... or at least check if it would be required for the type of improvement you are doing!
We are undergoing a lot of home improvement projects at our home, and we have had our contractor pull permits for every one of them. If you are replacing carpet, painting or putting new tile in a room you don't need a permit. If you are adding on to your structure, changing ANY plumbing, electrical or interior walls, pull a permit or at least ask. For details on cost or permits and requirements, you can visit www.pprbd.org (Pike's Peak Regional Building Department). Most common permits are pulled for new water heaters, furnaces and roofs. They are required for new decks, extensions to decks, etc. Some improvements may require a survey to be done. If you are adding on to your structure, especially if you live on a "standard" in-town lot, your improvements may encroach on a neighboring property or your utility easements... bad news! So do everything by the rules and keep it on the up-and-up. It will be a LOT easier to sell when the time comes.
Here are a couple stories:
Story 1 - I just sold a home, working with the buyer, where some improvements were made. The seller did some major additions onto the home... a new garage, efficiency apartment, and front sun room addition to the main house. Prior to improvements being made, the seller had a surveyor complete and Improvement Location Certificate (ILC) of the proeprty to ensure the improvements would not encroach. The improvements were made with permits and to building code. At closing we realied a new ILC would be required for the title company to ensure of those added portions of the property. Said ILC was completed post-closing and everything was fine. If there is a concern or question if improvements encroach, I HIGHLY recommend the buyer complete a new ILC during their transaction to be absolutely certain there are no issues that would affect their title insurance. ILCs can be competed by a number of local survey companies from $225-500 depending on the size and location of the property.
Story 2 - I had a listing that was built in the mid-1970s. The home owner 17 years priors and 2-3 owners before my clients did some MAJOR remodeling. They removed some interior walls to open up a choppy 1970s floor plan to a very nice great room concept! It was one of the things that drew my clients to the property 13 years ago, and what drew the buyers who eventually closed in it. However, in the inspection process it was discovered that the permits were pulled to do the work, BUT they were voided instead of finalized/completed with Regional. Since the property has transferred ownership 2-3 times in the 17 years since the work had been done, it was highly likely that code has changed and that more work would be required. The seller was not willign to undergo this extensive process. Fortunately the buyer felt strongly enough to move forward with this sale and the great price they got on it. They are likely to get permits after the fact to complete that remodel work to code.
It should be noted that permits can cost as much as TWICE the original price if done after the fact. They also sometimes require some fixtures to be removed, like lights, sinks, toilets, electrical outlets, etc. It is MUCH easier to abide by the rules and get a permit. If your contractor is finishing part of your basement, no plumbing or anything and they tell you they don't need a permit, don't trust that!! There is electrical and structural items that need to be verified. Colorado requires "hanging" basement walls because of potential movemebt in basement floors.
The bottom line, if you are doing improvements, get a permit if it's possible for the type of project you're doing! If your unsure, go to Pike's Peak Regional Building Department website and look, if that doesn't help call. And if you need a recomendation for qualified, professional contractors, give us a call or email!
