Engineers/contractors

[NotCranky]

Thanks SD R,

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.

This is a thread from the SDCIA forum on this topic. The case involves some similarities to your situation.
http://www.websitetoolbox.com/tool/post/sdcia/vpost?id=2567438

[mike92104]

Great info. I am interested in the house because it has been the first to meet ALL of our criteria (in our price range of course). The work was done so well, that I didn’t even realize additions had been made. Usually they stick out like a sore thumb. Anyway, I know that it is too complicated for me to tackle given my lack of experience with buying a house period much less city codes. I was hoping to find someone knowledgeable enough in the matter to just give me an estimate on how much of the work might be salvageable or if I should just run away.

[mike92104]

Great info. I am interested in the house because it has been the first to meet ALL of our criteria (in our price range of course). The work was done so well, that I didn’t even realize additions had been made. Usually they stick out like a sore thumb. Anyway, I know that it is too complicated for me to tackle given my lack of experience with buying a house period much less city codes. I was hoping to find someone knowledgeable enough in the matter to just give me an estimate on how much of the work might be salvageable or if I should just run away.

[mike92104]

Great info. I am interested in the house because it has been the first to meet ALL of our criteria (in our price range of course). The work was done so well, that I didn’t even realize additions had been made. Usually they stick out like a sore thumb. Anyway, I know that it is too complicated for me to tackle given my lack of experience with buying a house period much less city codes. I was hoping to find someone knowledgeable enough in the matter to just give me an estimate on how much of the work might be salvageable or if I should just run away.

[mike92104]

Great info. I am interested in the house because it has been the first to meet ALL of our criteria (in our price range of course). The work was done so well, that I didn’t even realize additions had been made. Usually they stick out like a sore thumb. Anyway, I know that it is too complicated for me to tackle given my lack of experience with buying a house period much less city codes. I was hoping to find someone knowledgeable enough in the matter to just give me an estimate on how much of the work might be salvageable or if I should just run away.

[mike92104]

Great info. I am interested in the house because it has been the first to meet ALL of our criteria (in our price range of course). The work was done so well, that I didn’t even realize additions had been made. Usually they stick out like a sore thumb. Anyway, I know that it is too complicated for me to tackle given my lack of experience with buying a house period much less city codes. I was hoping to find someone knowledgeable enough in the matter to just give me an estimate on how much of the work might be salvageable or if I should just run away.

[NotCranky]

It seems like you have decided you can’t live with it without permits. That seems like the smart way to go.

I see a point a point to wanting to know the costs of construction but it seems the thing to do is find out if it is possible to get it permitted first. A contractor cannot scope that job properly without some feed back from the authorities no matter how good it looks. If you just want confirmation that it is built well or pretty much approaches current code that is a different story.Anyone moderately knowledgeable in construction can assess that.

I think generally the difficulties of curing it, plus the risk of not being able to( even if initially it seems doable), have to be removed from the price , no matter how nice the property is, if the risk falls on you. Time frames to investigate these things don’t always suit the buyer and seller so the price better suit the buyer.

If you end up wanting to look into this further find out what the potential for city approval is first.You can get people to point you in the right direction for this investigation. You can hire someone to do this.

Someone doing this type of consulting could be and contractor, drafts person, architect or anyone smart and motivated.Some people have lawyers familiar with the building trades and building jurisdiction policies, handle some aspects of these issues. You could try to get your realtor to do some initial “water” testing. It might help if that person is seen as a legitimate “consultant” in the eyes of the people who can answer the questions at the city. I think the lawyer approach could have some benefits if it were the right one.
Some of the people who I have seen have relative success dealing with code complaince got lawyers. It might be helpful in a struggle for getting an approval here and there but might be completely unnecessary too. You don’t want to pay a lawyer to fight the city to let you get your way. It would be to have as much legitimacy as possible to confront any laziness or incompetence you might encounter in city employees. They are good at putting obstacles in front of goals that are completely permissable by zoning rights … so don’t be a pushover when trying for something a little more complicated.On the other hand be ready to know when to quit.

Anyway, doing some investigation gives you more legitimacy in negotiating the price down. I would think this activity is for enterprising investment types or someone trying to dig themselves out of a hole,as opposed to someone looking for an owner occupied home. Of course some combination of those qualities/agendas do exist in the same person from time to time.Be careful.

[NotCranky]

It seems like you have decided you can’t live with it without permits. That seems like the smart way to go.

I see a point a point to wanting to know the costs of construction but it seems the thing to do is find out if it is possible to get it permitted first. A contractor cannot scope that job properly without some feed back from the authorities no matter how good it looks. If you just want confirmation that it is built well or pretty much approaches current code that is a different story.Anyone moderately knowledgeable in construction can assess that.

I think generally the difficulties of curing it, plus the risk of not being able to( even if initially it seems doable), have to be removed from the price , no matter how nice the property is, if the risk falls on you. Time frames to investigate these things don’t always suit the buyer and seller so the price better suit the buyer.

If you end up wanting to look into this further find out what the potential for city approval is first.You can get people to point you in the right direction for this investigation. You can hire someone to do this.

