Georgia Owner-Builder Permit Guide

Georgia offers an excellent environment for owner-builders, combining reasonable building codes, clear owner-builder exemptions, and a growing economy. From the mountains of North Georgia to the coastal areas, the state provides diverse building opportunities with manageable permitting processes.

Georgia Building Code Overview

Georgia has a mandatory statewide minimum building code, with local jurisdictions allowed to adopt more stringent requirements.

Current Code Adoption (2025)

2018 International Residential Code (with Georgia amendments)
2018 International Energy Conservation Code
2020 National Electrical Code with Georgia amendments
2018 International Plumbing Code
2018 International Mechanical Code

Georgia updates codes on a 3-year cycle, typically 2-3 years behind current IRC releases.

Key Georgia Amendments

Termite Protection: Required statewide (Georgia is 100% termite zone)
Foundation Requirements: Clay soil considerations in Metro Atlanta area
Energy Code: Moderate requirements (Climate Zone 3A)
Electrical: Close adherence to NEC with minimal amendments
Smoke Alarms: Hardwired and interconnected required

Regional Variations

Climate Zones:

Zone 3A: Most of Georgia (moderate climate)
Zone 2A: Southern coastal areas (warmer, more humid)

Special Considerations by Region:

North Georgia Mountains: Frost depth requirements (12-18 inches), potential for seismic considerations in extreme north
Metro Atlanta: Expansive clay soils require engineered foundations in many areas
Coastal Georgia: Higher wind loads (110-130 mph), flood zone considerations
South Georgia: High termite pressure, humidity control critical

Georgia Owner-Builder Laws

Georgia has strong owner-builder protections under state law.

Legal Rights (O.C.G.A. § 43-41-17)

Property owners may:

Construct or improve single-family residence on property they own
Pull permits as owner-builder without contractor license
Perform work themselves or hire unlicensed labor for certain tasks
Act as their own general contractor

Critical Restrictions

Owner-Occupancy Requirement:

Must occupy or intend to occupy as primary residence
Cannot build spec homes for immediate sale
Must hold property for reasonable period (varies by jurisdiction, typically 12 months)

One Home Per Year Limit:

Can only pull one owner-builder permit per year
Prevents unlicensed contracting under owner-builder exemption

Licensing Requirements by Trade:

Must Be Licensed:

Electrical work: Must be performed by licensed electrician or under direct supervision
Plumbing work: Must be performed by licensed plumber or under direct supervision
HVAC work: Must be performed by licensed mechanical contractor in most jurisdictions

Owner Can Perform:

All structural work (framing, roofing, foundation)
Concrete, masonry
Drywall, painting, flooring
Finish carpentry, cabinetry
General construction labor

License Verification: Georgia Secretary of State - www.sos.ga.gov/plb

Liability and Insurance

Workers' compensation insurance not required for casual laborers
Liability insurance highly recommended
Consider builder's risk insurance (covers project during construction)

Permit Costs in Georgia

Georgia permit costs are moderate compared to other states.

Typical Fee Structure

Fees based on construction valuation:

Building Permit: $2-$6 per $1,000 of construction value Plan Review: Usually 50-65% of permit fee

County/City Examples (2,000 sq ft home, ~$300K value)

Fulton County (Atlanta):

Building permit: ~$1,800
Plan review: ~$1,200
Electrical/plumbing/mechanical (separate): ~$450
Total: ~$3,450

Gwinnett County:

Building permit: ~$1,500
Plan review: ~$900
Trade permits included
Total: ~$2,400

Forsyth County:

Building permit: ~$1,600
Plan review: ~$1,000
Trade permits: ~$300
Total: ~$2,900

Cobb County (Marietta area):

Building permit: ~$1,700
Plan review: ~$1,100
Total: ~$2,800

Cherokee County:

Building permit: ~$1,400
Plan review: ~$900
Total: ~$2,300

Chatham County (Savannah):

Building permit: ~$1,500
Plan review: ~$950
Coastal wind considerations
Total: ~$2,450

Rural Counties (example: Pike, Paulding, Barrow):

Building permit: ~$800-$1,200
Plan review: ~$500-$800
Total: ~$1,300-$2,000

Additional Fees

Impact fees: $2,000-$10,000 (varies dramatically by jurisdiction)
Water/sewer tap fees: $2,000-$8,000 (if municipal utilities)
Septic permit: $400-$800 (county health department)
Well permit: $200-$500
Grading/land disturbance: $300-$1,500 (if significant)
Driveway permit: $50-$200
Re-inspection fees: $75-$125 (after 2nd failure in some counties)

Processing Timelines

Georgia timelines are generally reasonable and improving with online systems.

