The opportunity with this property is that it has 425sf of un-permitted attic addition.

West Allis ( watch out for the city permit patrol ) 

At first we thought that we could apply for just a load bearing wall replacement permit, over the counter.

Also, be very careful about "working" in Thailand without a work permit.  

Do you know if the garage remodel is permitted?

However, a quick permit search prior to making an offer revealed that the owner had not received a single permit for any work conducted, and received a code violation notice for the ADU last week with compliance due in about 30 days. 

I also make my way to others when my schedule permits.  

Well, they said anything less than 180-days was not permitted, which is uncommon as most subdivisions in Kona that don't allow daily and weekly rentals, do allow 30-day minimum rentals.

I know in SoCal you don't need to pull permits prior to building for any additions less than 500SF unless its Coastal Commission.

And that they will pull permits accordingly?