To Permit or not to Permit

[Jordan Deeney]

I am looking for insight on when you pull permits vs not. 

Example, I just did a project where all the work was inside, so I went without a permit. We did remove a load bearing wall, frame in a new master bathroom, new hvac, new roof, then full cosmetic rehab. The purpose of my question here isn't so much to do with the city/county and risk of being shut down, but the possible issues on resale that could arise. If a buyer asks for permit information, and we didn't pull one, what could happen here? How likely are they to report you to the city/county? Or is this enough to kill a deal and turn a buyer(s) off? Want to hear peoples stories dealing with this. (We did sell this house without anyone saying anything btw)

My other question is, at what point do you pull permits? I know legally when you are suppose to, but I know everyone has different thoughts on this. I've talked to a lot of people who try to keep it unpermitted as long as most all the work is done on the inside. But again, this worries me that it is going to come up as an issue on resale potentially. 

I'd like to hear peoples stories on this and impacts on resale with no permits. 

Thank you everybody!

[Katie Neason]

Setting aside what is the “right” thing to do. If the intent is to flip I would pull permits. The home buyer is going to get an inspection report and all kinds of frivolous stuff will come up on it. Permitted renovations approved by the city are a good counter argument. As far as how often the buyer/realtor brings up permitted work, I would say less than half, but enough that you want to be able to say you follow city requirements. We typically do extensive renovations and enough of them that the city folks know us well, so “flying under the radar” is no longer an option. If you want to build a reputable business and earn grace from the city when you need it, I have found you will come out way ahead following the rules.