What is a master permit and how does it work?

The parent permit that authorizes a construction project · Updated June 2026

A master permit is the parent construction permit issued by a building department that authorizes the overall scope of a project. Every sub-permit for electrical, plumbing, mechanical, fire suppression, and other trades is pulled against the master permit and references its number. You can think of the master as the project, and the sub-permits as the specific work happening inside the project.

For contractors, the master permit is the earliest public signal that a project is real.

Why master permits exist

Building codes treat a construction project as a whole, not as a stack of independent trade scopes. The structural design, fire-life safety, accessibility, and egress all depend on the project as a unit. The master permit captures that unit. Sub-permits capture the specific trade work that happens within it.

Without a master permit on a property, sub-permits cannot be pulled. The plumber cannot get a plumbing permit. The electrician cannot get an electrical permit. The HVAC sub cannot get a mechanical permit. The master permit is the gate.

What goes in a master permit

A master permit application typically includes:

• Project description and scope. What is being built, demolished, or altered.
• Architectural drawings. Floor plans, elevations, sections.
• Structural drawings and calculations. If structural work is involved.
• MEP narrative. A high-level description of the mechanical, electrical, and plumbing approach. Detailed MEP drawings often come at the sub-permit stage.
• Energy code compliance. Documentation of energy code compliance.
• Accessibility compliance. ADA and local accessibility documentation.
• Owner identification and licensed design professional.

How sub-permits work against the master

Once the master permit issues, the licensed trade contractors pull their sub-permits. Each sub-permit references the master permit number, identifies the licensed trade contractor, lists the specific scope of trade work, and requires its own inspections at appropriate milestones (rough-in, finish, final).

A typical mid-size commercial project might have one master permit and 6 to 12 sub-permits running concurrently: electrical, plumbing, mechanical, fire alarm, fire suppression, low-voltage, sometimes more.

What it means for permit data

When you watch a daily permit feed, the master permit is the project signal. Sub-permits are activity signals on an existing project. The master tells you a new project is starting. The sub-permits tell you which trades are engaged and when work is moving from design to install.

For contractors looking for new work, masters are the lead. For trade contractors looking for active projects ready to sub out a specific scope, the right sub-permit timing is the signal.

How master permits vary by city

The terminology and structure vary by jurisdiction, but the concept is universal:

• Miami-Dade and Florida cities use the terms master permit and sub-permit explicitly.
• NYC DOB uses job filing for the master and work permits for each trade scope.
• Chicago Department of Buildings issues a building permit number; electrical, plumbing, and ventilation are pulled as separate permits referencing the project.
• SF DBI issues a building permit; trade permits pull against it under separate trade-specific applications.

Master permit pitfalls to know

A few common issues that trip up contractors:

• Master permit expiration. Most cities require work to start within 6 to 12 months of issuance, or the master expires. Sub-permits expire with the master.
• Master permit revisions. Scope changes mid-project require a revision filing on the master permit. Without the revision, sub-permit work can be flagged as unauthorized.
• Final inspection on the master. Until the master permit gets its final sign-off, the project is open. Sub-permits cannot close without their final inspections, and the master cannot close until all sub-permits close.