Residential Reoccupancy Permit - Unincorporated St Louis County

Real Estate Agent with Platinum Realty 1999090686

To all buyers in Unincorporated St Louis County:  Beginning July 1, ALL of unincorporated St Louis County is requiring new occupants of a house, duplex or condo to obtain a residential reoccupancy permit before you move in.

The inspection CANNOT be scheduled over the phone. You must apply in person at either the South or North County Government Offices or online at  Their website has good information about what the inspectors are looking for, etc.  From the homepage, click on the County Government tab to open the drop down menu and click on Public Works.  On that page you'll see a tab named 'Reoccupancy Permit System'. Or just click here:

The cost of the ispection is $80 and includes one reinspection.  Any subsequent inspections will cost $40.  They can accept payment with cash, check or money order.  They CANNOT accept credit card or debit card payments at this time.

There are specific instructions to adhere to if the property being inspected is occupied at the time of the inspection!  If occupied, the owner or adult representative must attend the inspection, all utilities must be turned on, *all pictures/wall hangings must be removed from the wall, all furniture must be moved 24 inches away from walls - including basement and garage, sink plumbing must be visible for inspection and basements must be free of clutted for the inspection of plumbing, HVAC, etc.

Here's my argument against this new requirement:  The St Louis Residential Sales Contract requires the seller to pay for and have the occupancy inspection performed.  So, while they are still living in the home, they have to have everything taken off the walls and everything moved 24 inches away from the walls for the inspector.  That's pretty excessive, I feel.  I've also talked with several people who have been through the inspection, and they've told me the inspectors knit-pick the house to death. 

I'm not against Occupancy Inspections, but when they're excessive and make the seller pay and then jump through all kinds of hoops, it's just plain stupid.  We go through them all the time in the city (on my listings and my rental units), and it's never been that much of a hassle.

If I am going to list an occupied home and represent a seller in Unincorporated St Louis County, I am going to suggest that my seller credit the buyer the $80 towards the inspection, and not agree to do the occupancy inspection.  The buyer will be responsible for it after they close on the house and before they move in.  That way they house is vacant and everything off and away from the walls.

What do you think about this new requirement?  Do you also feel it's excessive, too?  I'd like to know what you think about it, especially if you live in or are considering moving to Unincorporated St Louis County...

Buying a House




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Doug Aegerter
Keller Williams Realty St. Louis - Fenton, MO

Hey Tim,

What happens after the buyer closes and there are a boatload of issues?
I would not let one of my buyers sign up for that!

Doug Aegerter

Jul 18, 2007 07:35 PM #1
Geno Petro
GenoPetro.House - Chicago, IL

Tim..thanks for commenting on my recent post. Glad I got to visit your site.


Jul 19, 2007 03:13 PM #2
Jack Rothweiler-Castle Home Inspections
What ever happended to performing a standard safety inspection like most municipalities.  This is excesive and beyond reason. 
Jul 19, 2007 09:58 PM #3
Tim Tanz
Platinum Realty - Saint Louis, MO
St Louis Real Estate

Doug, thank's for your input.  From a Buyer's Agent standpoint, I agree with you.  If I were representing the buyer, I would also want the occupancy inspection performed by the seller.  What do you think would be the best solution?  As soon as a contract comes in, have the seller take everything off the walls and move everything to the center of the rooms, including the basement and garage....  I guess they could begin packing early, but I don't think all sellers will be that proactive.  This is a tough one...  How would you handle? 



Jul 27, 2007 09:44 PM #4

Here's my issue:  We sold our house and paid for a very expensive inspection on the home we are to purchase then we have to pay for another inspection on our house we sold even after the buyer (who also paid a very expensive inspection fee) has had an inspection done on our house.  I don't see the point in this, if you pay for an inspection then why does that inspection not include (and mostly it does to an extent) all of the issues that the re occupancy inspection covers? I've seen both of the inspection checklists and do not find a substantial difference in either other than one of the inspectors gets paid a lot more.  It seems excessive and unnecessary.  Also, it seems as if the $80 fee is expecting you to fail the first time around.  $80 for one inspection and one follow-up if you fail and they have to come out and re-inspect at no charge.  After that it is $40 for every subsequent inspection.  I guess my question would be what's the point?  In our case we just happen to be leaving the country right before we close so most of the house is empty anyway however, now we will have to rush, wait and hope that the inspector calls us and then on top of that schedules the inspection and finds little or no violations that the buyer's inspection alread did.  In the event we do not pass we have to start this process over and in our case have a very short time to do this.  We moved into this house in 2002 and there was no such ordinance so the fact that we are in all probability are going to fail makes our closing date almost impossible.  Now we are doing POA so that someone can effectively stand in for us, pay for repairs if needed and make all other accommodations regarding this stupid re occupancy inspection.  It is so ridiculous.  If you don't like the inspection that you get as a buyer then write your counters accordingly.  But hey, I probably won't do this for another 15 years (hopefully) so there's not much I can do about it currently, those are just my 2 cents.

Jul 07, 2010 09:28 PM #5
pierre jacques

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Nov 24, 2015 03:00 AM #6
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Tim Tanz

St Louis Real Estate

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