Unincorporated Dawson County

Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change occupancy of a building or structure, or install, enlarge, adjust, repair, remove, convert, or replace regulated electrical, gas, mechanical, or plumbing systems

• Exempt One-story detached residential accessory structures used as tool and storage sheds, playhouses, and similar uses not over 200 square feet
• Exempt One-story detached accessory structures in commercial or industrial zoning districts not greater than 120 square feet
• Exempt Fences not over 7 feet high
• Exempt Retaining walls not over 4 feet in height unless supporting a surcharge or impounding specified liquids
• Exempt Water tanks supported directly on grade up to 5,000 gallons with qualifying height-to-width ratio
• Exempt Sidewalks and driveways not more than 30 inches above adjacent grade, not over any basement or story below, and not part of an accessible route
• Exempt Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work
• Exempt Prefabricated swimming pools less than 24 inches deep and installed entirely above ground
• Exempt Shade cloth structures for nursery or agricultural purposes, excluding service systems
• Exempt Swings and other traditional playground equipment accessory to detached one- and two-family dwellings
• Exempt Window awnings in Group R-3 and U occupancies meeting code limits
• Exempt Non-fixed and movable fixtures, cases, racks, counters, and partitions not over 5 feet 9 inches high
• Exempt Buildings and structures specifically regulated and preempted by the federal government
• Exempt Temporary buildings or sheds used exclusively for construction purposes
• Exempt Mobile or modular structures used as temporary offices, subject to accessibility requirements
• Exempt Electric-utility structures directly involved in generating, transmitting, or distributing electricity
• Exempt Temporary sets, assemblies, or structures used in commercial motion picture or television production and sound recording equipment
• Exempt Minor electrical repair work such as replacing lamps or connecting approved portable equipment to approved permanently installed receptacles
• Exempt Temporary systems used to test or service electrical equipment or apparatus
• Exempt Portable heating appliances; certain minor gas replacements; portable ventilation equipment; portable cooling units; certain piping within heating or cooling equipment; replacement of parts that do not alter approval or safety; portable evaporative coolers; and qualifying self-contained refrigeration systems
• Exempt Limited plumbing repairs such as stopping leaks, clearing stoppages, repairing leaks in pipes, valves, or fixtures, and removing and reinstalling water closets, so long as the work does not require replacing concealed piping or rearranging valves, pipes, or fixtures

Building code

Dawson County Code Chapter 105 adopts the Georgia State Minimum Standard Codes as adopted and amended by DCA. Standards include the IBC and IRC family with Georgia amendments, 2015 IECC with Georgia amendments, and 2020 NEC with Georgia amendments. County inspection resources page posts 2024 international code changes and 2026 Georgia NEC amendments

Permit validity

Applications are deemed abandoned after 180 days unless pursued in good faith or extended. Issued permits become invalid unless work begins within 180 days, if work is suspended or abandoned for 180 days, or if 180 days pass without inspections. The building official may grant written extensions of up to 180 days each for justifiable cause

Owner-builder

The owner-builder exemption is requested under O.C.G.A. 43-41-17, is limited to property owned by the applicant, is for occupancy solely by the owner and family, firm, or corporation and its employees, not for use by the general public and not offered for sale or lease, and requires direct onsite supervision by the owner

Contractor requirements

All contractors and subcontractors must have a current business registration or signed affidavit associated with permits to receive inspections. County residential application materials require business license, Georgia state contractor license, and electrical, plumbing, and HVAC subcontractor affidavits. Residential contractors performing work over $2,500 must be licensed by the Georgia State Licensing Board for Residential and General Contractors

1. 01
   Confirm the parcel is in unincorporated Dawson County and identify the correct permit type
2. 02
   Create or use a Citizen Self Service account if submitting online
3. 03
   Submit a complete application with all required supporting materials
4. 04
   Wait for county review. Complete residential applications have a minimum 4-day review period; commercial projects require a minimum 14-work-day review period for first review
5. 05
   Respond to review comments and resubmit corrected stamped plans and hard copies if necessary
6. 06
   Pay applicable fees before permit issuance
7. 07
   After permit issuance, post the permit at the site, request inspections by email or through the portal, and obtain final approval and Certificate of Occupancy or Certificate of Completion

Typical processing time: Residential complete applications: minimum 4-day review period. Commercial first reviews: minimum 14 work days

County accepts online portal payments, cash, checks, and credit cards. Credit cards carry a 2.5% convenience fee. Payments cannot be processed after 4 p.m. except through the online permit and licensing portal, which is available 24/7

Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.

• Email inspectionrequests@dawsoncountyga.gov (email)
• Use the Citizen Self Service Portal (phone)

Time windows

Inspections are typically conducted within 72 hours of the request

Typical sequence: Preliminary review as needed, lot grading if required, footing and foundation, concrete slab and under-floor, lowest floor elevation in flood areas, framing, lath or gypsum board where applicable, weather-exposed balcony or walking-surface waterproofing where applicable, fire and smoke penetration protection, energy efficiency, final inspection, and flood hazard documentation before final in flood areas. Residential inspections also include rough MEP, rough framing, insulation, temporary power to permanent conversion, and final mechanical, electrical, plumbing, and building inspections

Source: Dawson County Planning and Development ↗