Remodeling in Gilbert and want to avoid delays, re-dos, and surprise fees? You can, as long as you know how the Town’s online permitting portal works and what documents reviewers expect. Whether you are opening a wall, updating a kitchen, or adding a patio cover, getting your permit plan right up front saves time and stress. In this guide, you’ll learn what needs a permit, how to use Gilbert’s One Stop Shop, the documents to prepare, and what to expect from review to final inspection. Let’s dive in.
What needs a permit in Gilbert
Most residential remodels in Gilbert need a permit when work affects structure, trades, or life safety. Typical projects include structural changes, room additions, and removing or relocating load-bearing walls. New or moved plumbing, electrical, mechanical, or gas lines also trigger permits. Window or door replacements that change openings, kitchen or bath remodels with trade work, pools and spas, fences, patio covers, and detached accessory structures commonly require Town review and approval.
You will apply and track everything in the Town’s online portal, the One Stop Shop. Review the residential permit categories before you start so you choose the correct application type in the system. You can apply, pay fees, upload plans, read comments, and schedule inspections right in the portal. For the latest permit categories and portal guides, use Gilbert’s One Stop Shop resource page.
What to prep before you apply
Start with your HOA. A Town permit does not replace HOA approval, and many HOAs require written architectural approval for exterior work. Review your CC&Rs and ARC rules early using resources like this architectural request guidance.
Decide who will do the work. If you plan to hire a contractor, verify their Arizona ROC license and insurance using the Registrar of Contractors’ before you hire checklist and license classifications. If you plan to act as an owner-builder, confirm documentation requirements with the Town and note that jurisdictions often require specific owner-builder affidavits. Maricopa County’s permit FAQ shares general expectations for owner-builders that many local agencies follow.
Your One Stop Shop game plan
Create your account and pick the permit type
Register or log in to the Town’s portal and select the residential permit that matches your scope. The application will prompt you for contact information, property details, and scope notes. You will upload plans and pay any plan review deposit or fees to start review. Find links and how-tos on Gilbert’s One Stop Shop page.
Upload complete, code-ready documents
Gilbert enforces adopted building codes and performs electronic plan review. Submit a complete package to avoid resubmittals. Use the Town’s plan review guidance to confirm what drawings and technical details your project needs.
Respond to comments quickly
Reviewers post comments in the portal. Make corrections, upload revised sheets, and add a response letter that addresses each comment. The faster your responses, the sooner your plans can be approved. Track status in your portal dashboard throughout review.
Pull the permit and schedule inspections
Once approved, pay any remaining fees and the permit will be issued. Keep a copy of the approved plans available on site. Schedule inspections through the portal using Gilbert’s inspections page to understand what to expect.
Close out with final sign-off
After passing all inspections and any required re-inspections, the permit is closed. For additions or new habitable space, final approval is important for utilities, documentation, and future resale. You can confirm final status in your One Stop Shop account.
Required documents checklist
Bring a complete, clear set of documents to first submittal. Depending on scope, you will typically need:
- Completed online application in the One Stop Shop. Use Gilbert’s portal overview for steps.
- Site or plot plan with property lines, setbacks, easements, driveways, and the location of proposed work. See Town plan review guidance.
- Construction drawings and floor plans with dimensions and details. Engineered calculations or stamped plans may be required for structural work per Town checklists.
- Trade sheets for electrical, mechanical, and plumbing when those systems are changed. Confirm expectations in Gilbert’s plan review resources.
- Energy compliance documentation when required for envelope changes. Many projects use REScheck; learn more from the DOE’s REScheck tools.
- Proof of contractor license or owner-builder documentation. Verify licensing and scopes through the Arizona ROC license classifications.
Timeline and fees in Gilbert
Plan review timelines depend on workload, complexity, and the number of review disciplines involved. Gilbert has historically shared goals in the single to low double-digit business day range for residential reviews, but actual timing varies. For a realistic schedule, watch your portal status and build in buffer time. The Town’s update on permitting highlights process goals in this permit overview.
Permit and inspection fees vary by permit type and valuation. Gilbert approved Development Services fee updates in 2025, with changes taking effect July 1, 2025. Always check the current fee schedule or get an estimate in the One Stop Shop at submittal. You can review the Town’s fee update notice here: Development Services fees update.
If you anticipate inspections outside normal hours, review overtime and reinspection policies on Gilbert’s inspections page so you can budget accordingly.
Avoid common pitfalls
- Starting work before permits or HOA approval. Even with a Town permit, your HOA may require ARC approval. Skipping either can lead to stop-work orders, fines, or required removal. For clarity on permit vs HOA roles, this overview of CC&Rs vs permits is helpful.
- Submitting incomplete plans. Missing structural calculations, site plans, or energy documentation often triggers delays. Use the Town’s plan review checklists and forms to confirm requirements in advance on the planning and forms page.
- Overlooking energy code rules for windows and doors. Even small envelope changes can require REScheck. Review requirements early with the REScheck tool.
- Hiring unlicensed contractors. Always verify the license and ask for insurance. Start with the ROC’s before you hire guidance.
Quick homeowner checklist
- Confirm HOA rules and timelines using your CC&Rs and ARC process. Reference this architectural request guide.
- Verify your contractor’s Arizona ROC license and insurance. Use the ROC’s before you hire checklist.
- Prepare your submittal package: site plan, floor plans, trade sheets, structural details, and REScheck if required. Cross-check with Gilbert’s plan review guidance.
- Apply in the One Stop Shop, pay fees, and monitor review comments. Start at the portal resource page.
- Respond to comments quickly. Re-upload corrected plans and include a response letter.
- Schedule inspections in the portal, keep approved plans on site, and plan time for any re-inspections. See Gilbert’s inspections overview.
DIY or hire a pro
Some projects are owner-builder friendly, but many remodels involve structural, electrical, plumbing, or mechanical work. Those scopes require careful code compliance and often licensed trades. If you proceed as an owner-builder, confirm documentation requirements with the Town and plan to coordinate all inspections and corrections. If you hire, verify the ROC license and scope using the license classifications and the ROC’s before you hire guidance.
Ready to move from ideas to action with a plan that protects your budget and timeline? If you are remodeling ahead of a sale or want to buy a home you plan to improve, connect with Logan Lewis for local guidance and a clear path from permits to resale.
FAQs
Do I need a permit for a Gilbert kitchen or bath remodel?
- If you are adding or relocating plumbing, electrical, mechanical, or making structural changes, you will typically need a permit; apply and track it in Gilbert’s One Stop Shop and review the Town’s plan review guidance.
How long does Gilbert’s plan review take for a remodel?
- Timelines vary by workload and scope; Gilbert has shared general goals historically, but you should monitor your portal status and build in buffer time as noted in this permit overview.
Can I pull a Gilbert remodel permit as an owner-builder?
- Often yes, with specific documentation; confirm with the Town and review general owner-builder expectations in Maricopa County’s permit FAQ and the ROC’s before you hire resources.
How much do remodel permits cost in Gilbert?
- Fees depend on permit type and project valuation; Gilbert updated Development Services fees in 2025, so check the current schedule or use the One Stop Shop estimate at submittal, starting with this fee update notice.
Do I still need HOA approval if the Town issues my permit?
- Yes. HOA approval and municipal permits are separate; review your CC&Rs and ARC requirements early using this architectural request guidance.
