To Get A Permit Or Not To Get A Permit
We need to convert a Den into a Bedroom. The room is already existing, so we would just need to add a wall, a door and a closet. Most of the contractors we talked to are saying that we do not need a permit for something like this. Most of the Realtors are saying we should get a permit. Now, getting a permit would mean that it would take longer to finish and cost more. This is in Las Vegas, NV. Any advice appreciated.
I'd ask the building department if you needed a permit. If you need one pull one, in my opinion it's not worth the savings if it causes problems. If you are trying to sell the house a prospective buyer may ask to see proof that you pulled permits if they were needed, I would. You'll also need some electrical outlets put in on the new wall.
Are these reputable contractors saying you don't need one? When I was in the construction business (electrical contractor) the contractors who said a permit was not needed when one was were usually not licensed and unable to pull one so they lied to the home owner.
codes are different state to state, county to county, and even sometimes even from city to county. check with you area codes dept...kenmax
I always look at it from a liability issue and resell issue. You also need to know your market to know the resell issue. In my market, a retail buyer would not care if the room was converted with or without a permit. Unless of course it was a structural wall, fire barrior, etc.
Again, I always look at it from a liability issue and resell issue. It is not a big deal in my area to not pull permits. Then if you get caught you have a stop work order and then get the permit with a minimal fine. So the permit is not the big issue in my opinion. It is the question of you paid a handyman to do the electric, there is no permit, and now the house burns down. That is a liability nightmare. Now take a reroof, the end buyer might ask if you got a permit and you say no. In my area, that would not stop someone from buying the house, especially if they are having an inspection. An a reroof, without permit is not a huge liability issue.
Brenda
Hi Natalie,
I agree with Lone Gunman. You probably WILL need a permit. And if you ask the Building dept they will tell you.
Dont tell them the address. Tell them that you are THINKING of buying and the house needs work. This way they will answer and you wont have raised a flag or given them an address.
The cost of a permit is based on the cost of your job. Probably PENNIES. the time wasted can be a week or so for the inspection to be set up (maybe longer if you are in a big city).
YOU WILL need permits if you are putting electric sockets in that wall or an extra master bathroom.
And your buyer's inspector or title people are gonna find that you changed the structure of the house anyway and they are gonna ask for permits.
Then the permit people will drag their feet because you disrespected them by not pulling the permit in the first place.
You have to tell the county that YOU ARE DOING THE WORK YOURSELF.
Down here it is called an "Owner/Builder" permit.
Then you can hire handymen instead of licensed guys.
Try to find a licensed electrician who'll do a side job for $25-$30 an hour.
Isnt the $300 extra and 2 weeks extra time worth it???
If you dont do it right the first time, you may have to do it over!
Good Luck,
Neill
I don't recall the exact minimum dollar amount of a remodel which requires a permit. The figure of $600 sticks in my mind. Call the permits department and ask for the amount.
I feel relatively certain that the minor work that you propose would be under that threshold. Hence, no permit would be necessary.
But, CYA. Check before you do anything.
The chances of being able to add a closet and a wall and not come up against the 6 foot rule for electrical outlets is going to be pretty remote.
If you do have to mess with outlets to meet code, you need a permit, end of story, I don't care where you live.
The cost and time now will be saved when you sell.
The permit will not cost much as the project is small. The ability to say to a future buyer that everything was done to code and there will be no problems when their lender reviews the appraisal is well worth a little time and money now (IMHO).
John
[addsig]
Something else here to consider. Find out from the municipality if it requires a Cert. of Occupancy (or something similar) when title changes hands on resale homes. The municipality may not let the deed be recorded without a CO being issued (and to get the CO, the municipality will inspect the property and check its records on it). If Las Vegas requires a CO on resales, then this permit question becomes more critical.[ Edited by NancyChadwick on Date 06/02/2004 ]