So you’re adding a fireplace to the house; you need a city
or a county permit. You’re running a gas line out to your barbecue; you need a
permit. You’re adding a bedroom onto the back of the house or turning a garage
into an office.
You need a permit for these projects.
Probably
all the above seem obvious, but what about those other jobs that seem less
complicated, like replacing an air conditioner or building a fence?
After
consulting with Phoenix, Scottsdale, Glendale, Tucson and Prescott, we came up
with the following advice about building, mechanical, electric and plumbing
projects:
DIYers: City officials can help you
more than the friendly and knowledgeable guy at the hardware store.
Do-it-yourselfers are often less likely to get permits for remodeling than
homeowners who hire contractors, says Mike Clack, building department chief in
Scottsdale.
Yet they’re the ones who need more guidance. If you follow
the rules and submit plans to city officials for a permit, they can point out
where your problems are and even make preliminary inspections to ensure you’re
not getting in trouble. The plan review process could uncover mistakes you
might make.
Neighbors: If you don’t get a permit,
the neighbors may complain to the city about a fence they don’t like or a
casita blocking views. “We often get complaints from neighbors who think a
structure on your patio is too high or a fence is all wrong,” says Tom Wandrie,
deputy director of plan review for the city of Phoenix.
If you
don’t have the right permit then, it can be expensive. Most cities we talked to
will not penalize homeowners who come in themselves to get permits
retroactively, provided that work meets code. But if a neighbor turns you in,
and the city inspects your property and finds a problem, you may pay double the
permit fee, according to Kenneth Van Karsen, plans examiner in Tucson. Of
course, you can also pay to tear down what you did – like removing the walls
and drywall from around that carport that you turned into a garage.
Responsibility: The homeowner, not the
contractor,has ultimate responsibbility for the permit. If you ask your
contractor, he or she can get the permits needed and help with the inspections.
But the contractor may charge extra. Generally speaking, the charge and the
process could be well worth the money.
Resale: When you sell your house, you
may have to do costly repairs if you lacked the right permits.Without permits,
you could jeopardize any deal that’s cooking once your buyer finds out the work
isn’t up to code. City officials say Realtors are savvy about this and can
sometimes sniff out what you did wrong at your house. On the other hand, if
you’re a buyer, find out before closing what work was done without a permit.
Ask about that extra room built out back or the gas line installed for the
range. Be sure to have a home inspection done. This can save trouble down the
road.
Danger: Even the little things can be
dangerous; that’s why a replacement water heater or air conditioner needs a
permit. Getting permits for these projects – replacing a water heater or air
conditioner – often upsets homeowners the most. But after all, both jobs
involve connections to gas and electric lines and sometimes repairs go
wrong. It doesn’t happen often but it’s
actually possible for a water heater to explode into a flying torpedo -- like one
in Phoenix in 2008 that blew the roof off a house and landed on a nearby
street.
Many
times replacing a water heater or AC is done on an emergency basis – on a
weekend, when the planning department is closed. You can, however, get the
permit later in that case.
Licensing: Don’t give in to
your inner cheapskate; hiring an unlicensed contractor may lead to repairs or
remodels that violate code. Arizona does have a “handyman” exemption so an
unlicensed person can do work that doesn’t require a permit and doesn’t amount
to more than $1,000 in materials and labor costs. This might be a small
painting job or a door repair. But when modifying electrical or plumbing
systems, contractors must have a license and a permit.
Paperwork: All the cities we talked to
have extensive Web sites that outline rules and regulations for permits. You
can often apply online for permits. Some cities, like Glendale, hold seminars
for homeowners who are planning projects. Glendale also has videos on its Web
site that can help.
Cost: You’ll find loads of information
online about permit prices; but every city is different. The cost is probably a
big reason why homeowners avoid getting permits. Some view it as a tax and not
a service that helps enforce safe construction practices. Sometimes they’re
worried that by notifying government about home improvements, they’ll end up
paying higher property taxes. Regardless, it can save you future heartaches and
headaches.
General Rules:
Here
are general rules about permits in Arizona; but check the rules for your own
area carefully. This list does not take in all the possible jobs you might need
permits for.
Permits are needed for: Swimming pools,
home additions, patio covers, carport enclosures, garage conversions, fences,
retaining walls and large storage sheds. You also need a permit to install
rebuild, alter, repair or replace electrical wiring, plumbing or gas systems,
water heaters and furnaces or AC systems.
Permits are not needed for:
Patio slabs, sidewalks and driveways; landscape irrigation repairs; installing low-voltage
landscape lighting; repairing or replacing glass, doors, hardware, kitchen
cabinets, carpet, flooring or trim; painting the outside of a house; replacing
a toilet; and re-shingling or re-tiling a roof when using the same material.
Next week: We’ll talk about all the
latest in new solar power options – their positives and downsides. The sun is
blazing overhead; can you put it to better use?
For more
do-it-yourself tips, go to rosieonthehouse.com. An Arizona home building and
remodeling industry expert for 25 years, Rosie Romero is the host of the
syndicated Saturday morning Rosie on the House radio program heard locally in
Phoenix on KTAR-FM (92.3) from 8-11 a.m. Consult our Web site for other
listings. Call 888-767-4348.
