Depending on where you are they may make you get the required permits, open everything up, hire licensed trades to check and sign off on the work to prove that the work was done to code. Then the building inspector would need to sign off and you would get the C of O. Again municipality dependent you may be required to pay fines and certainly they will reassess the property for tax purposes.

Ugh. My experiences when people do what you do have all been bad, and I think that so often it comes to bite the next owner in the ass, either because the work didn't have a permit, or because it wasn't done to code, or because it wasn't done by a licensed and experienced trade person who would know if what was done in one area would affect another area in 20 years. I've been that next owner, and so has my sister.

You can get retroactive permits and it helps if you have lots of pictures from during construction. If you can show them good pictures of what is behind the walls, they probably won’t ask you to reopen the walls. You may not even need to do that though. Especially after covid- I think your situation is very common and buyers would be hard pressed to find homes that didn’t have some sort of homeowner improvements. Talk to realtors, and maybe also the city (but be careful if you talk to the city- I try to talk in hypothetical terms/not give the house address if I go to the city to ask questions or get clarification on specifics.)

Ditto TorontoVet 100%. No, make that 1000%.

But the issue to you as a seller getting permits now is if stuff is not up to code, it's going to be a re-do, and that's going to cost you money. It's the RIGHT thing to do, though, and can help cover you from potential lawsuits in the future.

The only way you avoid a Certificate of occupancy inspection if you register your house with the town as an Unhabitable dwelling and it will be demolished.

Other than that, As-Is or not you will need an inspection to obtain certificates of occupancy prior to closing.

What you worry about, if you did everything right, let them come in and inspect, it could be nothing or they will make you bring a few items to code compliance, etc.

You can sell a house without the CO though, the buyer will just have to bring it to code and get the CO before they can move in. You’d take a hit on the price but it’s definitely an option

I'd say it depends. Let's say you shifted a bedroom door within a ceiling joist bearing wall over 2 feet, and just moved the existing framing and the slab and ceiling framing still allowed for that, then no one might even know you did it. If you did plumbing and electrical, and it looks as if a professional did it, then no one might even know. Most locales allow the actual homeowner to perform their own work (albeit with inspections). Certainly code compliance is easy to ascertain, but if what you did looks unprofessional, or not as if it was originally done in the house (e.g. open concept in a 1950's house), then questions arise.

It's usually pretty easy to tell when things are done DIY. I would suggest you pay a home inspector to go through the house so you know what stands out or is wrong. Act as if you are buying the house so no holds barred.

Local procedures vary greatly. In my location, much interior work on existing houses is unpermitted. Here, only new construction requires a certificate of occupancy. Years ago, I bought a foreclosure house where the previous owner was a contractor. The fellow was meticulous and the work was high quality but not completed everywhere. We finished the unfinished trim work, fixed and painted the walls and ceilings, moved a few cabinets and painted them, and refinished the floors. All our interior work did not require permits.

While we were working on the house, someone turned us in for doing unpermitted work. The city insisted on an inspection before we could sell. We provided pictures showing the labels on the materials were all over a dozen years old. My partner arranged an inspection with someone who was only interested in safe, quality work. At the inspection, the guy complemented us on the quality of the work to which we replied that we would be happy to claim credit but it wasn't us. He was satisfied there were no issues and cleared the house for sale. Their view is to not punish new homeowners for the sins of their predecessors, if there are no obvious issues. For existing owners, the concern is quality (and revenue) more than punishment.

The complaint was for unauthorized HVAC work. Not only was the previous owner a contractor, he was a collector of surplus construction materials. We had ductwork and other materials sitting outside when we cleaned out the garage before listing.

I think it also depends on the local real estate market. I'm continually stunned at the junk that goes under contract here in less then 24 hours - usually over asking.

That's why I think you need to talk with a local realtor. They'll be much better able to guide you than a bunch of strangers on the internet. My experience from 10 years ago in another state isn't really relevant to where ever you find yourself today.

"It's usually pretty easy to tell when things are done DIY."

Oh no it's not. Especially not electrical haywire behind walls, enclosed plumbing, etc.

