Brookhaven Homeowners: Navigate Code Enforcement with Confidence

You want your next project or home sale to be smooth, not stalled by a surprise citation. In Brookhaven, clear rules guide what you can build, where you can place it, and how to keep your property safe and compliant. With a little planning, you can avoid common code issues, pass inspections, and protect your resale value.

Why code compliance matters before you list or remodel

Code compliance is not about making life hard. It is about safety, value, and time. When you follow the rules, your remodel moves faster, your buyers feel confident, and your closing stays on schedule. The City of Brookhaven’s Community Development Department oversees permits, inspections, and code enforcement, and it provides an online project portal so you can submit, pay, and track in one place according to the city.

The State of Georgia also sets minimum building codes that apply in Brookhaven. The Department of Community Affairs updates the adopted code editions and Georgia amendments, so it pays to confirm what is current before you start work per Georgia DCA.

Common code pitfalls homeowners overlook

Unpermitted work from past projects

Unpermitted decks, finished basements, converted bedrooms, and DIY electrical often surface during buyer inspections or appraisal. If the city never issued a permit and final inspection, you can face delays, fines, or required tear-out. Brookhaven requires permits for most construction, electrical, plumbing, gas, mechanical, and energy system work, with only limited exceptions for ordinary repairs. Emergency work must be permitted within 24 hours per the city’s permit FAQ.

Action steps:

• Search the Project Portal for address-based permit history and inspection sign-offs via Community Development.
• If you find gaps, talk with the city about after-the-fact permits and inspections before listing.

Life-safety items that derail inspections

Small misses can trigger big headaches. Common flags include missing or expired smoke and carbon monoxide alarms, lack of GFCI and AFCI protection where required by the current code edition, loose handrails, blocked bedroom egress, and water heaters without proper discharge piping or clearances. Georgia’s adopted codes and amendments set these requirements, and editions change over time, so verify what applies to your project year per DCA’s codes page.

Exterior maintenance and nuisance violations

Peeling paint, rotted trim, overgrown yards, visible trash containers, inoperable vehicles, and illegal signs invite complaints. Brookhaven’s Code Enforcement division handles property maintenance and nuisance issues and explains how to report and resolve them according to Code Enforcement.

Permits and inspections: what to know before starting work

Projects that often require permits

In Brookhaven, you typically need permits for:

• Structural changes and additions
• Electrical, plumbing, gas, or HVAC work
• Roof replacements that involve structural or decking changes
• Decks, porches, and significant interior remodels
• Pools and spas
• Accessory structures like detached garages and sheds

The city aims to review typical residential plans in about 5 business days, though additional review cycles may be needed per city FAQs.

Projects that may not require permits

Cosmetic work like painting, floor covering, simple cabinet swaps, or minor repairs may not need a permit. But do not assume. Ask the permit counter to confirm scope and thresholds, especially if the work touches electrical, plumbing, gas, or structural elements see the permit FAQ.

How the inspection process works

• Apply and upload plans in the Project Portal.
• City staff review plans. You address comments, then permits are issued.
• Schedule inspections at each stage and keep all approvals until final inspection.
• Save your permit records and finals for future buyers and lenders use the city’s portal.

Before you hire a contractor

• Verify licenses and insurance.
• Decide who pulls the permit. Require permit numbers before work begins.
• Get a written scope, timeline, and inspection checkpoints.
• Confirm which Georgia code edition and amendments apply to your project year per DCA.

Site and exterior rules that trip up homeowners

Fences, sheds, and accessory structures

Setbacks, height limits, and easements matter. Many accessory buildings and additions require site plans and, in some cases, DeKalb County utility approvals or minor site permits. The city outlines submittal needs for accessory structures and additions, including contractor documentation where required see Brookhaven’s guidance.

Pro tip: Verify placement against a current survey before building or listing.

Driveways, patios, and impervious surfaces

Hardscape changes affect runoff and drainage. Larger disturbances can require a Land Disturbance Permit, while smaller projects may need a Minor Site Permit. Brookhaven’s land development page explains thresholds and erosion control expectations. Disturbances over 5,000 square feet typically trigger Land Disturbance review per Land Development.

Trees, landscaping, and curb appeal basics

Do not cut first and ask later. Brookhaven’s tree ordinance protects specimen trees and limits removals. Many removals need a permit and may require replacement. The city’s Tree Canopy Preservation program and arborists can guide you on what is allowed and how to comply see Tree Canopy Preservation.

Pools, hot tubs, and safety barriers

Pools and spas require permits, safety barriers, and proper gates. Georgia adopts the International Swimming Pool and Spa Code as part of the state minimum codes. Confirm local permitting steps and safety requirements before you buy or build per DCA’s codes page.

Interior safety and systems: quick wins before market

Electrical and fire safety essentials

• Test and replace GFCI devices where required near water.
• Confirm AFCI protection where current code requires it.
• Install and test smoke and CO alarms with fresh batteries.
• Label your electrical panel and secure loose fixtures.

Georgia’s code adoptions evolve, so align upgrades with the edition in effect for your permit or sale year per DCA.

Plumbing, gas, and ventilation basics

• Check for leaks, slow drains, and correct trap and venting.
• Ensure the water heater has a proper temperature and pressure relief discharge line.
• Verify clearances around gas appliances and working combustion air.

Stairs, bedrooms, and egress clarity

• Add or tighten handrails and guards. Check spacing and height.
• Ensure bedroom windows open and are not painted shut.
• Keep exit paths clear and consistent step heights.

