Trying to not get fined by the city
Investor · Tampa, FL · Member since 2017 · 205 posts · 92 votes
Trying to not get fined by the city
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Member since 2020 · 241 posts · 179 votes
2yYou can go to the county office yourself and see what permits have been pulled for the property. Also, check with zoning to see if it is even possible to convert the garage into an ADU. Just state you are checking into the feasibility of doing it but don't say it has been done.
Generally, you do not want the county to inspect and tell you what is wrong as you may open a Pandora's box of fines and fees.
Some people just punk ADU's in and don't worry about the permitting but that approach may open you up to legal issues.
13 Replies
- Developer · Tampa, FL · Member since 2020 · 84 posts · 59 votes2y
Are you living in the house and is it serving as your primary residence?
- Member since 2020 · 241 posts · 179 votes2y
You can go to the county office yourself and see what permits have been pulled for the property. Also, check with zoning to see if it is even possible to convert the garage into an ADU. Just state you are checking into the feasibility of doing it but don't say it has been done.
Generally, you do not want the county to inspect and tell you what is wrong as you may open a Pandora's box of fines and fees.
Some people just punk ADU's in and don't worry about the permitting but that approach may open you up to legal issues.
- Investor · Tampa, FL · Member since 2017 · 205 posts · 92 votes2y
Quote from @Wesley Davis:
Are you living in the house and is it serving as your primary residence?
Yes I'm living in the main house as primary. Garage is just empty right now.
- Investor · Tampa, FL · Member since 2017 · 205 posts · 92 votes2y
Quote from @Tom Fidrych:
You can go to the county office yourself and see what permits have been pulled for the property. Also, check with zoning to see if it is even possible to convert the garage into an ADU. Just state you are checking into the feasibility of doing it but don't say it has been done.
Generally, you do not want the county to inspect and tell you what is wrong as you may open a Pandora's box of fines and fees.
Some people just punk ADU's in and don't worry about the permitting but that approach may open you up to legal issues.
ok so I can just walk into the office and ask about permits for an arbitrary property?
do I have to tell them its mine? ...are they going to start prodding me with all sorts of questions? 😂
- 2yJared W SmithBusiness MemberArchitect · Westchester County, NY · Member since 2018 · 682 posts · 476 votes
If you will need an Architect to file for the ADU anyway, then I would get one onboard when you're ready to start. Part of your consultation should include a basic walkthrough to see the complexity of project. They can surely give you a list of things that will need to be updated/changed.
As far as the project itself, submitting for permits can always have documents state “proposed” and then make all the adjustments necessary after permit is issued. However, this will be up to the Architect’s comfort level. You should also inquire with the Architect, if the Inspectors typical do a pre-inspection meeting when the permit is issued before work starts. This can mean you’ll have to divulge that some of the work has already been done when filing. Really depends on the City/Town.
-Jared W. Smith, RA - Principal Architect at Architect Owl PLLC (Licensed in NY & CT)
Architect Owl PLLC521 Reviews - Developer · Tampa, FL · Member since 2020 · 84 posts · 59 votes2y
You can also look this information up online. It is public record through the City of Tampa building department. Do a building permit search.
- Member since 2020 · 241 posts · 179 votes2y
Quote from @Andre Crabb:
Quote from @Tom Fidrych:
You can go to the county office yourself and see what permits have been pulled for the property. Also, check with zoning to see if it is even possible to convert the garage into an ADU. Just state you are checking into the feasibility of doing it but don't say it has been done.
Generally, you do not want the county to inspect and tell you what is wrong as you may open a Pandora's box of fines and fees.
Some people just punk ADU's in and don't worry about the permitting but that approach may open you up to legal issues.
ok so I can just walk into the office and ask about permits for an arbitrary property?
do I have to tell them its mine? ...are they going to start prodding me with all sorts of questions? 😂
Yes, you can check the records of any property-either online or in person. I do this when I'm considering purchasing a property to see if what is advertised is recognized by the county or city.
Generally, I've found most planning dept people helpful. You could state you own it or not and are considering what development options are open to you. When you own the property already, you certainly don't go in there stating there is a garage conversion and you want to see if it is legal. But is you are considering purchasing the property, then ask if it was legally done. Hi Andre, I've seen quite a few similar situations here in Palm Beach with illegal garage conversions. The first step is to confirm whether it was done legally or not, or if it was abandoned somewhere in the permit process. This can be looked up easily for free on your county website--feel free to message or call me and I can walk you through it. If it was not done legally and was not disclosed by the seller when you bought the property, you can actually hold the seller liable as they had an obligation to inform you of any unpermitted additions.
