All
Members
Companies
Blog
Forums
Podcast
Webinars
    User Log in  /  Sign up
  • Forums
    Newest Posts Trending Discussions Followed Forums Real Estate News & Current Events General Landlording & Rental Properties Buying & Selling Real Estate Deal Analysis See All
  • Education

    Read

    BiggerPockets Blog BPInsights: Expert Analysis Guides Glossary Reviews Member Blogs

    Watch

    Webinars Video Library Financial Independence Blueprint Intro to Real Estate: Rentals

    Listen

    BiggerPockets Real Estate Podcast BiggerPockets Money Podcast BiggerPockets Business Podcast Real Estate Rookie Podcast Daily Podcast (Audio Blog)

    Topics

    Business Operations Finance Finding Deals Property Management Property Types Strategy
  • Network

    Recommended Vendors

    Real Estate Agents Mortgage Lenders Hard Money Lenders Insurance Contractors Investment Companies Build Your Team

    Search

    Members Events Jobs
  • Tools

    Calculators

    Rental Property Fix and Flip BRRRR Rehab Estimator
    Wholesaling Mortgage Payment 70% Rule Airbnb

    Services

    BPInsights: Property Insights Tenant Screening Property Management Lease Agreement Packages

    New Feature

    BPInsights (beta)

    Quickly analyze a property address or ZIP Code to compare your rent in your neighborhood.

    Analyze a property
  • Find Deals
    Real Estate Listings Find Foreclosures External Link Ads, Jobs, and Other
  • Bookstore

    Real Estate Books

    Profit Like The Pros Bidding to Buy See all books

    Featured Book

    BiggerPockets Wealth Magazine book cover
    BiggerPockets Wealth Magazine

    Written by financial journalists and data scientists, get 60+ pages of newsworthy content, expert-driven advice, and data-backed research written in a clear way to help you navigate your tough investment decisions in an ever-changing financial climate! Subscribe today and get the Oct/Nov issue delivered to your door!

    Get the Magazine
  • Pricing
Log In Sign up
User
Quick search links
Podcast Hard Money Lenders Books Washington
ForumsArrowConstruction & Remodeling DiariesArrowAtlanta code enforcement
  • Newest Posts
    • Newest Posts
    • Unanswered Discussions
  • Trending
    • Top Discussions
    • Trending Discussions
  • Browse Forums
Search Nova
Create post

Atlanta code enforcement

3 Replies

  • Share on Facebook
  • Share on Twitter
  • Share on LinkedIn
Rotate Log in or sign up to reply
user profile avatar
  • Posts 1
  • Votes 1

Paul Dixon
from Atlanta, GA

posted over 3 years ago

I have recently discovered that the property I purchased 2 years ago had a plaque from code enforcement. Seller sold me the propetry 3 weeks after they applied the plaque (seller did not tell me, but I did buy it for only 2k, so I can't blame the seller too much).

I did some cleaning and rehabs after I purchased. At that time my contractor (who I later found out in another project that is dishonest) told me he pulled permits. I found out that it is impossible (he lied) as no permits can be pulled up until code enforcement gives permission to start works.

Meanwhile I had tenants that moved in and out (they left after a year lease). In between tenant I had to pull a small electrical permit to accommodate section 8 inspector and found out that house was inhabitable per code enforcement!

Now I have a new tenant ready to move in through the homeless veteran program with section 8, but I am not really sure what to do. Code enforcement looked for me at the violation code and it was simply that it was vacant, unprotected (entrance door kicked in ) and broken windows. I fixed all that 1.5 years ago when I purchased the property. They gave me a letter stating I can pull permits and do works. So now I can resolve my issue of getting electrical upgraded. However per code enforcement this property still has this plaque. these are 3 options I have:

1. I ask code enforcement for a formal inspection immediately. I would like to do that so that I am in the clear, I know my property looks nice, but I am concerned as I hear that when you get things inspected code enforcement starts looking everywhere at everything and they might find out about works where this contractor did renovation without permit (he even charged me the permit fees though!)

2. Let this poor veterans move in (he is in a shelter now). After he moves in, I call code enforcement for an inspection (next week)? in this way this guy has a roof, I get paid by section 8 while all this goes on (Especially in case they start asking me to do extra works and this lasts several weeks). Also, maybe if they see there is a tenant in, they see how they can disregard that there is a vacant unsecured property.

3. I let the tenant move in and do not call for an inspection. The lady at code enforcement told me that the violation is minor and saw the pictures I brought her of the house. She told me that typically people worry about this if they need to sell the place, but that in her opinion once she handed me the letter stating I can pull permits , enter the house and do any repair needed, it is not a big deal. In this way I avoid risk of a picky inspector. In case it comes up I can show at anytime that the works specific of the violation have been taken care of... but I do not know if it is really the right thing to do.

Does anyone have experience with the Atlanta code enforcement near the belt line (Washington Park) where they put all those yellow plaques? (seller obviously removed the physical plaque before selling). Lastly code enforcement lady told me that they are going to work with me if I work with them as they see that the violation was before my purchase date. However I heard horror stories with City Of Atlanta, so I am really not sure how to move. Please share thoughts and experiences. I want to do the right thing, but I would like to avoid opening a huge can of warms with bureaucratic (and I hear corrupt) code inspectors

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Rentals, Single Family, and Residential
  • Posts 182
  • Votes 44

Paolo R.
Lender from USA

replied over 3 years ago

anyone out there?

