All Forum Posts by: Robert Valenti

That sounds like BS. You need to determine what activities trigger the permit requirement in your local code. A licensed contractor could help with that, or you could go online and read it yourself.

Bringing  the "entire home" up to code is a huge can of worms. They need to tell you specifically what they are requiring. They need to cite the code that gives them the authority if you ask.

It is possible that they don't let you remove the receptacle covers, and require a licensed electrician and a permit. It is also possible that they require anyone who does any renovation to a home that is not the owner and occupant be a licensed contractor.

You have some homework to do, that you should have done prior to starting.

@Dmitri K.

- can they require permits on stuff that worked had not been performed on? No

- can they make me forcefully pave my driveway? I can't find it in the Zoning or Building code online.

- anyone has a non-slabbed garage? Is that illegal? In general, if a structure is not a danger to the public, they can not make you "fix" it. If there are zoning ordinances about painting or other cosmetic issues, they can enforce those.

- what should i do? Read over the zoning and building codes so you can determine whether or not there are any enforceable codes or zoning ordinances. You could ask a contractor to help if you want. If there is nothing to enforce, then gather up your documentation regarding the permits you did pull, and respectfully challenge them. It will be easier if you reference the sections that pertain to your situation. Look at the section on "work requiring a permit", "existing structures", "driveways", "required yards" etc. If the person who cited you is difficult, go to their superior, or directly to the building commissioner. The key is to be respectful and to read the codes so you can cite them.

@Daniel Sisto

Refer to this website if you are going to be flipping in Liverpool, NY: http://ecode360.com/15361271

They use the Uniform Building Code. It has uses some pretty broad language. It says that "improvements" to a building or structure, or any portion thereof, require a permit. They don't specifically list remodeling activities, but they do exempt "repairs" with exceptions. Doors, windows, siding, etc. could require a permit. Structural work definitely will. If you gut a room, they are probably going to want to see the framing (if you changed it), insulation, and any new electrical or plumbing, which may require their own permit. Once it's open, if they don't like it, they can make you fix it. 

It's probably up to the building official. If you call and ask, they may want to take your money and sell you a permit, or they may say don't worry about certain things. Call a contractor or two in your area and ask them what they need permits for.

Every State, County, City, or Town will have different rules and exemptions. The usual suspects that are exempt from a permit are:

Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work. There are a bunch of other things, like fences and sheds. Those are specifically listed in the International Codes. See here:

http://publicecodes.cyberregs.com/icod/irc/2012/icod_irc_2012_1_sec007.htm?bu=IC-P-2012-000002&bu2=IC-P-2012-000019

Hello BP,

I am a marketing, sales, and tech savvy entrepreneur who brings two decades of design build construction experience and professional business skills to real estate investing to achieve superior results and maximize returns!

I am interested in joining a team of RE investors. My experience is deep in construction, remodeling, and design. I am also versed in RE principles, investment strategies, and analysis. Check out my profile for an outline.

I am currently in Phoenix, AZ. I am interested in teaming up here in Phoenix, or elsewhere in the US. I have some connections in North Carolina, Central Florida, Santa Barbara, Austin, Wisconsin, Washington State, Rhode Island, and Massachusetts. I would be open to going anywhere as long as it was to team up with, or collaborate with people who are serious, professional, and committed.

If anyone is interested in bringing in a RE savvy construction professional to their team, please contact me.

Thanks

Robert

@Mark K.

I'm not trying to tell you how you should feel, but I would recommend spending some more time reading on BP. Listen to podcasts. Learn from others. CONNECT with people in your area.

There is so much possibility out there it is ridiculous. I'm not saying it will be easy, but what is? I have this saying that there is no such thing as a quick, easy buck, but a quick hard buck is possible. What I mean is that you can make money in ways you never imagined, but it will likely take knowledge, effort, risk, and some support.

You will also encounter many, many people who will not understand what you are trying to accomplish. They will point out every thing that can go wrong. They usually only have a cursory understanding of the topic at best. Try not to spend too much time thinking about them, unless they are open to being educated. You should heed the advise of experienced investors here and elsewhere.

Keep your head clear and focus. Learn the fundamentals. If you do, it is more likely that you will succeed than fail over time. This is one thing I have learned about life from experience.

Good luck to you. If you ever have a question about a remodel, repair, code issue, or design, feel free to ask me.

Robert

@Ping Chen 

If you pull a permit, you are only responsible for your work area. An inspector can't make you correct or modify existing conditions unless there is a serious threat to safety. An example of a serious unsafe condition would be a second story door that opened up to the outside with no guard rail, or it could mean a basement bedroom without a means of egress. It can be unsafe wiring.

Don't be afraid to challenge anything they say, but as a colleague once said- "If you're going to challenge me, have your code book open".

Either way you have to be familiar with the codes in YOUR area if you are going to be serious. You can get smoked (lose a lot of money) if you make mistakes all the time.

I wouldn't worry about it too much. The permit was issued to the person who pulled it, not you. They are the ones who agreed to the terms of the permit, and to have inspections, etc.

You never entered in to any agreement with the building department, nor did you remodel anything in violation of any codes. As soon as the property changes hands the permit is void.

As far as the HVAC guy, well, I wouldn't worry about him either.

I would venture to guess that the amount of permits pulled and never closed out is huge. This is based on working as an inspector for a mid-sized city. There were thousands of them.

See here for info about permits:

http://publicecodes.cyberregs.com/icod/irc/2012/icod_irc_2012_1_sec007.htm

@TATYANA DALI 

contact me any time.

All of the above suggestions are good, including the Ibuprofen!

I was a building inspector for a year and this came up all the time. People would call or stop in and ask if they could build this or that here or there. The city of Chicago directs you here for Zoning and Land Use, and the Building Code.

What I can tell you is this:

1. Carefully review the zoning requirements to confirm that you can build what you want. According to title 17, it looks like you are wanting to be in one of the following districts: 

1. RT, Residential Two-Flat, Townhouse and Multi-Unit Districts.

2. RM, Residential Multi-Unit Districts.

These are further classified by lot area, and floor area ratio (floor area of the building divided by the total gross area of the zoning lot upon which the building is located). There are set back requirements and other things to consider. Read the whole ordinance.

2. Hire an architect or consultant to perform a code review to determine the specific requirements for your intended use group classification, which is Class A-2. This is where the rubber meets the road. There are specific requirements dealing with fire protection, fire resistant construction (fire walls, etc), egress, and other things. You need to determine what you are going to be required to build to assess costs.

3. If you are going to proceed after doing the above, either find a design and have it modified for your requirements, or hire an architect to design your building. Either way you probably will need an architect to get permits. Check with the building department to see if they require an architect to pull the permit and oversee construction or if a general contractor can do it. The GC will build it.

Good luck! I hope you can do it.

Before:

Later:

After:

This house is extremely well insulated with 2'' of exterior foam board under the siding and an air sealed and insulated attic. Its incredible how comfortable it is.