Plan Review

Metro Atlanta Counties (Fulton, Gwinnett, Cobb, DeKalb):

First review: 15-25 business days
Resubmittal: 7-15 business days
Total to approval: 4-8 weeks

Other Urban/Suburban Counties:

First review: 10-20 business days
Total to approval: 3-6 weeks

Rural Counties:

First review: 5-15 business days
Total to approval: 2-4 weeks

Permit Issuance

Once approved: 1-3 business days in most counties

Permit Validity

Valid for 6-12 months without inspections (varies by jurisdiction)
Extensions available if work progressing
Expires if no activity for specified period

Energy Code Requirements

Georgia's energy code is moderate, reflecting Climate Zone 3A for most of state.

2018 IECC Requirements (Zone 3A - most of Georgia)

Insulation Minimums:

Wall: R-20 or R-13+5 continuous insulation
Ceiling: R-49
Floor (over unconditioned space): R-19
Basement walls: R-10 continuous or R-13 cavity

Windows:

U-Factor: 0.40 or less
SHGC: No requirement (or any in Zone 3A)

Air Sealing:

5 ACH or less (blower door test may be required)

HVAC:

Minimum efficiency standards apply
Duct testing required in most jurisdictions
Duct leakage: 8 CFM/100 sq ft or less

Coastal Georgia (Zone 2A)

Slightly less stringent insulation but similar windows and air sealing.

Compliance Methods

Prescriptive: Meet all minimum requirements (easiest for owner-builders) Performance: Use REScheck or similar software for trade-offs

Blower Door Testing

Required in many jurisdictions:

Cost: $300-$500
Tests air infiltration
Must meet 5 ACH or less

Inspection Requirements

Georgia has standard inspection requirements consistent across most jurisdictions.

Minimum Required Inspections

Footing/Foundation: Before pouring concrete
Underslab Plumbing: Before pouring slab
Foundation/Slab: After pour, before framing
Rough Framing: After framing complete, before insulation
Rough Electrical: Before covering walls
Rough Plumbing: Before covering (must pressure test)
Rough Mechanical: Before covering
Insulation: After installation, before drywall
Gas Line Test: If gas service installed
Final Building: All work complete
Final Electrical: All devices installed and operational
Final Plumbing: All fixtures installed and tested
Final Mechanical: HVAC operational and tested

Additional Inspections (as needed)

Structural framing: For engineered components
Fireplace/chimney: Multiple inspections
Septic system: Health department inspections (separate process)
Pool/spa: Multiple inspections if installing

Scheduling

Most counties use online scheduling (24-48 hours notice)
Some rural counties still use phone scheduling
Inspection windows: Usually AM (8-12) or PM (12-4)
Be present or have knowledgeable person present

Common Inspection Failures

Missing hurricane/seismic straps in required areas
Improper header sizing
Incorrect electrical outlet spacing (6 ft rule)
GFCI outlets missing in required locations
Plumbing vent issues
Improper insulation installation (gaps, compression)
Missing smoke/CO detectors

Special Georgia Considerations

Expansive Clay Soils (Metro Atlanta)

Metro Atlanta sits on expansive clay that causes foundation issues.

Affected Areas: Most of metro Atlanta, parts of North Georgia

Requirements:

Soils report recommended (sometimes required): $800-$2,000
Engineered foundation often required: $2,000-$4,000
Post-tension slab common: $8-$12/sq ft
Proper drainage critical

Cost Impact: $8,000-$20,000 additional for engineered foundation

Termite Protection

Georgia is 100% termite zone - take seriously.

Pre-Treatment Required (most jurisdictions):

Chemical soil treatment before slab pour
Licensed pest control operator
Cost: $500-$1,000
Or use pressure-treated lumber within 18" of grade

Post-Treatment Recommended:

Annual inspections: $75-$125
Bait stations: $500-$1,000 initial, $300-$500 annually

Coastal Considerations (Savannah, Brunswick, St. Simons area)

Wind Requirements:

Design wind speeds: 110-130 mph
Hurricane straps required
Enhanced roof attachment

Flood Zones:

Check FEMA maps before purchasing
Elevated construction required in many areas
Flood insurance can be expensive

Cost Impact: +$10,000-$30,000 for wind/flood compliance

Mountain Considerations (North Georgia)

Frost Depth:

Typically 12-18 inches depending on elevation
Footings must extend below frost line

Steep Slopes:

Engineering may be required
Foundation costs higher
Access can be challenging

Well Depth:

Mountain areas may require deeper wells
Cost: $20-$50/foot, depths 200-600 feet typical

Septic Systems

Many Georgia properties use septic.

