Cary Decks and Porches: Permits, Plot Plans, SPOT

Cary's permit FAQ answers the question "when is a building permit required?" with "almost always," and for outdoor living it is especially direct: all decks, regardless of size or height, need a permit, as do screened or open porches, sunrooms, gazebos and retaining walls. That's a clearer line than many Triangle owners expect, since a low platform deck feels like landscaping. Here's how Cary's rules work for decks and porches, and how to get through review quickly.

What needs a permit in Cary

From the town's list of residential projects that require permits:

• every deck, of any size or height (the town publishes a Deck Design Assistant and Deck Guide);
• screened or open porches and sunrooms;
• converting a porch to a sunroom by adding glass or vinyl windows;
• gazebos and retaining walls;
• ceiling fans, unless a fan-rated electrical box already exists, and new lighting or outlets;
• gas lines for fire pits, grills and gas logs;
• masonry fireplaces outdoors if less than 10 feet from a building or lot line.

What doesn't

Cary's "not required" list follows North Carolina's statute on non-structural replacements and adds some outdoor items:

• replacing deck boards, and replacing pickets, railings or treads;
• a trellis or pergola with an open roof;
• patios at grade that stay at least 5 feet from property lines;
• outdoor fireplaces more than 10 feet from buildings and lot lines;
• plug-in low-voltage landscape lighting.

So re-decking an existing deck with composite boards is permit-free, but replacing a rotten ledger, adding posts or putting a roof over the deck isn't. If you aren't sure, call 311 (or 919-469-4000 from outside Cary).

Plot plans and surveys

Cary asks for a proposed plot plan and an as-built survey any time the footprint of a building changes, and the FAQ names decks and porches specifically. An as-built survey is required when proposed construction is within 5 feet of a setback, easement or buffer. The town accepts existing surveys and hand-drawn site plans, which saves money on lots with plenty of room. Many Cary subdivisions have drainage and utility easements along rear lot lines, right where a deck tends to go, so check your plat before designing.

Site approvals beyond the building permit, such as floodplain, stream buffer or erosion-control permits, can also apply, especially on lots that back onto creeks and greenways.

SPOT review vs. the regular cycle

Cary lets you pick:

• SPOT review: a scheduled, remote review session for decks, porches, storage buildings and additions under 500 square feet. You apply online, book a time, stay reachable by phone during the slot, and get the permit by email. There's no permit card; you print the documents and plans and keep them on site for the inspector. A plans examiner can bump a complex project to the regular cycle.
• Regular review: about seven business days.

Apply through Cary's electronic plan review portal and include each contractor's name, address and state license number.

Inspections

Schedule inspections online through Building Permits Online, at Town Hall (316 N. Academy St.), or through 311. On the day of the inspection, Cary's "Who's My Inspector?" page, best checked between 7 and 7:30 a.m., lists the assigned inspector and phone number so you can ask about timing. Call NC 811 before digging footings.

Doing it yourself

Cary says homeowners can do their own building, electrical, plumbing and mechanical work without a license, but state law requires the house to be the owner's primary residence for at least 12 months after completion, and the owner must permit and schedule all required inspections.

Before you hire

Get your HOA's architectural approval first if your covenants require it. For a contract of $40,000 or more, which a roofed screened porch can reach, North Carolina requires a licensed general contractor; check the NCLBGC license search. For costs, materials and design, see our porches and decks guide. For Cary's broader permit picture, see the Cary area page.