To permit or not to permit
Q: What would be the consequences of remodeling our home without a building permit? The work we plan to do would include new siding, new roofing, replacing the electric water heater with a propane gas fixture, repairing a sagging ceiling, replacing some windows, installing new water pipes and adding an air conditioner. We're unsure as to whether permits are even required for this work and are wondering what we should disclose to buyers when the house is eventually sold. What do you advise?
A: Most of your proposed improvement would definitely require permits, according to established building codes. Having the work done without permits would expose you to legal and financial consequences which could be compounded if the work was not done by licensed contractors.
If a qualified contractor performs construction without a permit, the majority of the work would be expected to comply with code requirements, even though it would not be legal without a permit. Additionally, the lack of permits would have to be disclosed to future buyers of your home, and this could significantly affect the marketability of the property. Some buyers would see this situation as a “red flag” and might demand that an as-built permit be obtained from the building department.
With an as-built permit, the municipal inspector could demand removal of drywall to enable inspection of the framing, wiring, plumbing, etc. Costly repairs could be mandated by the inspector, and this might include restoration of the building to its original state.
If a buyer agrees to take the property as-is, even with full disclosure of the non-permitted work, future discovery of faulty conditions could lead to legal problems, possibly even a lawsuit.
If the proposed work is done by someone other than a licensed contractor, the potential for construction defects would be increased. For these reasons, it would be prudent to have the proposed work done by licensed contractors and with all of the permits required by law.
Q: I'm a “city boy” who moved to the country about four years ago. My new home has a septic system: something unknown where I previously lived. Can you please give me some information on the care and feeding of a septic system.
A: Maintaining a septic system is not difficult. The main thing is to protect the bacterial environment inside the tank. This is essential to the decomposition of solid waste. You should avoid draining your laundry into the septic system because some detergents can kill the essential bacteria. You should also minimize wastes that could clog the system, such as garbage disposal effluent or flushed baby wipes.
It is also a good idea to add some bacterial culture once or twice a year. This is sold in most hardware stores and can simply be flushed down the toilet. Also, be sure to have the system professionally inspected about every three to five years.
An internet search of septic system maintenance will provide much additional information.
• Distributed by Action Coast Publishing. Questions to Barry Stone can be emailed to barry@housedetective.com.