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Permitting Authorities / Forsyth County, Georgia - Department of Building and Licensing

Forsyth County, Georgia - Department of Building and Licensing

Adopted code

The building-permit and inspection authority for Forsyth County, Georgia, on the north side of the Atlanta metro. Its territory is the county outside the City of Cumming, which runs its own Planning and Zoning department with its own chief building official and issues its own construction permits. The one thing a roofer needs to know here is unusual: the County's own published list of work needing a permit answers "Roofing, Re-Roof or Shingle Replacement" with a flat No, so an ordinary reroof in the County's territory is not permitted work and is never inspected - while the 2024 International Residential Code with Georgia Amendments still governs how the roof is built, because in Georgia the state codes apply whether or not a local government enforces them.

Jurisdiction
Forsyth County, Georgia
Jurisdiction type
county
Address
Cumming, GA
Contact
  • url: https://www.forsythco.com/government/departments/building-licensing/building-permitting/
  • phone: 770-781-2114
Roofing permit required
Not required
Contractor registration required
Required
Registration details
  • state_level: STATEWIDE, AND IT TURNS ON WHAT KIND OF CONTRACTOR YOU ARE RATHER THAN ON THE TRADE. Georgia licenses residential and general contractors through the State Licensing Board for Residential and General Contractors under O.C.G.A. Title 43, Chapter 41, created by House Bill 1003 of 2004 and amended by Senate Bill 115 of 2007. There is no Georgia licence titled roofer: the chapter creates residential-basic, residential-light commercial and general contractor licences and no roofing class, and O.C.G.A. 43-41-17(e) names the Chapter 14 trades it deals with as plumbing, conditioned air contracting, utility contracting, electrical contracting and low-voltage contracting, which does not include roofing. Section 43-41-17(a) provides that from July 1, 2008 "no person, whether an individual or a business organization, shall have the right to engage in the business of residential contracting or general contracting without a current, valid residential contractor license or general contractor license". What pulls a roofing job inside that requirement is a definition rather than a trade: O.C.G.A. 43-41-2(9) makes a person a residential contractor where the work falls into the residential-basic or residential-light commercial category and "the total value of the work or activity or of the compensation to be received by the contractor for such activity or work, whichever is the higher, exceeds $2,500.00". That figure is per job, taken on the higher of work value or compensation; it is not an annual figure, not a materials-only figure, and not specific to roofing. TWO EXCEPTIONS REACH ROOFING AND NEITHER IS A DOLLAR TEST. The first is the specialty-contractor exception at O.C.G.A. 43-41-17(f), which begins "Nothing in this chapter shall preclude a specialty contractor from offering or contracting to perform or undertaking or performing for an owner limited, specialty, or specific trade contractor work". As Chapter 41 was first enacted in 2004 that sentence carried on to confine the exception to work that put no part of the job under anyone but the contractor's own direct employees; Senate Bill 115 struck that limitation out in 2007, so the exception no longer states a supervision test. In its place the same subsection directs that "The board shall by rule or policy by January 1, 2008 identify specialty contractors or other criteria to determine eligibility under the exemption of this subsection." The second is the repair exception at O.C.G.A. 43-41-17(g): "Nothing in this chapter shall preclude a person from offering or contracting to perform or undertaking or performing for an owner repair work, provided that the person performing the repair work discloses to the owner that such person does not hold a license under this chapter and provided, further, that such work does not affect the structural integrity of the real property." The board defined repair at Ga. Comp. R. & Regs. r. 553-8-.01 to mean "fixing, mending, maintenance, replacement or restoring of a part or portions of real property to good condition", on four conditions: written disclosure to the owner that the person is not licensed as a residential or general contractor, no delegation of supervision to anyone but employees, work that does not affect the life safety requirements or structural integrity of the property, and obtaining the permits and inspections the local authority requires. Whether a full tear-off and replacement is repair within that definition is a legal question neither the statute nor the rule answers. WHAT THE BOARD HAS