Someone doing this type of consulting could be and contractor, drafts person, architect or anyone smart and motivated.Some people have lawyers familiar with the building trades and building jurisdiction policies, handle some aspects of these issues. You could try to get your realtor to do some initial “water” testing. It might help if that person is seen as a legitimate “consultant” in the eyes of the people who can answer the questions at the city. I think the lawyer approach could have some benefits if it were the right one.
Some of the people who I have seen have relative success dealing with code complaince got lawyers. It might be helpful in a struggle for getting an approval here and there but might be completely unnecessary too. You don’t want to pay a lawyer to fight the city to let you get your way. It would be to have as much legitimacy as possible to confront any laziness or incompetence you might encounter in city employees. They are good at putting obstacles in front of goals that are completely permissable by zoning rights … so don’t be a pushover when trying for something a little more complicated.On the other hand be ready to know when to quit.

Anyway, doing some investigation gives you more legitimacy in negotiating the price down. I would think this activity is for enterprising investment types or someone trying to dig themselves out of a hole,as opposed to someone looking for an owner occupied home. Of course some combination of those qualities/agendas do exist in the same person from time to time.Be careful.

[NotCranky]

It seems like you have decided you can’t live with it without permits. That seems like the smart way to go.

I see a point a point to wanting to know the costs of construction but it seems the thing to do is find out if it is possible to get it permitted first. A contractor cannot scope that job properly without some feed back from the authorities no matter how good it looks. If you just want confirmation that it is built well or pretty much approaches current code that is a different story.Anyone moderately knowledgeable in construction can assess that.

I think generally the difficulties of curing it, plus the risk of not being able to( even if initially it seems doable), have to be removed from the price , no matter how nice the property is, if the risk falls on you. Time frames to investigate these things don’t always suit the buyer and seller so the price better suit the buyer.

If you end up wanting to look into this further find out what the potential for city approval is first.You can get people to point you in the right direction for this investigation. You can hire someone to do this.

Someone doing this type of consulting could be and contractor, drafts person, architect or anyone smart and motivated.Some people have lawyers familiar with the building trades and building jurisdiction policies, handle some aspects of these issues. You could try to get your realtor to do some initial “water” testing. It might help if that person is seen as a legitimate “consultant” in the eyes of the people who can answer the questions at the city. I think the lawyer approach could have some benefits if it were the right one.
Some of the people who I have seen have relative success dealing with code complaince got lawyers. It might be helpful in a struggle for getting an approval here and there but might be completely unnecessary too. You don’t want to pay a lawyer to fight the city to let you get your way. It would be to have as much legitimacy as possible to confront any laziness or incompetence you might encounter in city employees. They are good at putting obstacles in front of goals that are completely permissable by zoning rights … so don’t be a pushover when trying for something a little more complicated.On the other hand be ready to know when to quit.

Anyway, doing some investigation gives you more legitimacy in negotiating the price down. I would think this activity is for enterprising investment types or someone trying to dig themselves out of a hole,as opposed to someone looking for an owner occupied home. Of course some combination of those qualities/agendas do exist in the same person from time to time.Be careful.

[NotCranky]

It seems like you have decided you can’t live with it without permits. That seems like the smart way to go.

I see a point a point to wanting to know the costs of construction but it seems the thing to do is find out if it is possible to get it permitted first. A contractor cannot scope that job properly without some feed back from the authorities no matter how good it looks. If you just want confirmation that it is built well or pretty much approaches current code that is a different story.Anyone moderately knowledgeable in construction can assess that.

I think generally the difficulties of curing it, plus the risk of not being able to( even if initially it seems doable), have to be removed from the price , no matter how nice the property is, if the risk falls on you. Time frames to investigate these things don’t always suit the buyer and seller so the price better suit the buyer.

If you end up wanting to look into this further find out what the potential for city approval is first.You can get people to point you in the right direction for this investigation. You can hire someone to do this.

Someone doing this type of consulting could be and contractor, drafts person, architect or anyone smart and motivated.Some people have lawyers familiar with the building trades and building jurisdiction policies, handle some aspects of these issues. You could try to get your realtor to do some initial “water” testing. It might help if that person is seen as a legitimate “consultant” in the eyes of the people who can answer the questions at the city. I think the lawyer approach could have some benefits if it were the right one.
Some of the people who I have seen have relative success dealing with code complaince got lawyers. It might be helpful in a struggle for getting an approval here and there but might be completely unnecessary too. You don’t want to pay a lawyer to fight the city to let you get your way. It would be to have as much legitimacy as possible to confront any laziness or incompetence you might encounter in city employees. They are good at putting obstacles in front of goals that are completely permissable by zoning rights … so don’t be a pushover when trying for something a little more complicated.On the other hand be ready to know when to quit.

Anyway, doing some investigation gives you more legitimacy in negotiating the price down. I would think this activity is for enterprising investment types or someone trying to dig themselves out of a hole,as opposed to someone looking for an owner occupied home. Of course some combination of those qualities/agendas do exist in the same person from time to time.Be careful.

[NotCranky]

It seems like you have decided you can’t live with it without permits. That seems like the smart way to go.

