Occupation?
jlc712
9 years ago
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tinam61
9 years agoUser
9 years agolast modified: 9 years agoRelated Discussions
Skip the final inspection and occupancy permit?
Comments (32)From what I've seen, policies regarding the length of open building permits really varies according to location. We completed our retirement house a little over a year ago- after 4 long complicated years of building, and our contractor managed to keep our building permit open for the entire 4 years. In that county ( in southwest Florida), a building permit was good for six months, but it could be renewed either by scheduling and going through an inspection, or by paying the county for another six month extension. At the time, there was no limit on the length of time the permit was open ( I think they may have changed things and there is a one year limit now). As long as the building permit was open, the building codes in effect when it was first issued applied to the building. If the permit was allowed to expire, the builder had to apply for a new one, resubmit the plans for approval one more time, and the codes in effect at this later time would apply. I think it's pretty standard policy that any item approved by the county under an existing permit cannot be "unapproved" later on in the event of building code changes. So I'd imagine an evaporation pond approved under a previous permit is safe regardless of how much current inspectors might hate it or how environmentally "unfriendly" county bureaucrats might regard such a device, LOL. That is, hopefully, if there was a final inspection to "close out" the permit for that project. The final inspection "closes out" the permit, ie, the inspector/county signing off that the work has been completed in a workmanship-like manner, meets current standards and codes, etc. Without that final inspection, the permit remains open, expires sooner or later, and the work done under this permit is considered uncompleted. THIS type of scenario is what subjects a homeowner to problems sooner or later, ie, fines, additional inspections and the possibility to being required to tear down the construction, and rebuild according to building codes in effect that the time the open permit is discovered. This situation has occurred in our area where county building and zoning employees discovered that several townhouse and condo developments built after Hurricane Andrew in 1992 were built without the additional hurricane protection ( no hurricane straps on trusses, rebar reinforcement in the outside walls, attachment of tie beam to outside walls) required by more stringent building codes put into effect after 1992. Apparently these dwellings also had open permits that had never been completed, this was discovered about 10 years after the building was finished. The homeowners living in these places at the time this was discovered had no idea these problems existed, but they were still held responsible by the county to make the required fixes. Most of these folks didn't have the money to make these fixes, had their homeowners' insurance policies canceled, couldn't get new insurance and couldn't sell their homes either. The last I heard, they were suing the builder ( well known mass production builder I won't name), the owners at the time of said company ( a large theme park whose name I won't mention either), and maybe the county for not catching these deficiencies during the building process. The builder and theme park both disavowed responsibility for these problems, but I don't know what the outcome finally was. I wouldn't skip a final inspection, and getting that CEO.......See MoreNew mystery next box occupant
Comments (3)Sounds like squirrel damage to me - I've had 2 or 3 boxes damaged this way. You don't need to get rid of the whole box - just screw a plate made of anything, (1" or so block of wood, rigid plastic, etc) with a 1 1/2" hole cut in it over the hole. You can buy them (some are metal) but really easy to improvise....See MoreMovin on in? Temporary certificate of use and occupancy?
Comments (3)...and don't count on it or take it for granted. I can't remember where you're building, but every building department has its own policies. Two locals in N. CA do not issue. One will forfeit your temporary utility deposit if you move in as they otherwise have had a lack of leverage on owner-builders completing inspections. The other won't issue due to liability concerns... but have done courtesy inspections and ignored move ins. Its a moving target....See MoreConfused About Cert. Of Occupancy and Move-In
Comments (10)Meeshee1, One further caution of a two step: although you might be able to get a lower interest rate at the time of closing than you would have with a one-time close, your new home will have to appraise to the minimum loan to value that will meet your expected mortgage size (i.e. 80%, 85%, 90%, etc.) otherwise, you may need to come up with more money. Example: at the time of construction loan start, the expected appraisal value of your yet to be built home was $400K, since your proposed new home was similar to ones sold in your surrounding area (square footage, amenities, finishes, etc), and they had recent sales of around $400K at that time. You were expecting an 80% L to V mortgage (i.e. mortgage of $320K) Now, 12 months later, the home sales in your area dropped to around $350K, so an 80% L to V mortgage would be $280K). The difference 320K -280K = $40K, which you would have to pay, or you would need to have an approximately 90% L to V mortgage to have the same monthly mortgage payment. Of course, if the value of homes in your area have gone up since you began your build, this same math can work in your favor. Wishing it is the later versus the former for you. Best wishes and congrats on your new home....See Moreblfenton
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