SAID ABOUT ROOFERS, AND WHERE IT STOPS. No rule identifying specialty contractors was ever made: the board's regulations at Department 553 of the Georgia Administrative Code run twelve chapters - organisation, examination exemption, qualifications for licensure in each division, procedural rules, fees, written warranty, definitions, disciplinary action, inactive licence, changes in status, and licence renewal and continuing education - and not one of them names a trade. The statute allowed policy as the alternative to a rule, and on the policy side the board does name roofers. Its own consumer publication for homeowners, headed "TIPS FOR CONSUMERS" and handed out by Cherokee County at its permit counter, says at item 11 that "Certain types of contractor services are considered specialty services and do not require that the person be licensed. These include roofers, painters, brick masons, and more." The Georgia Attorney General's Consumer Protection Division takes the same position on its Consumer Ed site: "Please note that certain specialty occupations such as roofers, painters, drywall contractors, and repair handymen are not required to be licensed by the state." Georgia building departments repeat it - Johns Creek's homeowner and contractor guidance states that under state law a building or trade contractor must have a valid professional licence from the Secretary of State and that "There are exceptions for limited specialty contractors such as pool and retaining wall installers, roofers, etc." DO NOT TREAT THAT AS AN EXEMPTION YOU CAN RELY ON WITHOUT CHECKING YOUR OWN POSITION. The complete specialty list those documents point to cannot be read: the web address the board's own guidance gives for it no longer resolves, and the Secretary of State's site refuses automated requests, so no reachable published document sets out the criteria a roofing business would have to meet. The Tips document carries no date either. Two state publications describing roofing as a specialty service is a good reason to put your own position to the board before you bid; it is not a rule saying you need no licence. THE SANCTION IS WHY THIS IS WORTH SETTLING BEFORE YOU SIGN. Under O.C.G.A. 43-41-17(b) a contract entered into on or after July 1, 2008 for work for which a licence is required, between an owner and a contractor who does not hold one, "shall be unenforceable in law or in equity by the unlicensed contractor", and "no lien or bond claim shall exist in favor of the unlicensed contractor for any labor, services, or materials provided under the contract". AND ONE THING THE STATE DOES TO THE LOCAL LAYER. O.C.G.A. 43-41-17(c) provides that "no municipality or county may require any such person licensed under this chapter to comply with any additional licensing requirements imposed by such municipality or county relative to the performance of construction work subject to the licensing requirements under this chapter", while preserving a local licence, registration or certification requirement already "in effect and operation as of the effective date of this chapter or July 1, 2004, whichever is earlier" - and even then the local requirement may not shut a state-licensed contractor out of the jurisdiction. So where a Georgia city or county credential is pressed against a state-licensed contractor, the date the local scheme was adopted is the test.
  • city_level: COUNTY - a tax registration, not a licence. Forsyth County operates no contractor licence or contractor registration of its own. Chapter 18 of the Code of Ordinances, all eight articles, Chapter 22 Article II, the occupation tax and regulatory fee article, and Unified Development Code Chapter 7 were each read in full, and none of them creates a county trade credential - so the July 1, 2004 cut-off that O.C.G.A. 43-41-17(c) places on local licensing of state-licensed contractors has nothing in Forsyth County to bite on. What the County does require is a business registration for occupation tax purposes, which it calls a Business Tax Certificate, and that registration is gated on the state licence: Code section 22-43 provides that each person licensed by the secretary of state under O.C.G.A. title 43 "shall provide evidence of proper and current state licensure before the county registration may be issued", and that the state licence be posted at the place of business. Section 22-44 adds that any business required to hold bonds, certificates of qualification or competency must show evidence of them before the county registration issues. The County's own residential permit packets ask for a Georgia state licence number and attach the State Licensing Board's Authorized Permit Agent Form for the licensed individual or qualifying agent - though that touchpoint does not arise on an ordinary reroof, which the County does not permit at all.