County Health Department regulates:

Soil evaluation required first: $400-$600
Conventional system permit: $400-$800
Advanced system permit: $800-$1,500
Installation by licensed installer required
Timeline: 4-8 weeks from evaluation to approval

System Costs:

Conventional: $4,000-$8,000
Advanced: $10,000-$18,000

Wells

Requirements:

Licensed well driller required
Permit from county health department: $200-$500
Depth varies by region: 100-400 feet typical
Cost: $15-$30/foot
Total cost: $3,000-$15,000
Testing required: $150-$300

Top Counties for Owner-Builders in Georgia

1. Cherokee County (north of Atlanta)

Population: 266K
Strong growth, good infrastructure
Organized building department
Reasonable fees and timelines
Good land availability at various price points

2. Forsyth County (north of Atlanta)

Population: 251K
Affluent, well-managed
Excellent schools (if that matters)
Higher land costs but good values
Efficient permitting

3. Hall County (Gainesville area)

Population: 209K
Lake Lanier area
Good balance of urban and rural
Reasonable permitting
Growing economy

4. Oconee County (Athens area)

Population: 42K
College town proximity
Lower costs than metro Atlanta
Good quality of life
Active owner-builder community

5. Pickens County (North Georgia mountains)

Population: 33K
Mountain beauty
Lower land costs
More relaxed permitting
Growing retirement area

Counties to Approach with Caution

Fulton County (Atlanta proper):

Most complex permitting in Georgia
Highest fees
Longer timelines
However, strong resale market

DeKalb County:

Complex bureaucracy
Longer timelines
Higher fees

Key Resources for Georgia Owner-Builders

State Resources

Georgia Department of Community Affairs

www.dca.ga.gov
Building codes and standards
Code interpretations
(404) 679-4940

Georgia Secretary of State - Professional Licensing Boards

www.sos.ga.gov/plb
Verify contractor licenses
Electrician, plumber licensing boards

Georgia Environmental Protection Division

Septic and well regulations (administered by county health departments)

County Building Departments

Check individual county websites - most have online permitting portals.

Helpful Organizations

Home Builders Association of Georgia

www.hbag.org
Local chapters throughout state
Educational resources

Common Questions

Q: Can I save money as owner-builder in Georgia? A: Yes, typical savings 15-25% by managing project and doing finish work yourself. On $300K build, that's $45,000-$75,000.

Q: Can I get financing as owner-builder in Georgia? A: Possible but challenging. Local credit unions most flexible. USDA loans available in rural areas. Expect 20-25% down, higher rates.

Q: Do I need an engineer in Georgia? A: Not always required, but recommended for:

Metro Atlanta expansive soils
Mountain properties with slopes
Unusual designs or large spans
Stock plans with engineer stamp usually sufficient elsewhere

Q: How much do expansive soils add to cost? A: In metro Atlanta: $8,000-$20,000 for soils report, engineering, and enhanced foundation.

Q: Can I DIY electrical and plumbing? A: No, must be done by or under supervision of licensed tradesperson. You can assist and learn, but licensed person must oversee and sign off.

Georgia Owner-Builder Timeline

Typical timeline for 2,000 sq ft home in Georgia:

Months 1-2: Planning & Permitting

Land purchase: 2-8 weeks
Plans: 2-4 weeks
Permit review: 4-8 weeks

Month 2-3: Site Work

Clear and grade: 1 week
Septic: 1-2 weeks
Well: 1-3 weeks
Utilities: 1-2 weeks

Month 3-4: Foundation

Layout and footings: 1 week
Foundation pour: 1-2 weeks

Month 4-6: Framing

Frame walls and roof: 4-6 weeks
Windows/doors: 1 week

Month 6-7: Exterior

Roofing: 1-2 weeks
Siding: 2-3 weeks

Month 7-8: Mechanicals

Rough electrical, plumbing, HVAC: 3-4 weeks

Month 8-10: Interior

Insulation and drywall: 4-5 weeks
Paint: 2-3 weeks

Month 10-12: Finishes

Cabinets, flooring, trim: 6-8 weeks

Month 12-13: Final

Final inspections and punch list: 2-4 weeks

Total: 12-13 months (part-time owner-builder)

Full-time: 9-11 months possible

Final Thoughts for Georgia Owner-Builders

Georgia offers an excellent environment for owner-builders: reasonable codes, clear exemptions, moderate costs, and good economic conditions. Success factors:

Understand local soil - Metro Atlanta clay requires engineering
Budget for termites - Not optional in Georgia
Hire licensed trades - Electrical, plumbing, HVAC must be licensed
Plan for heat and humidity - Good AC, dehumidification, ventilation critical
Join local groups - Active owner-builder community, especially in growth counties

Whether building in the mountains, metro Atlanta, or coastal areas, Georgia's combination of opportunity and reasonable regulation makes owner-building achievable.

Last updated: November 2025. Verify current requirements with your local building department before construction.