What initial inspections/permits do I need in San Antonio?

Question

Hi all! This is my first post as a BP member.

I live in California, but am getting into the San Antonio, Texas, market. I should be closing on a single family home on Friday that we'll rehab and sell. This is not only my first property in Texas, it's my first flip period. (I've done some property management and owned a couple of small multi-families before.)

I'm working with a good local realtor and--I believe--a good general contractor, but I would like to know myself what are the first inspections I need done and permits I need signed before I can do anything other than demo?

Boyd McClean · Answer

Many homes in SATX have foundation issues. Make sure you do not have any. If you do the City has a long process including hiring an independent party (engineering) to verify the integrity of work done. I bought a vacant house did not know about foundation issues then when I did I sold immediately because of the cost involved. Could have been an expensive lesson. @Jim Cummings is right in checking with Planning and Permits. Also, check with FEMA to make sure it is not in a flood zone. When you check read the amendments. FEMA has recently reclassified many areas in SATX flood zones that previously were not. Another way is to ask your insurance agent when giving the address is it in a flood zone? Good luck.

Jim Cummings · Answer

@David Murphy. Presuming the property is in San Antonio City limits, call the Planning & Permits section and they will tell you what Inspections & Permits you will need.

If this is a small "Lipstick Only" Renovation, you may be able to get by without any permits. However, if you need roofing, electrical, HVAC, major plumbing, etc, the specific contractor will be required to get the appropriate permits.

Seth Teel · Answer

@David Murphy You should be able to open a general permit that will cover demo, roof, fence, porch, deck, & carport.  When you get into the trades like plumbing, electrical, HVAC, and even foundation, you will need a separate permit.  This is why most folks don't get a permit when if just switching out a light fixture, a tub, or even swapping out an HVAC condenser and air handler.  If it's more invasive, like new panel and total re-wire or adding new plumbing, or new HVAC system including ductwork, It's best to pull a permit. Adhering to the process and requirements of the City will lessen your liability.  While it can be a pain in the butt, it's certainly better than law suit over un-permitted work - trust me I've been there.

Give me a shout when in town, we can grab lunch or coffee or something.  Good luck with your project.

David Murphy · Answer

Thanks Boyd and Seth for your input. @Seth Teel, do I need a separate permit for each of the areas we're covering--roof, plumbing, carport, etc.--or does the office create a permit that will cover it all?

I know that both my contractor and my realtor will be willing to go down to the permit office for me, but it's nice to know what's expected so that I can follow up more thoroughly to make sure everything is covered.

I've seen a lot of your responses to forum posts, Seth, and always find them helpful. I think you're the first person I saw recommend Corridor Funding, the company I'm working with on this project. I hope I can meet you some day when I'm visiting San Antonio to see this rehab or pick up another. Take care until then.

David

Seth Teel · Answer

@David Murphy  Depending upon the scope of the renovation you may not be required to "pull" a permit.  That being said, most work will require a permit.  There are additional requirement if the property is located in a Historic District or a Neighborhood Conservation District (NCD).

Items that require a permit, but people usually forget:

• Roof replacement
• Fences and fence replacement (over 50% of existing)
• Carports & Carport replacement 
• Decks
• Demolition of garage, back house, and/or shed
• Foundation work. Also requires an engineer's letter
• NOTE: Setbacks are a big issue, contact Planning and Zoning to determine your required setbacks.

Interior demo does not require a permit, unless you will be changing something structurally or significantly altering the the interior.  For example, installing a new stand-up shower technically requires a permit and "Shower Pan Letter," but most flippers don't bother getting a permit for this if they aren't doing other significant plumbing upgrades.  When in doubt contact Development Services.  I know you are out of state, but you need a contractor or representative that can actually go down to Dev. Services and talk with their staff.  This is the best way to get solid answers, over the phone just doesn't cut it.   IMO, it's better to err on the side of caution and get a permit, than have to go through process of filing one retroactively or even worse being required to remove or tear down something you've already constructed.

Good luck!

David Murphy · Answer

Hi Jim. Thanks very much for the quick and clear reply. It's not a lipstick: we're doing a full rehab, though not extending the foundations. I'll call Planning & Permits and have them explain to me what's needed. Thanks again.

What initial inspections/permits do I need in San Antonio?

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