Permit process note
The Forsyth County exemption removes the permit, not the code. Under O.C.G.A. 8-2-25(a) the Georgia mandatory codes bind any structure built in the state whether or not the local government chooses to enforce them locally, so a reroof in the County's territory must still meet the 2024 International Residential Code with Georgia Amendments even though no permit is issued for it and no inspector will see it. Compliance is statewide and automatic; enforcement is local and selective, and on roofing Forsyth County has chosen not to inspect. TERRITORY. The County's building-permit authority does not reach inside the City of Cumming. The County's own third-party inspection ordinance defines "County" as "Forsyth County outside of the municipal limits of the City of Cumming", and the City's Department of Planning and Zoning says of itself that it oversees "all land use activities within the city, including all commercial and residential construction", reviews and approves development plans, issues construction permits, inspects trade work in all phases and issues certificates of occupancy. The City has its own chief building official and its own building inspectors, its own residential building permit application, and its own required-inspection list - which, unlike the County's, includes a sheathing inspection. For a job inside the city limits, deal with the City of Cumming, not the County. FOR ROOF WORK THAT DOES NEED A COUNTY PERMIT. Applications go through the County's Customer Self-Service portal or the Permitting Division at 2435 Freedom Parkway, Cumming. A building permit expires twelve months from issuance; renewal must be applied for within three months of expiry, costs $100, requires at least one passed inspection, and is allowed once only, after which a new permit must be obtained. Re-inspection fees escalate: the first failed inspection of a type costs $25 and each further failure of the same type adds another $25. Forsyth County also runs a third-party inspection and plans review program under O.C.G.A. 8-2-26, so a registered professional engineer or architect on the County's approved list may perform inspections in place of County staff - though not for fire safety or erosion control, which the ordinance excludes. ONE LOCAL DESIGN RULE THAT IS NOT IN THE BUILDING CODE. Unified Development Code section 11-9.5(g) requires that "Asphalt shingle roofs must have a 25-year or greater manufacturer's warranty", and section 11-9.5(h) requires that gutters, where provided, be metal, and that they be provided on all sloped roofs except roofs projecting less than two feet from the face of the building, roofs on dormers and roofs above bay windows. Check the scope before applying it: section 11-9.2 attaches those standards to new major and minor subdivisions in the listed residential zoning districts, and subsection (b) says the article does not apply to the remodel of, or an addition to, an existing structure to the extent that structure does not already comply. So it is a new-construction standard, not a reroofing rule.
Adopted code
Two layers, and in Georgia the state layer is the one that sets the technical content. STATE: the International Residential Code, 2024 Edition, with Georgia Amendments 2026 is a mandatory state minimum standard code adopted by the Georgia Department of Community Affairs, effective January 1, 2026. Under O.C.G.A. 8-2-25(a) it applies to any structure built in Georgia whether or not the local government chooses to enforce it locally, so there is no local edition to look up and a county need not adopt the code for it to apply. What a local government chooses is which of the mandatory codes it will enforce, and whether to adopt the permissive codes. COUNTY: Forsyth County adopts by floating reference rather than by edition. Unified Development Code section 7-6.2 provides that no building or other structure shall be erected, moved, extended or enlarged, or structurally altered unless in compliance with all provisions of the International Building Code or International Residential Code for One and Two Family Dwellings "as adopted by the Georgia Department of Community Affairs and as changed or amended from time to time", and sections 7-6.3 through 7-6.8 say the same for the plumbing, swimming pool and spa, mechanical, fuel gas, electrical and energy codes. So the County's residential code moves with the state's. The County publishes its own list of what that means today for one- and two-family dwellings: Building, Mechanical and Fuel Gas, the 2024 International Residential Code with Georgia Amendments; Plumbing, the 2024 International Plumbing Code with Georgia Amendments; Electrical, the 2023 National Electrical Code; Energy Conservation, the 2015 International Energy Conservation Code with Georgia Supplements and Amendments, which is off-cycle from the rest; and Swimming Pools, the 2014 International Swimming Pool and Spa Code with Georgia Amendments. READ THE OLD CHAPTER CAREFULLY. Chapter 18, Article II of the Code of Ordinances - the county's original construction-code article, adopted by Ordinance No. 64 on February 12, 2001 - still lists codes by their pre-2000 names, including the Standard Building Code and the CABO 1 & 2 Family Dwelling Code. It adopts them as "the latest edition of the following Georgia State Minimum Standard Codes, as adopted and amended by the state department of community affairs", so it too is a floating adoption and the editions in force are the current state ones, not the titles that section names. Its appendix list at section 18-36 is a list of appendices to those superseded codes and adopts no appendix to the International Residential Code. APPENDIX U, DISASTER RESILIENT CONSTRUCTION: the Department of Community Affairs adopts this appendix to the IRC as optional, and a Georgia local government can only enforce a permissive code by adopting it and forwarding a copy to the Department. Chapter 18 of the Forsyth County Code was read in full, all eight articles, and Unified Development Code Chapter 7, which carries the county's permit, certificate and code-standards provisions, was read in full; neither adopts Appendix U, and neither adopts any IRC appendix. So Forsyth County has not been shown to have adopted Appendix U. Note in any event that AU101.3.1 limits the appendix, where adopted, to new development and to substantial improvements to existing development, a term the appendix does not define - it is not a rule about how an ordinary reroof is installed.
