No permit on roof in Orlando FL

Clermont Fl · Member since 2014 · 52 posts · 19 votes

Good evening my wife and I just put our 2nd home under contract that we’re planning on moving into and renovate. Turns out that there was never a permit done on the the newer roof.

Should I walk away from the deal also shouldn’t the seller legally have to disclose this to me? Seems like she’s claiming Unknown as to age of roof saying it was like this when she bought it. She’s held it for 4 years as a rental have a hard time buying she held property for 4 years not knowing the unpermitted work.

Would you advise to me to do this will be our first step to renting our current home and we just don’t want to get stuck. Homes in the area are going for 225k we’re getting for a discount at $192k. Should we ask her to get a permit done on the roof or ask for a discount? Or walk away?

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Steve O.Pro Member

Rental Property Investor · West Caldwell, NJ · Member since 2019 · 104 posts · 65 votes

@James Roux did you get a house inspection? If it’s a brand new roof, and done correctly- why would you walk away. Sometimes people don’t get permits because they don’t want to pay the town an unnecessary fee or have to wait for the permit.

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Steve O.Pro Member
Rental Property Investor · West Caldwell, NJ · Member since 2019 · 104 posts · 65 votes
6y
@James Roux did you get a house inspection? If it’s a brand new roof, and done correctly- why would you walk away. Sometimes people don’t get permits because they don’t want to pay the town an unnecessary fee or have to wait for the permit.
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James Roux
OP
Clermont Fl · Member since 2014 · 52 posts · 19 votes
6y
@Steve Orluski I understand that part but what’s my liability if county says I have to replace it an I the one who eats it or the seller for not disclosing in permitted work? Or should I just not even care as long as inspection comes back
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Steve O.Pro Member
Rental Property Investor · West Caldwell, NJ · Member since 2019 · 104 posts · 65 votes
6y
@James Roux I would play dumb. How will they know there was work done? I don’t know how fla. laws are, but in NJ it’s sorta like if the job was done and town inspector didn’t catch it, your good to go. Besides someone ratting you out, which clearly didn’t happen, There would be no reason for them to catch it now. It’s not like your putting an addition on and it’s obvious.
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John MorganPro Member
Rental Property Investor · Grand Prairie, TX · Member since 2018 · 2k+ posts · 2k+ votes
6y
Who cares if it wasn’t permitted. You bought it like that and aren’t responsible for it. I’ve bought homes with garages converted into bedrooms and I’m sure all kinds of other work done like water heaters and updated electrical panels installed without permits. I’m not worried about it. A lot of people don’t pull permits for all kinds of stuff. If anyone will ever ask, I’ll just tell them that’s how it was when I bought. I’ve never heard of someone having to tear down a roof or garage convert due to the city finding out years later that permits weren’t pulled. Has anyone seen this happen?
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Russell BrazilBusiness Member
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Real Estate Agent · Washington, D.C. · Member since 2012 · 17k+ posts · 30k+ votes
6y
I have zero clue if any of the roofs on any of my properties are permitted, including the ones Ive replaced. Why would it matter? Not once in 15 years have I ever looked at a roof permit.
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Michael Noto
Real Estate Agent · Southington, CT · Member since 2008 · 5k+ posts · 3k+ votes
6y
@James Roux In most towns/cities here in Connecticut that I know of even if you pull a permit for a new roof the town does not come out and inspect anyway. Check with the town offices, they may not even require a roof to be inspected after a permit is pulled.
If it is a newer roof and an inspector has confirmed that then I would not let this keep you from buying the home.
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James Roux
OP
Clermont Fl · Member since 2014 · 52 posts · 19 votes
6y
I appreciate all the advice thank you everyone
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Daniel SmythPro Member
Rental Property Investor · Rockford, IL · Member since 2019 · 471 posts · 342 votes
6y
I did my own house work without permits on my Fort Lauderdale house. I was not about to give the tax man one more dime! Since I did the roof before it was found out, WINNING!
The only downfall I can see with a no permit new roof, is that there is a small chance that your insurance company may give you grief if you had a rook claim, and the evidence showed improper roof installation or materials. But, if the insurance inspector signed off that the roof was new before any damage, you do have a leg to stand on.
I have had discussions with many Broward County home owners that bought homes with garages built without permits that needed to come down. Lot lines mean things! Easements mean things too, if there is a complaint.
Me? If it's a sound roof, it's a sound roof! if you don't know, then you don't know.
You should only need to disclose that something is bad. I have never heard of the county driving by the house a year after a new roof, and say it needed to be re-done for lack of a permit!
However, your HOA could do so if the roof was not up to their rules! Take the deal. if there is an issue with an inspector or an HOA, go to your local butcher, have him carve up some thick steaks, and you know who you need to invite to a party!
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Mike Shulman
Real Estate Agent · orlando, FL · Member since 2009 · 159 posts · 121 votes
6y
The only issue you make face is when you go to sell it. If the roof is already five years old and plan to keep it 10 to 15 years it will need a new roof by the time you sell and then you can have it properly permitted. You shouldn't have any issue with the city forcing me to do anything. The only time you'll become a problem is when you sell.
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Marc Winter
Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes
6y
Originally posted by @John Morgan:
Who cares if it wasn’t permitted. You bought it like that and aren’t responsible for it. I’ve bought homes with garages converted into bedrooms and I’m sure all kinds of other work done like water heaters and updated electrical panels installed without permits. I’m not worried about it. A lot of people don’t pull permits for all kinds of stuff. If anyone will ever ask, I’ll just tell them that’s how it was when I bought. I’ve never heard of someone having to tear down a roof or garage convert due to the city finding out years later that permits weren’t pulled. Has anyone seen this happen?
John, In NYC, inspectors will slap a violation and fine on you in a New York minute. Finished basement apartments, converted garages, unlicensed/permitted electrical upgrades, kitchens and baths where they don't belong--all come with severe consequenses when you are caught.
This might not affect you immediately, however when you go to sell (or possibly refi) this kind of stuff can come up and bite you.
Have I seen it happen? Yes, more times than I want to remember! Have the owner/seller file for a permit if you really want to feel safe, or get them to leave an escrow.

