Construction Permit necessary in Fort Worth, TX?

Question

I am buying an investment property in Fort Worth, TX. Once closed, I would like to add new walls to separate bigger empty areas into individual bedrooms. No windows changes are needed. Only need add walls/doors/closets. Also I will add a shower to downstairs half bath to convert it to a full bathroom. I am hiring a licensed plumber doing the whole job.

I called the City. City said permits are needed for above jobs. The contractors I have been talking to all said it is not necessary. I understand all the jobs are done inside so City won't discover it when the work is being conducted, but since I plan to hold this property as rental for a  while and eventually I will sell it. I am wondering anybody has any experiences and suggestions on what I should do now? Can I get by without pulling the permit? Without a permit, once the City found it out, what will be the consequences? How much time and money cost i have to add by pulling the permit? Do you guys investors always pull permit in a similar reno job? Thanks a lot.

Ivan Gurrola · Answer

Hopefully you got the contractor to pull it...

Nancy Wang · Answer

Thank you everyone for the response. I will get the permit. Will it be better to have the contractor to apply for the permit or myself?

Jim Adrian · Answer

A permit is required.  Either the owner or the contractor can get the permit.  If no permit is pulled and building inspector finds out, he can make you remove all the work done at the owners/contractors expense.  There can be fines associated as well.  I believe the letter of the law requires the Owner of the property to ultimately be responsible for obtaining a permit.  Most owners don't realize they need one which is where the  good contractors will get the permit.  Any contractor that doesn't want to get a permit is a lazy one and I would not hire.  I have learned you never piss off the building inspector, the code official, and the fire marshal as they will make life hell on a project.

fyi... To be a legal bedroom you need 2 exits out of the bedroom and a closet.  This is why you need a window.  Make sure the window is large enough to exit thru.  You need a 5.7 sq ft opening per IBC  section 1029.

Thomas S. · Answer

If your contractors are saying you do not need permits they probably do substandard work or cut corners that would not pass inspection. Since it is the home owner that is responsible for the permits it should be of no concern to a contractor if you pull permits unless they have something to hide.

Todd Plambeck · Answer

If adding a bedroom, I'd say pull the permit or some question may come up when you try and sell and the tax office say you have less bedrooms.  Worst case they could make you tear it all out.  Also, does the city require a rental inspection before you can lease it out?

Karen P. · Answer

My contractors always pull permits on their work.  Better safe than sorry.  Permits are usually not very expensive.