Drip edge
Required — STATE-GOVERNED, NOT LOCALLY SET, and it applies in Forsyth County exactly as it applies everywhere else in Georgia. The International Residential Code is one of the codes Georgia designates as a mandatory state minimum standard, so under O.C.G.A. 8-2-25(a) it binds construction here whether or not the County chooses to enforce it locally, and the Department of Community Affairs states that the mandatory codes are applicable to all construction whether or not they are locally enforced. The mandatory residential standard today is the International Residential Code, 2024 Edition, with Georgia Amendments 2026. Forsyth County adopts by floating reference rather than by edition: Unified Development Code section 7-6.2 provides that no building or other structure shall be erected, moved, extended or enlarged, or structurally altered unless in compliance with all provisions of the International Building Code or International Residential Code for One and Two Family Dwellings "as adopted by the Georgia Department of Community Affairs and as changed or amended from time to time." So the County's residential code moves with the State's. THE GEORGIA AMENDMENT PACKET DOES NOT TOUCH THE ROOFING CHAPTER. The Department of Community Affairs amendment packet for the 2024 IRC carries no amendment to Chapter 9, Roof Assemblies: its full text is archived in this project and was measured rather than skimmed, at zero occurrences of any R9-hundred section number and zero of the phrase "Chapter 9". So the Chapter 9 drip-edge provision at Section R905.2.8.5 stands as written for Georgia. BOTH OF THE COUNTY'S OWN BUILDING INSTRUMENTS WERE OPENED IN FULL FOR THIS ENTRY. The first is Chapter 18, Buildings and Building Regulations, of the Code of Forsyth County, crawled from the codifier's own interface on September 6, 2026, all eight articles and all 74 documents of it, 150,816 characters, covering Article I in general, Article II construction codes, Article III structure numbering, Article IV flow rate restrictions on plumbing fixtures, Article V cross connection control, Article VI water use and water conservation, Article VII third party inspection and Article VIII abatement of nuisances. The second is Appendix A to the Code, the Unified Development Code, Chapter 7, Permits, Certificates, Fees and Finances, which carries the County's permit, certificate and code-standards provisions and which Chapter 18 works alongside; it was crawled the same way on the same day, all seven articles and all 71 documents of it, 48,819 characters, covering land disturbance permits, building permits, trade permits, cottage food permits, certificates of occupancy, standards for permits and certificates, and zoning compliance. Anchored searches over Unified Development Code Chapter 7 return zero hits for "drip", zero for "R905", zero for the phrase "Chapter 9" and zero for "shingle", and its only two occurrences of a word beginning "roof" are inspection-stage descriptions. Anchored searches over Chapter 18 return zero hits for "R905", zero for the phrase "Chapter 9" and zero for "shingle", and its only two occurrences of a word beginning "roof" are the same landscape-irrigation component requirement, appearing twice in Article VI, for "A rain sensor shut-off installed in an area that is unobstructed by trees, roof over hangs, or anything else that might block rain from triggering the rain sensor shutoff." IT HAS TWO HITS FOR "DRIP" AND BOTH ARE IRRIGATION, NOT DRIP EDGE. Both sit in Article VI, water use and water conservation: the first is the definition, which opens "Drip irrigation means the use of an irrigation system manufactured and sold specifically for delivering water through small flexible pipes and emitters slowly and directly to the soil around the base of individual plants in a manner that minimizes evaporative losses, pooling, runoff and wetting of plant foliage", and the second is an item in a list of permitted outdoor watering methods, "Drip irrigation or irrigation using soaker hoses;". Neither is a roofing provision. Neither instrument amends any section of Chapter 9 of the Residential Code. APPENDIX U IS NOT ENFORCED HERE, AND THE COUNTY'S OWN APPENDIX ENUMERATION IS WHAT ANSWERS IT. Section 18-31(b) adopts by reference a named list of appendices, and every one of them belongs to a superseded pre-2000 code: Standard Building Code Appendix A, I, J and K; Standard Gas Code Appendix A, B, C and D; Standard