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Local Articles in Kansas City

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You’re ready to put your house on the market, and you’ve decided to go it alone.

Angie's Answers

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Yes, but you won't like what will probably happen (this is a worst case scenario, hopefully you will avoid most):

The purpose for a building permit is to ensure meeting the minimum standards for construction practices and minimum safety standards.  A contractor who works without a permit, does so because they know they are not in compliance (and to save money at your expense).  They knew they should have had inspections and permits for their work.  Who ever built the addition should be reported to both the building official as well as the Better Business Bureau.  It is ultimately the homeowner who is responsible for ensuring the proper permits have been applied for, though.

So when you apply for your permit, you will be pretending as if the work is not completed (you do not hide this fact, you just have to follow the correct process as if it hadn't been built).  Your first stop will be with zoning; can you even add an addition, do you have the proper clearances from the side, front and rear property lines.  If it is a bedroom, does the septic system (perk test) support an additional bedroom.  If your building already meets or exceeds the amount of building allowed on the site or if you do not have the clearances required from the property line, your addition may be required to be removed.  There are appeal processes and variance requests you can try before tearing down the addition (Get an architect).

If your zoning review is fine, next you go to permitting.  Here you will submit plans (drawings) of what was built.  If you do not have these plans, consider hiring an Architect to generate As-Built drawings for this use.  Hopefully the plan review comes back with no changes, or you will alread know your addition is not in compliance and may face rebuilding.  Depending on the type of construction, your zoning and your local building requirements, you will be required to have inspections of your foundation / footings, the framing, the electrical, mechancial and HVAC systems, etc. affected by the work. 

This may require digging the ground back up so the inspector can confirm foundation depth, size and draingage requirements.  The interior wall finishes (gypsum board, panelling, etc) may have to be removed in some or all areas so the framing and electrical can be inspected (If one area fails, be prepared to pull all areas down).  At each inspection, if the work is found to be lacking, then you will have to correct the work before getting permission to use the room.  If there is an electrical or safety violation found, it is possible the Building Official could declare the entire property inhabitable until the offenses are corrected (IE you are homeless until it is fixed).

As you can see, you have to hope beyond belief that the builder constructed everything correctly and that the building officials will work with you to minimize the amount of deconstruction necessary to inspect the work.

Also, you will be charged all the fees associated with plan review and permitting, and you will be charged for each inspection visit (as your builder would have been charged initially had they followed the law).

As for value, here is the real concern:  If your home burns down or faces some similar disaster, your home owners insurance will balk at paying; they will blame the illegal construction as the cause.  As for the value of your building, not having a permit will make any buyer have a difficult time getting their own insurance, thus harder to sell.  The room itself will add value to your property, if it isn't a hazard (IE permitted). 

Also, taxes are based upon assessments, which use the land records.  Building without a permit, can be seen by local officials as an attempt to avoid paying property taxes, since the land records do not show the addition.  Until the official tax records reflect an accurate statement of your building, you may face fines, tax fees and other costs associated with the improvement depending upon how long it has been there unreported.

You may wish to contact a local, licensed Architect who works with the local building department.  They will know the personel, know which forms you need to fill out first and how to protect you from an overzealous Building Official (there are exceptions and options within the Code that the Building Official may forget or ignore that an Architect can request be used to prevent tear down or damage).  Next time you go to build get the Architect first to protect yourself from what this construction firm did to you.

Good luck!
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     If you are having a friendly divorce you might want to know what doing the repairs would add to the sale price. I think your best bet would actually be to talk to a realtor as to what they think the difference would be. Then get a couple of estimates from a local contractor or contractors.

     Being in a divorce situation I would think sell as is and move on as quickly as you can. Renovation of a home can be a stress on a good marraige and it would probably be worse if in divorce proceedings.

 

Good luck Don

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Hi,

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Property Appraisers in Kansas City

Companies below are listed in alphabetical order. To view top rated service providers along with reviews and ratings, Join Angie's List Now!

"KCS" Kansas City Sunrooms, Room Additions

7900 NW 100th Street
Kansas City

ACCURATE APPRAISALS

10111 CENTRAL ST
Kansas City

APPRAISAL KC

588 W 40TH ST
Kansas City

APPRAISAL NETWORK GROUP

5545 N OAK TRFY
Kansas City

APPRAISAL RESOURCES

851 NW 45TH ST
Kansas City

APPRAISALS UNLIMITED

425 E 63RD ST
Kansas City

Barton Appraisal

12001 High Drive

BELKE APPRAISAL & CONSULTING

3100 NW 57TH ST
Kansas City

Bliss Associates LLC

1000 Walnut St
Kansas City

BOLTE APPRAISAL SERVICES

800 GREENWAY TER
Kansas City

BURGESS JOHNSON ASSOC

911 MAIN ST
Kansas City

Chapter 7 Bankruptcy Attorney $690 +

4004 Washington St
Kansas City

COLLINS & ASSOC

10920 E 71ST TER
Kansas City

DAVID BARNES APPRAISAL SVC INC

6420 OVERTON AVE
Kansas City

DAVID W MILLER INC APPRAISALS

6112 N MATTOX RD
Kansas City

DOUGLAS KINGSBURY & ASSOC

4001 ROANOKE RD
Kansas City

FIRST PRIORITY APPRAISAL GROUP

6045 Martway St Ste 109

Fitch Appraisals LLC

1600 NE 100th Ct
Kansas City

GROUPE BEULAH INC

3608 NW 75TH CT
Kansas City

HADLEY REIMAL APPRAISALS

5235 DELAWARE ST
Kansas City

Hanson Law Firm

6005 Johnson Drive

HENDERSON APPRAISAL SVC

2800 NE KENDALLWOOD PKWY
Kansas City

HENRY E LYONS & CO

PO BOX 270691
Kansas City

HOLLAND APPRAISAL SVC

6 NE 53RD TER
Kansas City

HOMETOWN APPRAISALS

7205 NW 75TH TER
Kansas City

J D NORTH & ASSOC

PO Box 8491
Kansas City

KC Solar LLC

115 Vamo Rd

MARK HASTERT

PO BOX 22486
Kansas City

MAYO AUCTION & REALTY

16513 Cornerstone Dr
Belton

MC HENRY REAL ESTATE

7806 Rosewood Circle
Kansas City

METRO REPAIR Services, LLc.

107 SE 291 HWY
Lees Summit

METROPOLITAN APPRAISAL CO

11711 Pennsylvania Ave
Kansas City

Mission Mortgage of Kansas City

9401 Indian Creek Pkwy

Nice Guys Work Hard & Associates

7020 Nw 83rd Terr
Kansas City

Phoenix Photography Inc.

9600 Johnson Dr.

Plaza Living Center

4621 Broadway
Kansas City

Projectquote LLC

7123 west 95th street

PRYOR APPRAISAL SVC

405 NE 70TH ST
Kansas City

QUALITY APPRAISALS

800 NW 109TH TER
Kansas City

QUALITY ASSURED APPRAISAL

PO BOX 901781
Kansas City

R S TOURTILLOTT CO

4262 Jefferson St Apt 8415
Kansas City

SCIARA APPRAISALS

PO BOX 6433
Lees Summit

The Connection Incorporated

6804 E 129th Street
Grandview

Tiffany &Company-

11 W 5th St
Kansas City

TODD APPRAISAL

PO Box 7215
Kansas City

TRUE VINE APPRAISAL CO

9804 E 87TH ST
Kansas City

Two Four Exteriors

9618 Falcon Valley Drive

WEISENBORN APPRAISALS

5304 NW 80th Ct
Kansas City

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