- Investor · Tampa, FL · Member since 2016 · 681 posts · 288 votes2y
Hello Andre Crabb in Tampa. What are you so paranoid about? You live in a house and have a garage. You know the IRS rule that says you can live in your Home for 2 out of 5 years and Sell Tax-free for up to $250,000? The rules for ADU's are listed online with the City of Tampa or the County of Hillsborough. The original rule stated that the garage had to be connected to the main structure in order to turn it into an, "Inlaw Apartment." Now, everyone wants to turn a shed to a garage to an RV into a Short Term Rental and that is not allowed. Also, you cannot Rent to someone who is Not a Family Member. You don't need an Architect. You need to go and talk with the Plans Department and explain you have a Home with a Garage and want to know what the rule is about Converting it. Simple.
- Investor · Tampa · Member since 2019 · 14 posts · 3 votes2y
Quote from @Andre Crabb:
Hey BP! I could use some advice here to have my SFH not turn into a money pit...
Its a 1946 SFH in Tampa, Florida with a detached garage that has plumbing and electric, and was half-baked to a livable unit.
Ideally I'd like to finish the AirBnb conversion, but am assuming nothing was permitted. (Water supply from the main house, a new drain, a small electrical panel, outdoor washer/dryer).
The question is...what's the best way to move forward?
- Get some inspector to come view the area and tell me what is currently wrong with the unit? If this inspector is from the city...will they start fining me for any current violations?
- Just start the work with a new architect and ask them if anything existing needs to change?
- Keep it all under the hood and dont permit things?
- Don't do the conversion at all and just use the garage as a garage.
Of course there's a lot of variables, but its my first house and investment and I want to learn before I just go for it, fearing losing lots of money in fines, fees, etc.
Thanks!
Andre
Hey @Andre Crabb I did something similar a year ago in Tampa Heights with a garage conversion, but the main house was an investment property, not a primary. City said I couldn't make an ADU but I could have an extended family unit difference was I can't have "kitchen appliances". Meaning no stove stop or oven. You are living in the main house so I don't see this as a problem for you. That being said, your biggest issue is time that it will take zoning to change the garage to a livable unit. It took me 6-8 months for zoning and permitting before I could start. My advice would be to talk to a contractor first to get a an idea on cost and what you need to have done- then have them file for permits with an architect. I would recommend going the route of permitting unless you have a contractor you really trust to do everything correctly and not take short cuts.
- Residential Real Estate Broker · Sedona, AZ · Member since 2017 · 754 posts · 504 votes2yThis is 1 of countless situations when it's invaluable to work with a local savvy, well networked investment/str specialized real estate agent, as they should work actively with trustworthy local contractors, architects, even city/county techs that can explore the issue and solve it legally/ethically, without getting you into trouble. IT can be tough without those relationships.
Quote from @Andre Crabb:
Hey BP! I could use some advice here to have my SFH not turn into a money pit...
Its a 1946 SFH in Tampa, Florida with a detached garage that has plumbing and electric, and was half-baked to a livable unit.
Ideally I'd like to finish the AirBnb conversion, but am assuming nothing was permitted. (Water supply from the main house, a new drain, a small electrical panel, outdoor washer/dryer).
The question is...what's the best way to move forward?
- Get some inspector to come view the area and tell me what is currently wrong with the unit? If this inspector is from the city...will they start fining me for any current violations?
- Just start the work with a new architect and ask them if anything existing needs to change?
- Keep it all under the hood and dont permit things?
- Don't do the conversion at all and just use the garage as a garage.
Of course there's a lot of variables, but its my first house and investment and I want to learn before I just go for it, fearing losing lots of money in fines, fees, etc.
Thanks!
Andre
Do you have a great agent like this that has these relationships? If not, how do you feel about looping someone in that you will work with, moving forward as you buy/sell in your area- and in the meantime they help you out with advice and these connections?If you don't go this way, then I'd recommend you connect directly with a local general contractor, and meet them over there to discuss your concerns- permits, what's needed for it to be safe and functional and to code, etc. They should be able to advise you.
- Investor · Tampa, FL · Member since 2017 · 205 posts · 92 votes2y
THANK YOU everyone for the tips! I’ve got an idea with how to move forward.
Still going at it slow since its not a major priority, but I have a plan.
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