I see a point a point to wanting to know the costs of construction but it seems the thing to do is find out if it is possible to get it permitted first. A contractor cannot scope that job properly without some feed back from the authorities no matter how good it looks. If you just want confirmation that it is built well or pretty much approaches current code that is a different story.Anyone moderately knowledgeable in construction can assess that.

I think generally the difficulties of curing it, plus the risk of not being able to( even if initially it seems doable), have to be removed from the price , no matter how nice the property is, if the risk falls on you. Time frames to investigate these things don’t always suit the buyer and seller so the price better suit the buyer.

If you end up wanting to look into this further find out what the potential for city approval is first.You can get people to point you in the right direction for this investigation. You can hire someone to do this.

Someone doing this type of consulting could be and contractor, drafts person, architect or anyone smart and motivated.Some people have lawyers familiar with the building trades and building jurisdiction policies, handle some aspects of these issues. You could try to get your realtor to do some initial “water” testing. It might help if that person is seen as a legitimate “consultant” in the eyes of the people who can answer the questions at the city. I think the lawyer approach could have some benefits if it were the right one.
Some of the people who I have seen have relative success dealing with code complaince got lawyers. It might be helpful in a struggle for getting an approval here and there but might be completely unnecessary too. You don’t want to pay a lawyer to fight the city to let you get your way. It would be to have as much legitimacy as possible to confront any laziness or incompetence you might encounter in city employees. They are good at putting obstacles in front of goals that are completely permissable by zoning rights … so don’t be a pushover when trying for something a little more complicated.On the other hand be ready to know when to quit.

Anyway, doing some investigation gives you more legitimacy in negotiating the price down. I would think this activity is for enterprising investment types or someone trying to dig themselves out of a hole,as opposed to someone looking for an owner occupied home. Of course some combination of those qualities/agendas do exist in the same person from time to time.Be careful.

[mike92104]

Thanks Rustico! I wouldn’t mind living in a house without the permits, but an abatement has been filed (garage too close to property line and a shopping list of non permitted work), so code compliance is a must. I have talked to the code enforcement inspector (who seemed rather helpful for a city employee) and asked if the work could be permitted after the fact and she said possibly. She went on to ask if I was in construction, and I said no. I wish I would have said yes because it seemed like she was going to give me some good info, but backed off on the no and recommended I get a contractor or engineer to advise me. I’m definitely not jumping into this without a damn good idea of what to expect. Like I said it’s a house we like, and I’m willing to do some research. If someone else picks it up before me then I learned quite a bit for the next house with it’s issues (seems like everything I look at has one) Is there a contractor, or someone else you would recommend? I don’t want to just start gong down the list in the phone book.

[mike92104]

Thanks Rustico! I wouldn’t mind living in a house without the permits, but an abatement has been filed (garage too close to property line and a shopping list of non permitted work), so code compliance is a must. I have talked to the code enforcement inspector (who seemed rather helpful for a city employee) and asked if the work could be permitted after the fact and she said possibly. She went on to ask if I was in construction, and I said no. I wish I would have said yes because it seemed like she was going to give me some good info, but backed off on the no and recommended I get a contractor or engineer to advise me. I’m definitely not jumping into this without a damn good idea of what to expect. Like I said it’s a house we like, and I’m willing to do some research. If someone else picks it up before me then I learned quite a bit for the next house with it’s issues (seems like everything I look at has one) Is there a contractor, or someone else you would recommend? I don’t want to just start gong down the list in the phone book.

[mike92104]

Thanks Rustico! I wouldn’t mind living in a house without the permits, but an abatement has been filed (garage too close to property line and a shopping list of non permitted work), so code compliance is a must. I have talked to the code enforcement inspector (who seemed rather helpful for a city employee) and asked if the work could be permitted after the fact and she said possibly. She went on to ask if I was in construction, and I said no. I wish I would have said yes because it seemed like she was going to give me some good info, but backed off on the no and recommended I get a contractor or engineer to advise me. I’m definitely not jumping into this without a damn good idea of what to expect. Like I said it’s a house we like, and I’m willing to do some research. If someone else picks it up before me then I learned quite a bit for the next house with it’s issues (seems like everything I look at has one) Is there a contractor, or someone else you would recommend? I don’t want to just start gong down the list in the phone book.

[mike92104]

Thanks Rustico! I wouldn’t mind living in a house without the permits, but an abatement has been filed (garage too close to property line and a shopping list of non permitted work), so code compliance is a must. I have talked to the code enforcement inspector (who seemed rather helpful for a city employee) and asked if the work could be permitted after the fact and she said possibly. She went on to ask if I was in construction, and I said no. I wish I would have said yes because it seemed like she was going to give me some good info, but backed off on the no and recommended I get a contractor or engineer to advise me. I’m definitely not jumping into this without a damn good idea of what to expect. Like I said it’s a house we like, and I’m willing to do some research. If someone else picks it up before me then I learned quite a bit for the next house with it’s issues (seems like everything I look at has one) Is there a contractor, or someone else you would recommend? I don’t want to just start gong down the list in the phone book.

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