Dear Angie: Can we get a building permit after a room addition was built by a contractor? We had a room added to our mobile home but the construction firm did not get a building permit. Can we get the firm to get a permit retroactively? What should we do? – K.J. S., Trenton, S.C.

Dear K.J.: Yes, you can file for a permit after the work has been done, but it’s unfortunately going to cost you some extra money and time.

First, contact your local building and planning commission (In your case, Edgefield County - (803) 637-4073) and explain your situation. As the homeowner, you are now responsible for pulling the permits.

Here’s what you can expect: They’ll want to schedule an inspection to see what work has been done. The inspector will only approve what modifications he or she can visibly see. If the project is more complex, like yours, then a visual inspection will not be sufficient.

The inspector must ensure that what sits below the surface, out of site, meets the local building codes. The inspector could require you to provide him or her with information about the company that did the work, so that contractor can certify with the inspector what work was done and how it was done.

If your contractor is unresponsive, you might need to call in a reputable structural engineer who can evaluate the project and share his or her findings with the commission.

If there is still work to be completed on the addition, pull those permits in advance of more work being done and have the permit checked off by the inspector for compliance as the project is completed. For any permit pulled after the fact, you’ll face a fine that will double what would have been your initial cost had the contractor pulled it before the work was done.

If you don’t pull the proper permits, the house likely won’t pass inspection should you try to sell it. Also, if you have to modify your homeowners insurance policy or change insurance companies, you insurance company could ask you for a Certificate of Occupancy.

If the certificate doesn’t show structural changes that have been made – in your case, a room addition – the insurance company can decline covering the home because it is not code compliant. Of course, there are also the safety considerations of having work done without a permit. If your contractor did any electrical work or added any gas connections, those both represent potential fire hazards.

This really underscores the importance of hiring a licensed contractor. Unlicensed contractors can’t pull permits for home improvement projects unless it’s their own home. Often, when a permit is required but not pulled, it’s a sign of a contractor who is cutting corners to save money. And as you unfortunately have learned, that will cost you – the homeowner – more in the long run.

Angie Hicks is the founder of Angie’s List, a provider of reviews you can trust on contractors, doctors, dentists and other service professionals. More than 1 million consumers across the U.S. use Angie’s List to help make tough hiring decisions easier.