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John MorganPro Member
Rental Property Investor · Grand Prairie, TX · Member since 2018 · 2k+ posts · 2k+ votes
6y
Originally posted by @Marc Winter:
Originally posted by @John Morgan:
Who cares if it wasn’t permitted. You bought it like that and aren’t responsible for it. I’ve bought homes with garages converted into bedrooms and I’m sure all kinds of other work done like water heaters and updated electrical panels installed without permits. I’m not worried about it. A lot of people don’t pull permits for all kinds of stuff. If anyone will ever ask, I’ll just tell them that’s how it was when I bought. I’ve never heard of someone having to tear down a roof or garage convert due to the city finding out years later that permits weren’t pulled. Has anyone seen this happen?
John, In NYC, inspectors will slap a violation and fine on you in a New York minute. Finished basement apartments, converted garages, unlicensed/permitted electrical upgrades, kitchens and baths where they don't belong--all come with severe consequenses when you are caught.
This might not affect you immediately, however when you go to sell (or possibly refi) this kind of stuff can come up and bite you.
Have I seen it happen? Yes, more times than I want to remember! Have the owner/seller file for a permit if you really want to feel safe, or get them to leave an escrow.
I can see some states like NY coming down hard on non permitted projects. The blue collar neighborhoods where I invest are a little different. One third of the garages are converted and who knows what other non permitted rehabs go on inside. The city is just happy people are fixing these places up and adding value to the area.
I bought A house with a garage already converted last summer. Did a refi on it a couple months ago and the appraiser told me the garage would add an extra 15k value to the appraisal due to the extra sq ft. I’ve never had a problem buying and selling homes like this. But then again these are C class hoods where the city is just happy you’re fixing these old ugly houses up.

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Javier Marchena
Investor · Winter Springs, FL · Member since 2010 · 165 posts · 68 votes
6y
Just ask the seller to have the roof inspected by the city and get a permit pulled. Or you get a roofer give you a price, and ask for a discount in case the city ask you to replace the roof.
Also ask the roofer to inspect the roof and see if it was done properly and it can pass an inspection.
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