Mechanical Code Appendix A; Standard Plumbing Code Appendix B, D, E, F, G, H, I and J; National Electrical Code Appendix A, B, C and D; the CABO 1 and 2 Family Dwelling Code; and the Georgia State Energy Code appendices. Section 18-36 restates the same list as "an explanation of the appendices to the codes adopted in section 18-31". No appendix to the International Residential Code appears in either section, and Unified Development Code Chapter 7 contains no occurrence of the word "appendix" or "appendices" at all. Appendix U, the Disaster Resilient Building Code IRC Appendix, is adopted by the State as optional and is listed by the Department of Community Affairs among the permissive codes a local government must adopt before it can enforce it. Its own section AU101.3.1 limits it to new development and to substantial improvements to existing development. The operative ICC text of R905.2.8.5 sits behind the ICC paywall; this record does not restate it and does not rely on any third-party republication of it. What is recorded is the sourced fact that the requirement is in force in Forsyth County unamended. ONE PRACTICAL POINT. The County's Department of Building and Licensing publishes a "Do I Need a Permit?" table which answers the row "Roofing, Re-Roof or Shingle Replacement" with "No", so an ordinary Forsyth County reroof is not inspected by the County. That exemption removes the inspection, not the requirement, which is what O.C.G.A. 8-2-25(a) says; and the permit trigger at Unified Development Code section 7-2.1 still catches roof work that structurally alters the building. About drip edge
Mid-roof inspection
Not required — Forsyth County holds no roofing inspection at any stage, and this is established from both of the places the County states its inspections. The enacted list is Unified Development Code section 7-6.12, which sets out the inspections the building official shall make: footing and foundation, concrete slab and under-floor, rough, frame, lath and gypsum board, weather-exposed balcony waterproofing, fire- and smoke-resistant penetrations, energy efficiency, other inspections at the building official's discretion, special inspections and final. The published department list is the County's Residential Inspections policies and procedures, which its third-party inspection ordinance points to as the comprehensive list of inspection types; it defines every inspection the County performs - plumbing underground, footing, monolithic slab, slab, foundation wall, rebar ground, setback, combination rough, rough mechanical and gas, rough electrical, rough plumbing, rough framing, insulation, temp to perm, fire wall and barrier, deck setback, deck footing, combination final, final mechanical, final electrical, final plumbing and final building - and gives step-by-step inspection sequences for eight project types plus a group of miscellaneous ones. No roof, sheathing, dry-in, roof-nailing or mid-roof inspection appears in either list. The closest either comes is the frame inspection, which section 7-6.12(d) says is made after the roof deck or sheathing, framing, fire-blocking and bracing are in place, and which the department's rough framing description says requires the structure to be dried in and weather protected. That is a hold point for framing, not an inspection of the roof covering. In practice the question rarely arises on a reroof, because the County requires no permit for roofing, re-roofing or shingle replacement and so never inspects that work at all.
Impact-resistant roofing
Not required — No impact-rated roof covering is required in Forsyth County. The Georgia State Amendments to the 2024 International Residential Code, which are the whole of Georgia's residential amendment list, contain no amendment to the Code's roofing chapter and no impact-resistance requirement - no UL 2218, Class 4, Class IV or FM 4473 provision appears anywhere in the packet. The County's own building regulations were read in full and neither imposes one: Chapter 18 of the Forsyth County Code, all eight articles, whose construction-code article adopts the state minimum standard codes and their appendices and states no roofing requirement of its own, and Unified Development Code Chapter 7, the county's permit, inspection and code-standards chapter. A hail discount an insurer offers for an impact-rated shingle is a contract term between the roofer's customer and their insurer, not a code requirement.