I am California, seller has to disclose all improvements and there is a check box for “permit” There is a boiler plate disclosure form.

I disclosed everything and sold “as is”. The city did not get involved.

Here every house that sold needs a certificate of occupancy. Pretty much they want the house to be safe for the new homeowners, i.e smoke detectors, guard rails, graspable hand railings, etc.

If there is a deck, or finished basement, etc and there is no record of it in the building department, they will make you submit drawings and apply for the permit and have all inspectors check everything.

Being this existing, some will make you provide fire-blocking, some will make you bring the plumbing to compliance if it's not done right, etc. some will not make you do anything and sign off on it unless there is a safety issue.

Some inspectors if there is a fan installed, will request the homeowner to hire an electrician to inspect and provide a stamped letter from a licensed electrician that it was installed correctly, if not, take the fan down and replace it with a regular fixture.

@mxk3 z5b_MI you're right, and what I find is you see a flexible pipe under the kitchen sink, or you see improper subfloor under tile in the bathroom with a changed layout, so that means they did DIY and you investigate further into things you can't see.

I am in Pennsylvania and bought my home without the CO, and it was no problem. I just had to add some things (stairs outside, a railing on the loft, etc etc) and the city came out and inspected and signed off. I’m also on the other side of it now to sell an inherited property in Tx that is not up to code (would be too extensive of a Reno to take on from PA) and again, no problem to sell as is.

It depends on the inspector, too. I know someone who upgraded/replaced their electric panel and the inspector looked up the printed info on the side of some romex, determined the date from that, and the house didn’t have electrical permits from that time period and they made them open the walls.

Hopefully you did everything up to code anyway and the future owners will be safe.

Almost every home here more than ten years old has significant unpermitted work. It all sells without a problem. The answer to your question is way more local, I have lived in four states and never had to get an official inspection on any existing home, and definitely not a CO.

The correct answer to the question is where is the property located? Different areas, different government entities, different answers, different levels of complications. Some areas are a PITA and others don't much care.

The second question is what was the nature of the alterations? Did you paint, new tile, new cabinets, new front door, gutters or replace a window? In this case, you needn't worry about it. Just disclose that you made these changes on the real estate disclosure form. Did you move/change/alter/add to electrical, HVAC, plumbing, roof or structural elements? Now you get into needing permits from the appropriate authority. This is where it can bite you in the pocket book.

What to do? If it's one of those second set of items, there are a couple of approaches. You can go down to the building department and ask for their guidance. You won't be the first person they have encountered who did this. They have a protocol and they will describe it to you. It may be really simple or it may be really complicated. You will need to find out. The alternative is to find a renovation contractor who has done extensive work in your area. Consult on site with them. Be prepared to pay them for an hour or two of their time. They will want to take a look at your work. They can tell you who to talk to at the City/County/Parish building department and give you an idea as to how hard it will be to get a retroactive permit issued.

It may be a big thing or a little thing. The important thing is to find out how big or how small. Right now, you are working on incomplete information.

Lots of people around here don't even bother to check before buying...

People who don't bother, end up on Houzz with disaster on their hands, asking what we should do and who we can hold liable.

I'm not saying it's a good idea.

I think you are right to be above board and honest...plus...you are safer personally/legally......going forward ...by doing what is needed to satisfy the inspectors..

There is a lot of unpermitted work done and I suspect that very few people who don't bother checking on permits end up on Houzz with a disaster on their hands.

Follow the guidance from your realtor. You shouldn't lie about unpermitted work on your disclosure, but as a seller there is a great tool for dealing with people who want you to correct unpermitted work. Just don't sign the offer that includes that demand.

I sold a rehabbed rental property in December 2019. The disclosure asked "has there been any remodeling?" and "were all government permits properly obtained?" I check "Yes" and "No." We had four offers in the first 24 hours.

As for who a buyer can hold liable for unpermitted work... Houses are sold without any implied warranty. The seller is required to disclose any known issues, but simply saying that their was unpermitted work is usually sufficient. You usually don't have to go into details about the extent of the unpermitted work unless asked about it, at which point you must answer honestly. However, once you answer honestly you can simply refuse to accept an offer contingent upon correction. The buyer can hire whoever they want to inspect the property or they can walk away.