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Team, Single Family, and Maintenance
  • Posts 1.6K
  • Votes 746

Mike Reynolds
construction from Nacogdoches, Texas

replied over 3 years ago

@Paolo R. If section 8 has approved of it on their inspection you should be ok to let him move in. State inspection supersedes county and federal supersedes state. I have come across this recently on a job at the state college. I asked the city to come give me an inspection and they said no way. They have absolutely no jurisdiction on state grounds. The college has its own inspector in house. Now what you have is not even near what I had but at least you have grounds for going ahead if the city tries to do anything.  

A few questions though. Did they give you the electrical permit or turn you down? Is what you need is a COO? If so maybe you can use section 8 as a jump off point to convince them. They (section 8) are usually more stringent on their certificates of occupancy so the city may recognize it and not even go out there.

Every inspector is different but my experience is that its better to ask for advice with these guys than to ask for forgiveness. They love to share their knowledge and hate it when they feel like someone is trying to pull one over. You obviously arent trying to pull one over but if they feel like you are you will end up with lots of grief. Best of luck and keep us posted. 

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Residential, Taxes & Accounting, and Real Estate Finance
  • Posts 255
  • Votes 335

Dan Mahoney
Financial Advisor from Atlanta, GA

replied over 3 years ago

@Paul Dixon @Paolo R.

The code enforcement office is basically telling you to leave it alone.  Their concern is whether your property is a nuisance.  It once was, but no longer is.  It's highly unlikely you will hear from them again as long as you maintain the property.

Google "accela Atlanta" to find the City's public access site for code violations and building permits.   There you can verify all building permits pulled for your address and all code violations reported at your address.  The right hand (code enforcement, part of the Police Dept) doesn't always talk to the left hand (building dept) so I don't think it's necessarily certain that your contractor was lying about pulling a permit.  You can find out on the accela site.

Rotate Log in or sign up to reply
  • 1

Free eBook from BiggerPockets!

Ultimate Beginner's Guide Book Cover

Join BiggerPockets and get The Ultimate Beginner's Guide to Real Estate Investing for FREE - read by more than 100,000 people - AND get exclusive real estate investing tips, tricks and techniques delivered straight to your inbox twice weekly!

  • Actionable advice for getting started,
  • Discover the 10 Most Lucrative Real Estate Niches,
  • Learn how to get started with or without money,
  • Explore Real-Life Strategies for Building Wealth,
  • And a LOT more.

Sign up below to download the eBook for FREE today!

Download the eBook Now

Lock We hate spam just as much as you

Related Resources Construction & Remodeling Diaries
Flippers and Airbnb Investors: Here’s How an S Corp Election Can Help You
6 Handyman Skills Every Flipper Should Master
3 Reasons to Always Buy Distressed Property (& How to Find One)
How to Avoid Over-Improving Properties (& Make Bigger Profits!)
5 Bathroom Remodeling Tips Every House Flipper Should Know
Resources Read, see, and learn more!
Link Real Estate Investment Calculators
Link BiggerPockets Blog
Link Path to Purchase
Link Mortgage Loans
Link Find a Contractor
Link Real Estate Agents
Link Hard Money Lenders
Link Real Estate Listings

Top Contributors

Philip Coiro
Philip Coiro
7.14
Score
Mike Baxter
Mike Baxter
Somewhere in the Scorching Heat of AZ
6.57
Score
Max T.
Max T.
Philadelphia, PA
2.93
Score
Annchen Knodt
Annchen Knodt
Durham NC (and Brenham, TX)
2.57
Score
Nathan G.
Nathan G.
Cody, WY
1.64
Score

Construction & Remodeling Diaries Trending Discussions

  • Passive Investing for Beginners
    4 Replies
  • Window estimates on a property under contract
    0 Replies
Log in Sign up

Log in

Forgot password?

If you signed up for BiggerPockets via Facebook, you can log in with just one click!

Log in with Facebook

Or
btn_google_dark_normal_ios Created with Sketch. Continue with Google

Let's get started

We just need a few details to get you set up and ready to go!

Use your real name

Use at least 8 characters. Using a phrase of random words (like: paper Dog team blue) is secure and easy to remember.

By signing up, you indicate that you agree to the BiggerPockets Terms & Conditions.

Or
btn_google_dark_normal_ios Created with Sketch. Continue with Google

Why create an account?

Receive a free digital download of The Ultimate Beginner's Guide to Real Estate Investing.

Connect with 1,000,000+ real estate investors!

Find local real estate meetups and events in your area.

Start analyzing real estate properties, we do the math for you.

It's free!

Explore

  • Membership
  • Community
  • Education
  • Marketplace
  • Tools
  • FilePlace
  • REI Resources
  • Perks
  • Glossary
  • Reviews
  • iOS App
  • Android App

Company

  • About Us
  • Press
  • Advertising
  • Careers
  • Stats
  • Contact Us

Important

  • Editorial Guidelines
  • Terms of Use
  • Rules
  • Privacy
  • FAQ

Social

  • Facebook
  • Twitter
  • YouTube
  • Instagram
© 2004-2021 BiggerPockets, LLC. All Rights Reserved.