After water damage, rebuilding usually involves drywall, paint, flooring and sometimes plumbing or electrical repairs. Whether you need a permit depends on what you are doing. This guide summarizes what the City of Dana Point says, and it is not legal advice. Ask the city's building division about your project.
Our crews handle drying and cleanup and coordinate rebuild scope. If a repair needs a permit, the permit holder must be the owner or a licensed contractor, and the city's rules decide.
What the City Says About Permits
The city says it requires permits for nearly all construction, including bathroom and kitchen renovations, deck repairs and additions or alterations to structural components. It lists 14 categories of exempt work under Section 105.2 of the California Building Code as amended by the city.
Among those, painting, papering, tiling and carpeting are exempt when they involve no electrical, mechanical or plumbing work. Exempt work can still need separate plumbing, electrical or mechanical permits. Some areas, including bluff-top lots, flood plain properties and the Town Center, have additional requirements.
| Repair work | Permit question | Why |
|---|---|---|
| Painting and carpet replacement | Often exempt | No electrical, mechanical or plumbing involved |
| Replacing a few drywall sheets | Ask the city | Scope and structure matter |
| Replacing a supply line or fixture | Plumbing permit may apply | Plumbing work has its own rules |
| Rewiring after water reached outlets | Electrical permit may apply | Electrical work has its own rules |
| Rebuilding walls or framing | Likely required | Structural alteration |
| Bluff-top or flood plain lot | Extra requirements | City notes additional rules |
Permit rules vary by project. Confirm with the city's building division.
Planning a Rebuild?
Call to talk through scope and what usually needs approval.
Who Can Pull a Permit
According to the city, a permit can be obtained by a California-licensed contractor in good standing, who must show proof of workers' compensation insurance if they have employees. It can also be pulled by an owner-builder or contractor proxy, or by a homeowner of record who lives or intends to live in a one- or two-family dwelling and does the work themselves.
The California Contractors State License Board says a license is required for work costing $1,000 or more in labor and materials, advises you to check a contractor's license on its website and recommends a detailed written contract. If a company asks for a large payment upfront, ask the board what is allowed before you sign.
Source type: City of Dana Point Help for Homeowners page and California Contractors State License Board guidance, accessed October 2026.
Unpermitted Work Does Not Go Away
The city says it has no grandfather clauses and that the current owner is responsible for resolving unpermitted work, even after a foreclosure, short sale, flip or probate sale. The process starts with a special investigation permit to establish the extent of the work, followed by plans for review. The city recommends checking permit history before close of escrow.
For a water damage repair, that means a tidy paper trail matters. Keep the written scope, the contractor's license number, permits and inspection records. If you buy a home that has been repaired, ask for the same documents.
Records Worth Keeping
Keep the permit card, final inspection sign-off, contractor invoice with the license number, before and after photos and the moisture readings from the drying stage. These records answer most questions from insurers, buyers and inspectors. Store them with your closing documents, since they are easy to lose when a project ends.
How Repair Scope Is Set
The sequence is drying first, then repair. A crew documents what was removed and why, and a repair scope lists what will be replaced. Water damage repair covers drywall, trim, flooring and paint. If plumbing or electrical work is involved, those trades are separate and may need permits.
If you live in San Juan Capistrano or Mission Viejo, those cities have their own rules, so ask your city. The permit answer in one town does not apply in another.
Questions to Ask Before Work Starts
- Is this work exempt, and who confirmed it?
- Does any part involve plumbing, electrical or structural changes?
- Who pulls the permit, and what is their license number?
- What is the payment schedule, and what does the written contract say?
- What records will I get when the work is finished?
Where Drying Fits
Drying and extraction do not usually need a permit, because they involve removal of water and wet materials, not construction. But demolition of walls and removal of wet drywall may have rules in some cases, so ask the city if you are unsure. Water mitigation comes before the permit question for most homeowners.
Local Questions
Do I need a permit to replace drywall after a leak?
It depends on scope. Painting and carpeting are often exempt, but other work may not be. Ask the Dana Point building division about your project.
Can I pull the permit myself?
A homeowner of record who lives in a one- or two-family home and does the work personally can in some cases. The city lists the conditions.
What if I buy a house with unpermitted repairs?
The city says the current owner is responsible for resolving unpermitted work. Check permit history before close of escrow.
Does the restoration company pull permits?
Drying and extraction usually do not need one. For repair work that does, a licensed contractor or the owner pulls it, depending on the project.