We're trying to get a bid from a contractor that came highly recommended, but they're saying that since we need to pull city permits (we're redoing a kitchen and bathroom and adding a washer/dryer) we need detailed plans that will cost $2000.

When I look the property up on the county website it is zoned single family.It's an older home so I assume it has been divided and added to over the years, probably prior to rigorous permitting and zoning laws.I would like to ensure that everything is legal prior to possessing the property, and imagine I would need it to be so to use the rental income towards the loan.So I guess the questions are:Is it silly to think this could be re-zoned?

However, I do have many connections in the business since I am an Interior designer and custom home builder of luxury properties and do want a prestigious name to attach myself to.

Work with the trusted contractor- Wasted more than a few hundreds of dollars for nothing- Didn't pull the permit for Windows replacement which led the harder inspection#2.

I thought it would be better to go with the small business builders but they have terrible customer service and looking for a "custom homes" payday.

YellowLetters has better customization of letters, postcards, etc in my opinion.

A job of this sort would require pulling a permit involving FPL (power and light company) to disconnect the main feed.

The more of the following you are able to provide, the higher a price you can request:Inspection report by licensed inspector, legitimate sold comps within 0.1 mile range, roof warranty from licensed roofer, permits for the work performed, disclosure of how much electric/plumbing/HVAC was replaced, warranty for the heater (if new) or disclosure of what service was performed, age of windows and grade of windows (if new), warranty on appliances (if new), last service on appliances (if used), grade/brand/color/installation date of cosmetic materials (flooring, paint, etc.), etc.If tenant in place: strong lease terms, proof of payment history, screening criteria including personality screen, security deposit & last month rent held, annual lease term, etc.  

I did all of my own work and I used builder grade cabinets and I made my own custom counters and STILL that work cost me about $21,000. and that is only for 1 side of the duplex.

@Russell Brazil  I was almost going to call you on this one as I know that in negotiating transactions you have regional customs and I was going on my west coast customs... but we got it done... even going up this will pencil well ....