I have only worked with these problems a few times, Mike. In these instances the non- permitted stuff was demolished and wasn’t replaced or was completely restored with inspections.I think your situation is generally speaking, a real can of worms. I think there are also cases that go well.
This is an interesting topic to me. I know quite a bit about strategies for building/rehabbing and the costs of it.Not so much about curing the problems with the building dept. towards saving un-permitted work.
This Is my two cents anyway,
First thing you need to do is get the building department to draw you a plot of the setbacks.You want to make sure anything you want to save is in the setbacks.Maybe you are assured of this already? I think they will do this for you in the zoning department, without an appointment.they used to but I am nto sure if they want appointments now. I have only been working with the county for the last four years. If the structure in question is not in the setbacks now you have a problem of getting a variance + curing the violations. Also be forewarned that the set-backs in many areas of central San Diego are more strict now than when the original structures were built.
I think you are considering buying this place?If so , you need to know about all recorded and unrecorded penalties against the code violation if you haven’t yet and get a very clear picture of what all the code compliance case entails. Is there anything else that is suspect, but hasn’t been challenged by the city? You need to take that into consideration to prevent having to do more when they discover it later. Are they going to require additional parking if you get the additions permitted. If it includes bedrooms they might require on space for each one.
If the construction is within the setbacks and you have some idea that the building jurisdiction will work with you then you would find out if the majority or at least the most important parts of the work appear to code.I would probably try to make a deal with the county regarding the burden of proving code worthiness You could then involve a draftsperson or contractor or both. I don’t think you need an engineer unless it is two stories, is built on a cliff or has some other very unusual features. I am not sure how you prove to the inspector that the foundation has the proper re-bar in it and such but that would be a big factor that you want to clear up. I know in remodel/addition work the architect often puts whatever they want for existing and the building jurisdiction usually doesn’t question it as long as it looks good for the actual inspections that occur during the project.
With square footage added, I am pretty sure you would have to submit substantial drawings. This is not necessarily expensive but takes time to get together and get approved.
