Bedroom conversion without permits. Buy or not buy?

Question

I am considering purchasing a duplex with 3 bedrooms on each side from a wholesaler. The seller is flipper that converted what was enclosed porch areas to a bedrooms by removing double sliding doors and enclosing it with walls, and also added closets. I checked with the county and they do not see any permits. Seller & wholesaler says that since the layout was not changed, they don't need a permit. I am worry that the conversion is not to code and that the city may tell me to convert it back while I have tenants in it. Or maybe city has no issues with it, but I can't market it as a 3-bedroom if I need to re-sell and it may prevent me from obtaining a higher price. Should I buy or walk?

Charles Situ · Answer

I am finding building codes are very different depending on the location. For example at the moment I am replacing a roof for a property in MA and the roofer obtained a permit to do the job. But for this subject property, it is in GA and I contacted the local building department where they consider roofing as basic maintenance and don't need permits. But anyway, I asked the wholesaler 1) were square footage added and 2) did they have to run electric or HVAC--both items would require a permit. He said no to these items. But I am looking up the diagram and numbers from county records, and there is a discrepancy. The enclosed porch that is now converted to a bedroom was not counted as living area and therefore the living area was increased. I can't tell if the wholesaler is lying or didn't do his homework and just took the seller's word for it.

Mark H. Porter · Answer

You should ask the city.  I know where I am I can't do that without permits as, even though a bath wasn't added, it could affect the wastewater flow.