It's a nightmare.
A few Alameda listings have gone on and off the MLS while buyers and sellers try to figure out how to get the sale to go through. The glitch? The city has flagged the properties as having unpermitted work. And unless the work is done according to code --- and this could involve removing the offending work -- the property undergoes intense scrutiny, and in many cases, huge fines, to resolve.
NOSY NEIGHBORS OR VIGILANTE CITY INSPECTORS?
The realtors are hearing horror stories of people who go to open houses or get flyers about properties, or vigilante neighbors who go to city to look up permit histories and records of expansion, etc.
I once received a call from a City Representative who asked me if my Sellers had a second stove in the expansion they did in the lower floor. We had so many permits for the work done --- but that didn't stop someone from reporting an "illegal" unit. And no, there was no stove. So we were in the clear.
WHEN IN DOUBT
If you're not sure, just do it. Get a permit. As they say, "You can't fight City Hall."
UNKNOWN REQUIREMENTS AND THEIR EFFECTIVE DATE(S)
Some Alameda building/code requirements are new and are unknown. For example, simple kitchen renovations that involve tiling the floor, refacing the cabinets, replacing the countertop, replacing appliances don't require permits, right? If they were done before 2007 --- perhaps. But the new 2007 requirements says that
"When any kitchen addition or remodeliing invlves the alteration, repair, move, demolition, or replacement of the countertop, cabinets, electrical, gas, mechanical or plumbing system (esclusind the replacement of kitchen appliances and fixtures), the new and/or existing electrical system shall be brought to full compliance with the current electrical code pertaining to kitchen electrical requirements."
The countertop? The cabinets? WHY?
I have an escrow that hangs in the balance because my sellers didn't get a permit for refacing their cabinets and replacing the countertop. The buyer is nervous about this "unpermitted" work.
AMNESTY PROGRAM. HELP?!
The sellers may look into the Amnesty program for help.
"Once the date of construction is established, the City can make a determination about whether or not the work was legal at the time of construction. Projects will either be approved or denied for amnesty; either way, at this point, the investigation fees are waived. Applicants with projects accepted for amnesty will pay an additional $210 inspection fee."
Remember...when in doubt, go to city hall and get a permit! The time and effort you spend now is a drop in the bucket compared to the hassle you will get if you don't.
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