Summary of Duplex Renovation and Permit Issue – Tucson, AZ

I purchased a duplex in December 2024 as a house hack. I moved into the fully renovated unit and immediately hired a general contractor (GC) to renovate the second unit. The scope of work included:

• New flooring throughout

• Replacement of 2 windows and 2 doors

• Full renovation of the kitchen and bathroom

• Installation of new ceiling fans and light fixtures

• Addition of a living room ceiling fan and bathroom ventilation

Before beginning the renovation, I asked the GC whether any permits were required. He told me none were needed, so we proceeded. The work was expected to be completed by late January 2025. Our payment agreement was structured in three installments, and by early February, I had paid approximately 90% of the total cost.

On February 6, 2025—the day the GC said the work would be completed—a City of Tucson code enforcement officer showed up in response to a neighbor’s complaint. I was issued a code violation and ordered to stop work immediately until the proper permits were obtained.

I asked the GC to help with the permitting process, but he was reluctant. After a few days without progress, I applied for the permit myself. Unfortunately, my initial submission was incomplete, which delayed the process. Two months later, the GC finally provided a handwritten sketch outlining the work that had been done, but he still refuses to be added to the permit as the contractor of record.

He previously claimed he would create a City of Tucson (TDC Online) account so he could be added to the permit, but I have not heard from him in over a week. He is not responding to calls or messages.

At this point, I’m unsure whether I should continue waiting or hire a new GC. I’m aware that hiring a new contractor may cost more, but ongoing delays will also increase my holding costs. Importantly, the City of Tucson requires that any renovation work exceeding $1,000 be performed by a licensed contractor or the property owner. However, if I apply as a homeowner under the “DIY” exception, I will not be allowed to rent out the unit for at least one year.

I’m looking for guidance on how best to proceed—either by pursuing a different licensed contractor to finalize the permit and complete the work or exploring any other legal options available to resolve this issue.