Thinking about refreshing your Irving kitchen? Before you pick paint colors, make sure you understand which updates need permits and how the process works. A smooth permit path protects your safety, your budget, and your resale value. In this guide, you’ll get a simple, step-by-step checklist tailored to Irving plus key links, timelines, and tips to pass inspections the first time. Let’s dive in.
What needs a permit in Irving kitchens
Most cosmetic updates do not need a building permit. You can typically replace cabinets in the same spot, swap countertops, paint, or change flooring without permits if you are not moving or modifying systems.
Permits are commonly required when you alter systems or structure. That includes moving or adding plumbing lines, relocating gas piping, adding new electrical circuits or outlets, installing or changing ventilation, or modifying load-bearing walls. The City of Irving lists electrical, plumbing, and mechanical work as permit-required. Review the city’s homeowner guidance under Do I need a permit to confirm your scope is covered by a permit. See the city’s overview at the Residential Permits page: Irving residential permits.
Who can apply for permits
Irving allows an owner-occupant to pull certain residential permits only if the property has a Dallas Central Appraisal District homestead exemption on file. Otherwise, licensed and city-registered contractors must apply for trade permits. Check the Residential Checklist for details on homeowner eligibility: Irving Residential Checklist. If you plan to pull your own permit, you can confirm your homestead status with DCAD: Dallas Central Appraisal District.
Licensed contractors must also be registered with the City of Irving to obtain permits. You can reference the city’s contractor registration requirements in the code portal: Irving contractor registration rules. Always verify state licenses too, such as TDLR electrician licensing and TSBPE plumbing licensing.
Permit types for a kitchen remodel
- Building permit for structural changes like moving or removing load-bearing walls. See fees and application links: Fees and Applications.
- Single-trade permits for electrical, plumbing, mechanical/ventilation, and gas work when you alter those systems.
Irving enforces adopted codes with local amendments, including the 2021 International Codes and updated electrical standards. You can review adopted editions and amendments here: Irving codes and ordinances.
How to apply in MGO (online portal)
Irving uses My Government Online for applications, plan uploads, payments, and inspections. You can apply, attach documents, pay fees, and schedule inspections in one place. The portal includes help guides and a mobile app. Learn how to use the portal here: Irving online permit instructions.
If you have a building permit and need to add a trade contractor, the city may require a quick email to the Inspections Department to validate the trade onto the permit. Follow the instructions on the portal page.
Documents you may need
Your submittal depends on scope:
- Trade-only work (like adding a circuit or moving a drain) usually needs a simple trade permit application. Full architectural plans are not normally required for like-for-like trade work.
- Structural changes require dimensioned plans and may need engineered letters or calculations when altering load-bearing elements. See the city’s checklist for what to include: Irving Residential Checklist.
- If you change the building envelope or certain mechanical systems, energy compliance forms may apply. Irving enforces the 2021 energy code with local amendments.
Inspections and timing
After permits are issued, you will schedule inspections through MGO. Rough inspections happen before insulation or drywall are installed. Typical kitchen inspections include rough and final for plumbing, electrical, and mechanical, plus framing and final building if you altered structure.
Same-day inspections must be requested in the portal before 6:00 a.m. on the business day you want. Portal how-tos and scheduling rules are here: Irving online permit instructions.
Costs and potential impact fees
Permit fees vary by scope. Irving publishes a consolidated fee schedule and updates rates periodically. For current amounts, check the city’s fees page: Government rates and fees. The city adopted impact fees effective July 15, 2024. Typical interior kitchen remodels on existing platted lots are not impacted, but ask the city to confirm whether your project is subject to any fee.
Risks of unpermitted work
Skipping permits can create safety hazards, void insurance, complicate resale, and trigger penalties or costly corrections. Irving enforces its adopted codes and ordinances. Keep a copy of your permits and passed inspections with your home records. You can review adopted codes here: Irving codes and ordinances.
Your simple Irving kitchen permit checklist
- Define your scope. Separate cosmetic tasks from system or structural work. Confirm what needs permits using the city’s guide: Irving residential permits.
- Decide who will apply. If you live in the home and have a DCAD homestead exemption, you may be able to pull certain permits. Otherwise, hire licensed, city-registered contractors. Check the Residential Checklist and verify with DCAD.
- Vet your trades. Confirm city registration and state licensing for electricians and plumbers. Verify insurance and have a detailed written scope. See TDLR requirements and TSBPE licensing.
- Apply in MGO. Submit applications, upload plans if structural, pay fees, and add trades as needed. Follow the portal steps: MGO instructions.
- Schedule inspections. Book rough inspections before walls close. Request same-day inspections before 6:00 a.m. in the portal. Keep inspection results.
- Keep records. Save permits, plans, and inspection approvals for insurance and future resale.
When to call the city
If you are unsure whether your scope needs plans, how local amendments apply, or whether any impact fee applies to your lot, contact Irving Inspections at 972-721-2371 or [email protected]. For portal issues, use MGO support at 866-957-3764.
Ready to align your remodel with your real estate goals
A permitted, documented kitchen upgrade can help you enjoy your home today and position you for a stronger sale tomorrow. If you are planning a remodel ahead of a purchase or listing in Irving, let’s map your timeline, budget, and resale strategy so every dollar works for your future. Connect with Chioma Ufodike to get started.
FAQs
Do you need a permit to replace cabinets or countertops in Irving?
- Typically no, as long as you do not move or modify plumbing, gas, electrical, mechanical, or structural elements.
Do you need a permit to move a sink to an island in Irving?
- Yes in most cases, because moving water, drain, or vent lines requires a plumbing permit, and you may also need electrical or gas permits depending on appliances.
Can an Irving homeowner pull their own electrical or plumbing permits?
- Only if you live in the home and have a DCAD homestead exemption; otherwise a licensed, city-registered contractor must pull those permits.
How do you schedule kitchen inspections in Irving?
- Use the MGO portal after your permit is issued and request same-day inspections before 6:00 a.m. on the business day needed.
Which building codes apply to Irving kitchen remodels?
- Irving enforces adopted editions with local amendments, including the 2021 International Codes and current electrical standards. Inspectors will use those codes during review and inspections.
