Permit a new bedroom?

Question

Hi All, 
I have searched for an answer specifically to this question, so if my searching skills are poor, I do apologize.

On my latest SF home, it has an attic area over the porch that has a wonderful space that will be able to add a 15x20 bedroom w/ closet.
I have a great GC, but he has hinted at not getting it permitted.  He said that inspectors can be a hassle, etc and will open a "can of worms" with other issues.

My husband and I do not agree.  We are holding his home for a rental and think we should pull permits.  Our local assessor views bedrooms as not adding value to the assessed price, only sq footage to a home or a bathroom and this space is already included in the current foot print.

But for resale value, if we ever sell it or for appraised and rentability value, we think we should permit it.

What are the pros and cons of it?

Any ideas would be appreciated.

Aaron McGinnis · Answer

I'd want a permit. But bear in mind that different cities treat permits differently, and in your city the permit office might be a total bear to wrestle with.

Even so, for a bedroom addition... yeah, get the permit and make sure that the GC is bringing in the necessary electrical sub, insulating correctly, etc.

Kathy V. · Answer

Adding bedrooms are a big deal to the code enforcers. Since someone will be living in there, they are most definitely going to make sure its heated properly, cooler properly and most importantly, being able to exit properly.(Width of stairs, height, etc). 
Don't give the town a reason to "watch" your future rehabs.

btw, the assessor may not give a higher assessment(meaning more taxes) by having an additional bedroom but the market may say different!! Retail does not equal assessments!!

Good luck!

Jon Holdman · Answer

Be careful with that.  In our area, homeowners can pull permits and do work themselves without using licensed subs.  But in most cities, that's only for properties you occupy.  If its a flip or a rental, you must have a licensed GC pull the permits and certain trades (mechanical, plumbing electric) must be licensed.

In the situation Don mentioned I later found out the city inspectors look for for-sale signs and look at the property.  If it appears to be rehabbed, they check for permits.  If there are no permits, then they demand inspections.

Mary Spalding · Answer

Yeah, my gut is saying permit.  We can pull them as a homeowner and still go through ALL of the inspections and make sure it is to code.

We dont plan on selling anytime soon.

Thanks for your thoughts.

Mary

Jon Holdman · Answer

I would certainly get permits for something like this.  It may indeed be a can of worms.  It may also be impossible.  In any case, getting the permits will keep you out of trouble.  I'm the "Jon" Don is referring to.  The work we had to expose was probably decades old.  The inspectors dragged us over the coals and cost us a bunch of money dealing with other people's errors.

Start with a call to the city and see what they have to say about an attic conversion.

Don Hines · Answer

In the county I live in, sqare footage must be heated to be considered in the total. You might double check that it is already included. And, you already answered my other comment yourself. If the proper permits were not pulled, it could get ugly when time to sell. Jon told a story a while back about some slabs that had to be busted up with new tile on top of it to satisfy an inspector. I think the woek was a couple of years old. I would go with the permits. In a rental, you could be opening up yourself to some liabuility.
Don

Rusty Thompson · Answer

In my opinion it depends on how long you plan on owning it & how soon you need to rent it. 
If you plan on owning it for a long time & need it rented right away I would not pull a permit (it can be a very long drawn out process.)
If your not concerned that the inspector might make you upgrade the structure, pull the permit.
If you plan on flipping it in the next few years, pull the permit.
If you can carry a couple months rent, pull the permit.

The reality is, your only saving time. Permits are relatively  cheep & if you ever want to sell it w/ the extra sq.ft. then it will have to be permitted & recorded with the county. Which might mean the work has to be redone.

I've done both & have not regretted it either way.