Obviously, if there is work that is dangerous it should be made safe...

Sell "as is" and fully disclose. Investors look for homes to repair and add value to.

Can you say true fully that all the unpermitted work is up to code?

It is common in some areas, it may not mean poor quality. I owned a legal non conforming house and got a permit for the maximum allowed additional sq ft. After that work was done, my highly regarded architect did another plan (he omitted his name on plans) for the nonpermitted work and my also highly regarded contractor did the work. This was disclosed at the sale, the buyer had no concerns, it is common practice in that area to have nonpermitted work for various reasons, not just dangerous/cheap short cuts. Talk to your realtor, they should know how to handle it.

As Im looking for a new place to live in a hot market - I see a lot of places like this, half done, and it seems like they sell pretty quickly as is. You cant expect to make the profit you think you should get however.

What I would do is make a list of exactly what you would have to do in order for inspections to occur. For example a shower - if its a matter of cutting the wall on the other side or from underneath for them to look at the plumbing maybe its not such a big deal.

The fact that you are asking about whether permits are required for kitchen cabs suggests to me that you still havet learned all you could from this unfortunate experience. That question is best answered by a quick call to your city bldg inspection unit or look on city website Where I live, they tend to not care so much about non critical things a homeowner does piecemeal over the course of many years.... but an entire gut & flip job is another story

I know in our town, a homeowner can do all sorts of work theirselves -- electrical, plumbing, etc. and not be permitted. But you can't hire "good ol buddy Sam" to come and do the same thing for you. If you pay, it must be a licensed guy.

It depends on your area. I hear anything goes in Alabama, which is quite scary.

my daughter and her hubby purchased a house built in 1935, had it moved to their acreage and have been slowly (DIY but he has "mad" skills) replacing/repairing the entire structure (he is a lawyer). I seriously doubt any sort of permit was obtained (they do NOT live within an incorporated/city area).

Thus far they haven't connected it to electric because he found one junction box with 30 (yes, thirty) wires coming out of it! At the moment, the master bedroom is complete (took it down to the studs), and one 'guest' bedroom is complete. They have no idea what, if any, work was permitted by previous owners!! Sort of doubt that with the above junction box info!!

This is in Texas. But a new, built to plans home they wanted would have cost $300K. The house was purchased and moved for less than $100K and they knew DIY would be a slow process. But, in the end, they will have the 'farm' type house they want.

The 'properly permitted" question on the disclosure is a conundrum. We used licensed contractors to renovate bathrooms and our kitchen. We also had a licensed electrician replace our attic fan. The contractors never told us we needed permits. We'll consult our realtor when the time comes to sell (probably some time in 2022) and will handle per his/her advice.

So many people have taken the time to respond to the OP, but the OP hasn't bothered to come back and comment or thank. Fly-bys bug me. I thank you all for your wisdom.

@HU-765755942 In some areas, yes! We just moved from a house in an area with no building permits required. Same with my aunt's place in Oklahoma. There might be a few inspections with new builds, but they just default to the state's building code and no permits are required to be taken out for the work. Want to build a garage? Go for it! It's great when you know what you're doing or hire a competent professional. Otherwise it can be a nightmare! Yeah... and I wonder why our homeowner's insurance doubled when we moved from VA to AL. I guess they figure a storm or tornado is going to take out the homes anyway. I joke... well, sort of. We bought a 1931 house and it was built solid, but the (updated) electrical was a mess when we opened up a few walls. We corrected the issues that we came across (hiring a pro). We loved that house but are now back in Virginia. And while building permits suck to pay for, at the same time, I can sleep a little better at night.

Sorry I didn't reply earlier - I have another thread on this subject which I have been responding to. I found a buyer who is an all cash, "as is" purchase. He stipulated that his inspector go through the house, but he found only a few small issues. We agreed to have a licensed electrician make all the changes, and I would reduce the price, but he couldn't find one willing to even give an estimate; he gave me a figure by which to reduce the price and I accepted. Edit - I somehow thought I was the original poster.