Repair permit threshold
There is no dollar threshold in Forsyth County's roofing answer, because the answer does not turn on cost. The County's Department of Building and Licensing publishes a "Do I Need a Permit?" table, and its Building Permits section answers the row "Roofing, Re-Roof or Shingle Replacement" with "No" - a flat no, with no value limit, no material limit and no residential-only qualifier stated on the row. The rows on either side of it answer "Retaining Walls that are over 6 feet" with Yes and "Siding Replacement" with No. WHAT STILL NEEDS A PERMIT. The permit trigger is Unified Development Code section 7-2.1, under which no building or other structure shall be erected, moved, extended, enlarged, structurally altered or changed from unfinished to finished space, and no existing or new areas within structures may be covered or concealed by wall coverings, until the department of planning has issued a building permit. A reroof that stays at the covering is none of those things; roof work that structurally alters the building - new or replaced rafters, trusses or other framing - is a structural alteration and needs a permit before it starts. The County states on the same page that its table "is provided as a guide to assist homeowners and contractors; it does not include every type of permit required", and asks anyone whose work is not described on it to contact the Department of Building and Licensing to verify.
Roof layer limit / recover
Forsyth County sets no local overlay or layer rule of its own, and neither does Georgia. The re-cover and roof-replacement limits that apply in the County's territory are the base 2024 International Residential Code provisions as adopted in Georgia. Unified Development Code section 7-6.2 adopts the International Residential Code as adopted by the Georgia Department of Community Affairs and as changed or amended from time to time, and Chapter 18 Article II adopts the state minimum standard codes on the same floating basis; neither carries a roofing amendment, and the Georgia State Amendments packet makes no change to the Code's roofing chapter either. The numeric limit is therefore whatever the base Code text says, and that text sits behind the publisher's paywall and is not restated here. Practical point for a roofer: because Forsyth County requires no permit for roofing, re-roofing or shingle replacement, nobody at the County will count the layers on the job, but the Code still applies by operation of law under O.C.G.A. 8-2-25(a).
Deck & sheathing requirements
State-governed, not county-set. Roof-deck and sheathing requirements in Forsyth County are the base 2024 International Residential Code provisions as adopted in Georgia, unmodified at both levels: the Georgia State Amendments packet to the 2024 IRC makes no change to the Code's roofing chapter, and the County's own instruments - Chapter 18 of the Code of Ordinances and Unified Development Code Chapter 7, both read in full - contain no roof-deck, sheathing or fastening provision at all. The base Code text is behind the publisher's paywall and is not restated here. What the County does say about the deck is procedural: Unified Development Code section 7-6.12(d) makes the frame inspection due after the roof deck or sheathing, all framing, fire-blocking and bracing are in place, and the Department of Building and Licensing's rough framing description requires the structure to be dried in and weather protected at that stage. Both apply to work under a building permit; a reroof that stays at the covering needs no County permit and gets no such inspection, but work that reaches the framing is a structural alteration and does need one under section 7-2.1.
Sales & use tax
7% in Forsyth County, and it is one rate for the whole county. The Georgia Department of Revenue's rate chart effective July 1, 2026 lists Forsyth at code 058 with a combined rate of 7%, made up of the 4% state rate plus the three local components the chart marks L for LOST, E for Educational and S for SPLOST. Forsyth carries no city split of the kind Fulton, DeKalb and Clayton carry, and the Department's chart effective October 1, 2026 shows Forsyth unchanged at 7%, so the rate does not move at that quarter change even though several other Georgia counties do. For a roofer the rate bites on the materials rather than on the invoice: under Ga. Comp. R. & Regs. r. 560-12-2-.26(1) a person who contracts to furnish tangible personal property and perform services in improving real property "is deemed to be the consumer of all tangible personal property used or consumed in performing such contract and shall pay the tax thereon at the time of purchase", so the tax on the shingles is the contractor's cost, not a line the homeowner is charged. That same rule requires every contractor improving real property in Georgia to file for a Certificate of Registration as a contractor, Form CRF-002, before its first construction activity in the state - a tax registration, not a trade licence. The chart is reissued quarterly, so check the current one before quoting a rate.

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