Flipping Unpermitted Work San Antonio TX

[Eli S.]

Hoping someone has had some experience with this...

I just bought a house that I am going to flip. Property is in fairly good shape and only needs cosmetic upgrades on the inside. Thing is, county records show it having 1 less bathroom and about 250 sq ft than it actually does. It looks like they added a bathroom and extra living space without a permit in the past(looks like at least 20 years ago). I am planning to remodel and sell the property but don’t want any issues to arise with the unpermitted work. What steps do I have to take to get everything permitted the right way. Would the city make me tear it down? Remove drywall? Any recommendations are appreciated. Thanks. 

[Seth Teel]

I don't think you should advise the Development Services and/or the Bexar County Appraisal District. Here's why:  

• You don't know when the work was done. If prior to 2001, you're "grandfathered in" regardless.
• You don't know that it wasn't permitted.  Just because BCAD doesn't show an extra bath or square footage doesn't mean these projects weren't permitted. It has only been for the last 10 years or so, that the City alerts BCAD when new permits are pulled. Additionally permits are only searchable back to 2005 or so. 
• The codes have changed quite a bit since 2000.  Many of the items that NOW require a permit did not require a permit previously.

The first thing I would do is have licensed contractors/tradesmen evaluate the work and make sure it all functions correctly.  If there are deficiencies, pull the appropriate permits and perform the work. For the rest of your renovations work, pull the proper permits, and complete.  

You are not responsible for the indiscretions of others in the eyes of the city inspectors. That being said, you are liable if these items fail or even worse cause injury or death.  Have your systems evaluated by licensed professionals, bring them up to code, pull all permits, disclose everything upon re-sale.   After the back-end sale BCAD will update the beds, baths, and SF as long as the listing has the updated pedigree info (They're in bed with SABOR too).

This is the method we have used on several houses over the years.  We have been told by inspectors this is "in compliance."