Buying or renovating a home? One of the most overlooked—but critical—steps is confirming that all plumbing work has been properly inspected and signed off in BIS (Building Inspection Services). Without this official approval, you could face costly repairs, legal issues, or even failed home inspections down the line. In this guide, we’ll walk you through how to see if plumbing is signed off in BIS, step by step, so you can move forward with confidence.
What Does “Plumbing Signed Off in BIS” Actually Mean?
When contractors complete plumbing work—whether it’s a new installation, repair, or remodel—it must comply with local building codes. The Building Inspection Services (BIS) department (or your city/county equivalent) reviews the work to ensure safety, efficiency, and code adherence.
A “signed-off” plumbing job means:
A licensed inspector has examined the system.
All components meet current plumbing codes (like the International Plumbing Code).
Official documentation has been filed and approved.
💡 Did You Know? According to the National Association of Home Builders (NAHB), nearly 23% of home inspection failures are linked to unpermitted or unsigned plumbing work.
Why Verifying Plumbing Sign-Off Matters
Skipping this verification might seem harmless—until you try to sell your home, file an insurance claim, or face a leak caused by faulty installation. Here’s why it’s essential:
Legal Protection: Unsigned plumbing may violate local ordinances, risking fines.
Safety: Improperly installed pipes can lead to leaks, mold, or even sewage backups.
Resale Value: Buyers and lenders often require proof of code-compliant work.
Insurance Claims: Many insurers deny claims for damage from unapproved plumbing.
Step-by-Step: How to See If Plumbing Is Signed Off in BIS
Follow these concrete steps to verify plumbing approval in your area. While “BIS” may refer to different municipal departments depending on your location (e.g., Los Angeles uses “LADBS,” while others use “BIS”), the process is generally consistent.
Step 1: Identify Your Local Building Department
Start by determining which agency handles building permits in your city or county. Search online for:
Most U.S. cities now offer online permit portals (e.g., NYC’s DOB NOW, Chicago’s CHICAGO Building Portal).
Step 2: Locate the Property’s Permit History
Once on the official site:
Enter the property address or parcel number.
Look for sections labeled “Permit Search,” “Inspection Records,” or “Project History.”
Filter results by “Plumbing” or “Mechanical” permits.
✅ Pro Tip: Permits are usually tied to specific job types. A bathroom remodel might include separate permits for electrical, plumbing, and structural work.
Step 3: Check Inspection Status & Sign-Off
For each plumbing permit, review:
Permit Status: Should say “Issued,” “Final,” or “Closed.”
Inspection Dates: Look for entries like “Rough-in Inspection” and “Final Inspection.”
Inspector’s Signature or Digital Approval: This confirms sign-off.
If the status says “Open,” “Expired,” or “Failed,” the plumbing is not officially signed off.
Step 4: Request Physical or Digital Records (If Needed)
If records aren’t online:
Call or visit your local building department.
Provide property address and owner ID (if required).
Ask for a Certificate of Occupancy (C of O) or Plumbing Completion Certificate.
Many jurisdictions now email PDF copies within 1–3 business days.
Step 5: Verify Contractor Licensing (Optional but Recommended)
Cross-check the plumber’s license via your state’s contractor board (e.g., CSLB in California). Unlicensed work is rarely approved—even if it looks correct.
🔗 For more on building codes and standards, see the International Code Council (ICC), which develops the model codes adopted by most U.S. municipalities.
Common Red Flags That Plumbing Isn’t Signed Off
Watch for these warning signs during home tours or renovations:
Red Flag
What It Might Mean
No permit stickers on pipes or walls
Work was done without notification
Seller avoids discussing permits
Possible unpermitted work
Recent plumbing with no inspection records
Job may be incomplete or non-compliant
Water pressure issues or odd smells
Could indicate improper venting or drainage
What If Plumbing Was Never Signed Off?
Don’t panic—there are solutions:
Apply for a Retroactive Permit: Most cities allow “as-built” inspections for existing work.
Hire a Licensed Plumber: They can assess the system and bring it up to code.
Schedule a BIS Inspection: Pay the fee (typically $100–$300) and request a final sign-off.
⚠️ Note: Some older homes (pre-1980s) may be “grandfathered in,” but major modifications still require updates.
People Also Ask: Real Questions, Clear Answers
To align with search intent, here are actual queries users type into Google—and our expert answers.
Can I Sell a House with Unsigned Plumbing?
Technically, yes—but it’s risky. Most buyers require a clean inspection report. Lenders may refuse financing if permits are missing. Disclosing unpermitted work upfront is legally required in most states.
How Long Does BIS Take to Sign Off Plumbing?
Typical timeline:
Rough-in inspection: 2–5 business days after request
Final inspection: 3–7 days after rough-in passes
Digital sign-off: Often immediate; physical certificate may take 1–2 weeks
Delays happen during high-demand seasons (spring/summer).
Does Minor Plumbing Need a Permit?
It depends. Replacing a faucet? Usually no. Installing a new water heater, rerouting drain lines, or adding fixtures? Yes. When in doubt, check your local code—or just apply. Permits cost far less than future liabilities.
FAQ Section
Q1: What is BIS in plumbing context?
A: BIS stands for Building Inspection Services—the municipal department responsible for reviewing construction, including plumbing, to ensure compliance with safety and building codes. Names vary by city (e.g., LADBS in Los Angeles), but the function is the same.
Q2: How do I find out if my plumbing permit was approved?
A: Visit your city’s official building department website, enter your address, and search permit records. Look for a “Final” or “Closed” status with inspector approval notes.
Q3: Can a home inspector tell if plumbing is signed off?
A: Not directly. Home inspectors evaluate system functionality—not permit status. However, they may spot signs of unpermitted work (e.g., hidden shutoff valves, improper materials) and recommend checking BIS records.
Q4: Is unsigned plumbing covered by homeowners insurance?
A: Often no. If damage stems from unapproved plumbing, insurers may deny claims citing “failure to maintain code-compliant systems.”
Q5: Do I need a permit to replace a toilet?
A: In most U.S. cities, no—if you’re doing a like-for-like replacement without altering drains or supply lines. But if you’re moving the toilet or upgrading plumbing, a permit is likely required.
Q6: What happens if I never get plumbing signed off?
A: You risk fines, forced corrections, reduced property value, and complications during sale or refinance. In extreme cases, local authorities can issue stop-work orders or condemn parts of the structure.
Conclusion
Knowing how to see if plumbing is signed off in BIS isn’t just bureaucratic box-ticking—it’s a smart, protective move for your home, wallet, and peace of mind. Whether you’re buying, selling, or renovating, taking 15 minutes to verify permit status can save thousands in future headaches.
✅ Take action today: Pull up your local building portal and check your property’s records. 📤 Found this helpful? Share it on Facebook, Pinterest, or X (Twitter) to help fellow homeowners avoid plumbing pitfalls!
Remember: Safe plumbing isn’t just about pipes—it’s about protection, compliance, and confidence in your biggest investment.
Leave a Reply