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The Building Permit File Is Part of the House

Writer: Bob Wiltse
Bob Wiltse
1 day ago
6 min read

Learn how to find open building permits in Massachusetts, review a home's permit history, and check a contractor before starting any work.


Bob Wiltse, REALTOR®

Research & Writing Assistant: Claude.ai

November 12, 2026


The building permit file is part of the house. It’s the town’s official record of what work was done and whether an inspector checked and approved it. If you’re buying or selling, get a copy early and read it carefully. Make sure every permit (building, electrical, plumbing, and gas) has a final sign-off, not just "issued."


Open permits or unpermitted work often show up late in a sale, when there’s little time to fix them. Sellers who get the file and close out open permits before listing can avoid surprises. Buyers who read it before making an offer know what they’re getting. If you’re hiring for a winter project, the name on the permit can affect your protection if something goes wrong.


The building permit file is part of the house. Open permits in Massachusetts can stall a sale.
The building permit file is part of the house. Open permits in Massachusetts can stall a sale.

What to look for in a home's building permit file


Your town’s building department keeps a file for each property, often available online. Here’s what to look for:


  • Check that visible work matches the permits on file. Projects like a finished basement, new kitchen, addition, deck, new roof, replacement windows, heat pump, or new electrical service usually require one or more permits. Compare what you see in the house to what’s in the file.


  • Look for a final sign-off. If a permit is marked "issued" but has no final inspection, it’s considered "open." This means the town never confirmed the work was finished to code.


  • Don’t forget trade permits. Electrical, plumbing, and gas permits are separate from the building permit, and each requires its own inspection.


  • Check who pulled the permit. The file will show if a licensed contractor or the homeowner applied.


The credentials and records, and what they do


  • Look for the building permit and inspection card. The permit authorizes the work, and the card records each inspection. A fully completed card is the best proof that the work was checked.


  • Construction Supervisor License (CSL). For work on one- and two-family homes that needs a building permit, a licensed construction supervisor or a registered design professional must oversee the job. Homeowners doing their own work may be exempt.


  • Home Improvement Contractor (HIC) registration. Contractors working on an existing, owner-occupied home with one to four units must register with the state. This does not apply to new construction, vacation homes, or investment properties.


  • Guaranty Fund and arbitration. The state fund can pay eligible homeowners up to $25,000 for actual losses if a registered contractor does not pay a court judgment or arbitration award. If you hire an unregistered contractor, you are not eligible. If you pull the permit yourself, you may not be eligible.


  • Homeowner exemption. Pulling your own permit is meant for work you manage yourself. You become responsible for code compliance, and if you hire anyone, you act as the supervisor.


Questions to ask


  1. Seller: "Which projects were done while you owned the home, and were they permitted and finaled?"


  2. Building department: "Are there any open or expired permits on this property?"


  3. Contractor: "What are your CSL and HIC numbers, and will you pull the permit in your name?"


  4. Contractor: "Who will pull the electrical, plumbing, and gas permits?"


  5. Home inspector: "Is checking permit history part of your scope, or should I check with the town?"


  6. Your attorney: "How should open permits be handled in the purchase agreement?"


Red flags


  • Major updates with no permits on file.

  • A permit with no final inspection, especially years old.

  • A contractor who asks you to pull the permit "to save time."

  • A request for more than one-third of the price up front, or no written contract on a job over $1,000.

  • Finished walls hiding work that was never inspected, such as a basement bath.


If you're buying


Request the permit history early, compare it to the house, and talk to your attorney about what to do if there is open or unpermitted work.


If you're selling


Get your own permit file before you list your home. Close out any open permits while you still have time, and collect contracts, warranties, and inspection cards.


The Massachusetts angle: open building permits and state rules


  • Code: Under the state building code, a permit becomes invalid if work doesn't start within 180 days of issue, or stops for 180 days. The building official can grant written extensions of up to 180 days each, requested before the deadline (780 CMR 105.5).


  • Code: A licensed construction supervisor or registered design professional must oversee permitted work on one- and two-family homes, except for qualifying homeowners. Out-of-state licenses aren't recognized.


  • Law: Home improvement contracts over $1,000 must be in writing (M.G.L. c. 142A).


  • Best practice: Pay no more than one-third up front unless special-order materials are needed, as the state recommends. Also, verify the contractor’s registration on the MA Contractor Hub.


  • Local example: Southborough's open-permit policy treats permits with no action for 180 days as abandoned; if corrections are needed, a new permit and current code may apply. It asks for records requests at least two weeks before closing. In Middlesex County, Wayland's homeowner-exemption form makes the owner sign that they assume full responsibility for code compliance.


Your town may have stricter rules. Cities and towns set their own energy code tier, and many have local bylaws, board of health rules, zoning, and building or fire department policies that go beyond state code. Always check with your local building department, board of health, or fire department.


Bottom line


The permit file tells the story the walls can’t. If you’re buying, read it before you commit. If you’re selling, make sure it’s in order before you list. If you’re hiring, check the license, registration, and whose name is on the permit.FAQ


How do I find out if a house has open permits in Massachusetts? Ask the town building department for the property’s permit file. Many towns post permits online, but some require a records request, which can take time. Look for permits marked as issued but with no final inspection. Also, check separate electrical, plumbing, and gas permits, since each has its own inspection.


How long is a building permit good for in Massachusetts? Under 780 CMR 105.5, a permit becomes invalid if work doesn't start within 180 days or stops for 180 days. The building official can grant written extensions of up to 180 days each if you ask before the deadline and show good cause. Towns may handle old open permits differently.


Should I pull the permit myself or have my contractor do it? If you hire a contractor, it’s usually safer to have them pull the permit. The state says homeowners who pull their own permit may not be eligible for the Guaranty Fund, and arbitration requires the contractor to pull it. If you pull the permit yourself, you also take on responsibility for code compliance.


How do I check if a contractor is registered in Massachusetts? Search the contractor’s name or number on the state’s MA Contractor Hub. Registration is required for work on existing, owner-occupied homes with one to four units. For permitted work on one- and two-family homes, also ask for the Construction Supervisor License number of the person overseeing the job.


What is the Massachusetts Home Improvement Guaranty Fund? This state fund can pay eligible homeowners up to $25,000 for actual losses if a registered contractor does not pay a court judgment or arbitration award. If you hire an unregistered contractor, you are not eligible. The fund covers existing, owner-occupied homes with one to four units, but not new construction or vacation homes.


Sources

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f you’re wondering whether an old open permit might slow down your sale, or what’s really behind that finished basement, I can help. I help buyers understand what they’re looking at and help sellers get their homes ready for the market. Call or text me at 978-793-1719, or visit bobwiltse.com.


Disclaimer: This article is general information, not professional engineering, legal, health, or code-compliance advice. Codes change and vary by town. Consult licensed professionals and your local building department, board of health, or fire department before making decisions about your home.


Bob Wiltse is a REALTOR® with eXp Realty and a former licensed construction supervisor. Because where and how you live matters.

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