Appliances and mechanical systems

• Service HVAC and replace filters.
• Confirm safe access to filters and equipment.
• Strap or secure water heaters where needed.
• Gather service invoices to show buyers systems are maintained.

Rentals and occupancy: avoid compliance surprises

Long-term rental standards and registrations

If you plan to lease, confirm any registration, inspection, and minimum habitability standards with the city’s Code Enforcement and Community Development teams. They can explain what applies based on your property type and location contact Code Enforcement.

Short-term rental expectations

Brookhaven regulates short-term rentals. Owner-occupied STRs require an annual permit and must meet eligibility rules that can include homestead status, limits on rental days, taxes, and nuisance controls. Operating without a permit can lead to enforcement action see the city’s STR overview.

Occupancy, parking, and noise limits

Quality-of-life rules cover parking, noise, trash containers, and yard upkeep. Review the city’s code and speak with Code Enforcement to prevent complaints and citations per Code Enforcement.

Do-it-yourself code check: a simple pre-listing checklist

Exterior walkthrough

• Gutters clear, downspouts draining away from the foundation
• Grading slopes away from the home
• Sound siding and trim, no peeling paint or rot
• Fences and gates straight and secure
• Driveway and walks in safe condition, no trip hazards
• Exterior lights working, house numbers visible from the street
• Trees trimmed away from roof and utilities, permits in place for any removals confirm tree rules
• Take photos to document condition

Interior walkthrough

• Smoke and CO alarms present and tested
• GFCIs working in kitchens, baths, garage, exterior, and near sinks
• Handrails tight, guards safely spaced
• Windows and doors operate, bedroom egress clear
• Water heater properly piped, no leaks under sinks
• HVAC filters replaced, condensate lines clear
• Note any DIY electrical or plumbing and verify permits if work was recent check with the city

Paperwork and permits file

• Permits, stamped plans, and inspection finals
• Receipts and contractor licenses/insurance certificates
• Manuals and warranties for systems and appliances
• Survey, site plan, and any tree or site permits

How to verify requirements and resolve issues

Confirm rules before you act

Do not rely on hearsay. Check Brookhaven’s permit and code pages and confirm the current Georgia code editions and amendments with DCA. Code adoption timelines can shift, and editions affect details like GFCI/AFCI, pool barriers, and energy requirements see DCA’s codes.

Talk to the right offices

• Building Permits and Inspections: submittals, reviews, scheduling, after-the-fact permits Community Development hub
• Planning and Zoning: setbacks, accessory uses, variances, and public hearings Planning and Zoning
• Code Enforcement: complaints, compliance steps, and nuisance standards Code Enforcement
• Land Development and Stormwater: LDP, Minor Site Permits, erosion control, floodplain rules Land Development

If your questions involve fire code or life safety, the city refers residents to the Fire Marshal via DeKalb County Fire Rescue for guidance per city FAQ.

Document and communicate

Keep email confirmations, stamped plans, inspection reports, and signed change orders. Organized records speed buyer underwriting and lower the odds of last-minute requests.

Work with trusted pros for a smooth sale

Pre-listing walkthrough and strategy

A guided walkthrough helps you tackle high-impact fixes first. Focus on safety, permits, and visible condition. This lowers your risk of contract delays.

Contractor referrals and scope alignment

Use reputable trades that know Brookhaven’s processes. Confirm permit responsibilities and inspection milestones up front. For accessory structures and additions, the city outlines documentation that contractors must provide see submittal guidance.

Documentation that builds buyer confidence

Present a clean binder: permits, finals, service records, warranties, surveys, and any tree or site approvals. Buyers move faster when they trust the file.

Next steps to stay compliant and protect value

A little preparation goes a long way. Confirm rules, line up permits, and address quick safety wins before you list or remodel. If you discover unpermitted work, talk with the city about corrective steps. Brookhaven lists potential penalties for violations, including fines per day and court citations, so solving issues early is worth it see city FAQs.

Need a personalized plan? Schedule a pre-listing or remodel consult with Cyndi Williams. Together, we will review your goals, check permits, and map out a clean path to the market.

FAQs

Do I need a permit for my project?

• Most structural, electrical, plumbing, gas, HVAC, pool, and addition work requires a permit. When in doubt, ask the permit counter and use the Project Portal to apply permit FAQ.

How long do permits and plan reviews take?

• Brookhaven targets about 5 business days for residential plan reviews, though additional review cycles may be needed based on comments city FAQ.

How do I check if past work was permitted?

• Search the city’s Project Portal for your address and ask for final inspection records. If none exist, speak with staff about after-the-fact permitting Community Development.

What if I want to remove a tree?

• Many removals need a permit, and specimen trees have extra protections. Contact the City Arborist and review the Tree Canopy Preservation rules first tree program.

Do I need a permit for landscaping or a new patio?

• It depends on scope. Disturbance over 5,000 square feet usually requires a Land Disturbance Permit. Smaller hardscape changes may still need a Minor Site Permit land development.

What are the penalties for violations?

• The city lists potential fines per violation per day, court citations, and other remedies. Inspectors can issue stop-work orders until you comply city FAQs.

Where can I confirm which code edition applies?

• Georgia DCA posts the current State Minimum Standard Codes and Georgia amendments. Verify editions and effective dates before you design or apply DCA codes.

How are short-term rentals regulated?

• Brookhaven requires an STR permit for eligible owner-occupied homes and sets limits on rental days, taxes, and nuisance rules. Review the city’s STR page before hosting STR overview.