resort. Most homeowners find that a modest revision (e.g., switching from single-lite to simulated divided-lite) gets approval on the second submission. Cost for professional help (an architect or designer to create a compliant design): $300–$800. Cost for the city Design Review fee itself: $250–$400. Total for Design Review approval, end-to-end, is typically $500–$1,200 if you revise once and need professional help.

Egress windows and basement bedrooms—the rule that trips up homeowners

Many Dunwoody homeowners finish basements and add bedrooms without understanding egress requirements. The rule is simple but strict: every bedroom must have at least one egress window or door that allows a person to exit in an emergency without going through the rest of the home. For basement bedrooms, the egress window must meet IBC 1010.1 minimums: net openable area of at least 5.7 square feet (or 5.0 sq ft if the basement is below-grade for less than half its area), minimum width of 20 inches, minimum height of 24 inches, and sill height of 44 inches or less from the interior floor. If your basement bedroom window does NOT meet these minimums and you never obtained a permit for the bedroom conversion, the room is technically not a legal bedroom. When you try to sell the home, the real-estate appraisal will note the missing egress, and the buyer's lender may require you to upgrade the window or remove the bedroom designation before closing.

If you are replacing a basement bedroom egress window with the same opening size and the existing window already meets the minimums (e.g., sill is at 30 inches, opening is 24x36 inches), no permit is required. However, if the existing window is sub-code and you are NOT upgrading it, the violation persists, and you should disclose it to future buyers. If you ARE upgrading the egress window to meet code, you must pull a permit because the opening is changing. The permit cost is $150–$250, and the window cost is typically $400–$800 plus installation. Tempered glass is not required in basements unless the window opening is within 24 inches of a door or water source (bathtub, shower); in a typical basement bedroom, tempered glass is optional but recommended for safety.

A common mistake: homeowners order a replacement window from a big-box retailer and specify 'same size as existing' without measuring the opening to code. The new window is delivered and installed, and then a home inspector (during a pre-sale inspection or appraisal) measures the opening and discovers it is still sub-code. The homeowner then faces an emergency upgrade or a sales delay. Always measure and verify egress dimensions before ordering. If you are unsure, email the Building Department or call and ask. The staff will clarify whether your opening meets code and whether a permit is needed.

City of Dunwoody Building Department
41 Perimeter Center East, Dunwoody, GA 30346
Phone: (770) 551-6900 (main city line; confirm building department extension) | https://www.dunwoodyga.gov/permits-inspections (online permit portal; verify current URL via city website)
Monday–Friday, 8:00 AM–5:00 PM ET

Common questions

Do I need a permit to replace a window that is the same size as the old one?

No, provided your home is NOT in the Dunwoody Historic District, you are NOT changing the operable type (e.g., casement to slider), and you are NOT altering egress compliance (e.g., raising a basement bedroom sill). If all three are unchanged, the replacement is permit-exempt under Georgia Code § 43-41-2. If your home is in the Historic District, you still do not need a building permit, but you MUST obtain Design Review Board approval from the Planning Department before beginning work (2–4 weeks, $250–$400 fee).

How do I know if my home is in the Dunwoody Historic District?

Check the city's zoning map or GIS parcel map on the City of Dunwoody website (www.dunwoodyga.gov). Search your address and look for an overlay labeled 'HD' (Historic District) or check the property details. If you are unsure, call the Planning Department at (770) 551-6900 and ask. Historic District homes are typically clustered in downtown Dunwoody and surrounding older residential neighborhoods (Kingsley, Toney, Azalea Drive areas), but it is always best to verify your specific address.

What is the U-factor requirement for replacement windows in Dunwoody?

Dunwoody adopts the Georgia Energy Code, which requires windows in Climate Zone 3A (warm-humid) to have a U-factor of 0.65 or better. This is a performance standard, not a permitting threshold; you do not need a permit to verify compliance, but your window must meet this standard. Check the manufacturer's product specification sheet (usually found on the window label or packaging) and keep the documentation on file. Most modern replacement windows from national brands meet this standard.

My basement bedroom has a small window with a high sill. Do I need to upgrade it to meet egress code?

No, you are not required to upgrade an existing non-compliant egress window unless you are remodeling the bedroom or the city specifically orders you to. However, the room is not a legal bedroom, and a lender or appraiser may flag this during a sale or refinance. If you plan to sell, upgrading the egress window (a permit-required project, cost $3,000–$5,000 with framing and installation) will remove the violation and increase your home's value. If you are not selling, you can leave it as-is, but disclose the issue to future buyers.

Can I install window replacement work myself, or do I need a licensed contractor?

Georgia Code § 43-41 allows owner-builders to perform alterations (including window replacement) without a licensed contractor. However, if a permit is required (e.g., egress upgrade, opening enlargement, or Design Review approval in a historic district), the permit application may require the contractor's license number if you hire someone; if you DIY, you list yourself as owner-builder. Either way, the work must comply with code. For like-for-like replacement, no license is required, and you can DIY if you are comfortable with the installation and caulking.

How long does a Design Review for windows take in Dunwoody?

Design Review turnaround depends on the completeness of your application. If you submit a complete application (photos, product specs, window description) with no requests for revisions, approval is typically 2–4 weeks (usually one DRB meeting cycle). If the DRB requests modifications (e.g., divided lites instead of single-pane), you revise and resubmit, adding another 2–4 weeks. Plan on 4–8 weeks total for a first-time applicant. If you need professional help from a designer to make the application compliant, allow extra time for their review.

What happens if I replace windows in the Historic District without Design Review approval?

If a neighbor or the city discovers non-compliant windows (e.g., single-pane windows in a home that requires divided lites), you will receive a code-violation notice with a 30–60 day cure period. You must either obtain retroactive Design Review approval (typically granted if the windows are still repairable or replaceable) or remove and reinstall compliant windows at your expense. Fines range from $500–$1,500, and the cost to replace windows a second time can be $1,200–$2,800. The lesson: always get DRB approval BEFORE ordering or installing in a historic district.

Are tempered windows required when replacing windows near a door or shower?

Yes, per Georgia building code (based on IBC 2406.4), tempered or laminated glass is required within 24 inches of a door or within 60 inches of a bathtub or shower enclosure. If you are replacing a window in a bathroom within this zone, specify tempered glass. Most replacement window companies can add tempered glass for a modest upcharge ($50–$150 per window). For windows in non-bathroom locations, tempered glass is not required, though it is recommended for safety (children, pets) and impacts resistance.

What should I do if my old window frame has rot or damage—is that a permit issue?

No, frame rot is a maintenance or repair issue, not a permit threshold. However, if the rot is severe and the frame cannot support a new window, you may need to sissy (reinforce) or replace the header, which could involve a small framing permit (cost $100–$300 additional). Have a contractor inspect the frame before ordering the window. If sissy work is needed, notify the Building Department; they may require a brief plan or just a sign-off from the contractor. For minor rot or surface damage, caulking and painting address the issue without permits.

Can I claim my window work is 'maintenance' and skip a permit?

Only if the work is truly like-for-like: same opening size, same operable type, no structural change. If you are enlarging the opening, changing from double-hung to casement, upgrading egress, or working in a historic district, the work is an alteration, not maintenance, and a permit (or Design Review) is required. The distinction matters because the city and insurers interpret 'maintenance' narrowly; when in doubt, ask the Building Department before starting work.

Disclaimer: This guide is based on research conducted in May 2026 using publicly available sources. Always verify current window replacement (same size opening) permit requirements with the City of Dunwoody Building Department before starting your project.

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