Pulling Permits...how Necessary Is It?
I will be starting my first rehab at the end of this month and was wondering if it was mandatory to pull permits on rehabs and how does the process usually works to get one?
Yes, I know the requirements are different from state to state, but just wanted a general idea of how the overall process works...also the ramifications for not pulling permits.
Thanks
God Bless
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Yes, you are supposed to pull permits.
It isn't usually that difficult to go through the permit process, however it varies widely from location to location. One location might require only 3 permits and 4-5 inspections to do a complete rehab, whereas another location might require double or triple that. You usually find being in big cities more hassles then being in the sticks.
The process usually involves finding out what the building dept requires. It usually involves scaled plans if you are moving walls or building a deck. Replacing a faucet with a new one usually won't require a permit. Redoing the plumbing in a bathroom to move a faucet would.
You usually have 2 phases of inspections rough and finished or rough and final. Example is electrical - rough inspection means runing the wires to the boxes, no drywall or insulation covering the wires. Once you pass the rough inspection you can cover the walls then you get the final electrical which is when everything is complete.
If you are having a contractor do work by all means demand a permit be pulled. The inspection process is there for your protection. It is to insure the minimum safety requirements have been met. If somebodies work can't pass the scrutiny of meeting the minimum requirements would you want them working on your house? Also most smart rehabers will tie final payment into contingency of passing final inspection.
Along with those ramifications you face possibly the house burning down and not being covered. Most insurance companies won't pay a claim if un-permited work was done and caused it or even didn't cause it.
Thanks for the reply Rehabinator.
What are your experiences w/ the time issue of permits? I am always hearing horror stories about inspectors who take a lot of time to get there to conduct the inspections. And if any little doesn't go according to plan, it can take forever for them to return. Has this been your experience??
Call the inspection department...and tell them what you are going to do. If its cosmetic then in all liklihood the answer is no.
Mecklenburg is in its own world........we call it the Great State of Mecklenburg......I personally do not like to deal with them but then again, I do mostly new construction.
Meck is trying to be more lienient with older properties so it may not be as difficult as you think.
They will want to know total cost of the project (remember the $35k rule about being a GC) as well as what you are doing.......hvac, elect, structural etc.
Have all this info readily available so that it appears you know what you are doing. Write down who you talk to and when..........make this a habit for everyone you deal with on the project. By developing such habits now.........it will safe you countless headaches later.
You should also speak with the zoning department do find out any relevent info and or money that they want to take from your pocket........government has this down to an art form.
And as one of the other members said.......humility (stroking their egos) can go along way.
For your first rehab, I would also suggest you keep a file with you with information of everyone you talk to, from Duke Power, Zoning, Inspectors, subcontractors numbers etc..... along with permit and work order numbers that are given to you.
If you use subs......then get their license numbers and address, which you will need anyway if permits are necessary..........dont forget insurance certificates.
DO NOT pay anyone unless they give you all the info you need including having them fill out a W-9 for tax purposes. You can download the W-9 from the IRS website. Make multiple copies......you accountant will love you for it.
The more prepared you appear to be, the more liklihood they will be glad to go the extra mile for you.
NC_Yank
NC_Yank,
Do they really require a permit to replace a light fixture?
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