Jonsb post hit he nail on the head--me and my husband are in the middle of a heated arguement. We had an extensive add a level 1300sq st few bedrooms bath laundry room added on--architure did plans contractor did work.. Some problems and issues ,contractor prompted addressed them. Before signing contract asked him about removing wall downstairs between 2 old bedrooms to make family room(not drawn on plans) we were gonna do it in the future but decided lets get it done now. He agreed but put it on a seperate paper than other contract. Did not know a permit was needed for taking down a load bearing wall( realized it midway through construction), when asked him about it he said "I didn't think you wanted to go that route" My husband agreed it was a money making thing and the wall came down no permit. I now cannot believe the stupidity we had in doing such an extensive remodel and not to get the permit for one little thing. I didn't realize the liabilty and the complications that could accur. I don't doubt the work was done properly, and 8ftwall span taken down and lam beams installed ,but I am losing sleep over not getting it inspected. My husband who just painted and had wall to wall carpet installed thinks I am making an isssue out of nothing.can I have the ceiling removed apply for the permit and get it inspected. Also closed off one doorway and widened the other for french door--was a permit necessary for that??? Also does the contractor have any liability and do you think he will help me correct this situation if i approach him??? Thanx

 

kooshchick,

my first question would be.... is the permit for the other work still open or did you final that project? Often when there is a permit in place the inspectors understand things arise for one reason or another. It is not optimal but if the other permit is open I would show him the work done with out permits and get his opinionj how to solve the issue. My next question would be are there photos of the work you did without permits? If so you can offer the photos to show the size and species of the lam. Who sized the beam an engineer, an architect or the "looks good" way? 8' span load bearing header or beam I would normally use 4x12 df #1 minimum. If glu lam or engineered timber it would be calc'd either by structural engineer or manufacturers specs.

As far as framming in (exist) doorways and windows the headers were existing so no harm no foul with frming them in. The bedrooms converted to family room is helpful as septic systems are based on number of bedrooms. Adding bedrooms become an issue with environmental health but deleting them not so much.

I would take whatever drawings, sketches and engineering you have down to pull a permit. If you do not have engineering on the header get some. Once you have the permit wait a couple of days then call for an inspection.
if the inspector has any issues with your having covered up work offer to remove what ever sheetrock he needs to inspect.

Cheaper to deal up front now than when you are in the middle of an escrow waiting to close.

I hope this helps.

Good Luck,

Brian Garrison
General Contractor/Professional Building Designer

 

Thanx--still trying to persaude my husband--having him read these posts and I think I'll call the contracter and see what he says or at least find out exactly how he sized the beam. thanx for your input

 

This is just an educated guess on my part. I would say that your contractor probably did the work ok. The reason is it did not matter to him if you got a permit or not. So he was not worried about an inspection. However, here is where the problem lies. It was your responsibility to get the permit. If you should have a fire, your fire insurance may not cover you because of changes you made. If you go to sell in the future, it will probably come up there. Remodel, with no permit especially with a load bearing wall, is a no, no. It may be that the Inspector is familiar with your contractor and knows the kind of work he does. If not, this could cost some money. You were correct. Get the permit. One of the cheapest items you buy in a building or remodel job. Many times I took out the permit myself, even though the owners did not want to do it. But, thats just me.

 

Thanx----So good info and advice---

 

I'm thinking about finishing my basement and will pull a permit. The problem is I will probably do this project over a year (or so). I want to take my time and do a good job. I hear permits expire after 180 days, is this true? Is there a way to extend a permit, or better yet, pull a extended permit up front?

-jasper

 

Jasper,

although permits do expire (all jurisdictions set their own timelines) you can extend them in most jurisdictions with a phone call.

For example here in Sonoma County:

6 months to pull permit after plan check completed. Able to be extended 6 months. In essence after they go ahead on the plans you have 1 year to pull the permit.

You used to have 12 months to complete and as long as you showed progress (a progress inspection) every six months you were able to keep the permit open indefinately. So many builders would never bother finalling their houses that here you now have 3 years period. End of discussion.

Just call the local building department and ask what the time line is and how to keep an active permit open.


Brian Garrison
General Contractor/Professional Building Designer

 

OK, thanks Brian.
-jasper

 

rule of thumb - unless it's cosmetic (paint, carpet, tile) or a repair (replacing a bad light fixture, patching a hole in the roof) you need a permit for EVERYTHING.

Yes, you even need a permit to replace a bad hot water heater.

I won't reiterate advice given above, it's all good.

Regarding extending permits -here in my city you have 6 months to start the work (which usually means you need the first inspections w/in 6 mo) then 6 mo to finish the work. If you can't get the work done in 12 months, they'll give you a 6 month extension for free. if, at the end of 18 months, they are technically supposed to charge you for any additional inspections required, but I've gotten away with another free 6 months before, by just being nice to the inspector & by showing them that I'm working hard, but not done yet. That means I got 2 years out of one permit for no additional fee. Your city may be different.

Hey people - get those permits, it's not as bad as it sounds.