To permit or not to permit!

[Ray Jhala]

Hey Everyone! I purchased my first rental, a duplex, in January of this year.  After the tenants left last month I started the rehab process to bring the units up to speed and increase rents to market rates. 

The scope of work increased greatly after conducting demolition as there was lots and lots of mold causing us to take the first level (the property is a split level) to the studs. 

Due to some incorrectly installed windows/poor grade/foundation cracks the units have taken in some water which has rotted some of the framing(baseplates/studs).  We also found a few pieces of framing from previous termite damage that needs replaced.  

When I purchased the property the scope of work didn't include anything that would require permitting. However now that we have to replace some damaged framing (not a whole lot) I'm fairly certain we will be required to have permits.  Along with this I have now decided to put a pass through window in a load bearing wall to give the space a more open concept feel. 

I'm not entirely sure where to start however I have been warned by some others that the city inspectors tend to look for violations which can greatly increase the scope of work.  

Let me preface this by saying I first and foremost want to provide a clean and SAFE place for my future tenants to call home but I would like to educate myself in how to manage the process to ensure its cost effectiveness.

Thanks to anyone that has some advice for a new investor such as myself. 

[Evan Polaski]

@Ray Jhala 100% get permits. 
A) buyers are getting more sophisticated so when you sell a rehabbed property, a lot of buyers are asking to see closed out permits. 
B) you are renting, so having a property that has been inspected and passed permits can help protect you if anything every happens.
C) the amount of work you are doing sounds like it will cause attention.  All it takes is an inspector driving down the street for some other reason and seeing some white vans out front to stop your job, make you redo work, and hit you with penalties (this happened to a friend a couple years ago).
D)to be honest, there was probably work in your original scope that required a permit anyways.  In Cincinnati, you are technically supposed to pull a permit to change out a faucet or light fixture.  It is pretty absurd how little you can do without a permit.