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Most homebuyers don't give af about permits, especially in this market
lol wrong
No one looks at permits pulled. Bought multiple homes. Inspectors didn’t say anything. Bank didn’t say anything. Found out years later.
Nobody pulls permits for re roof
I think it’s required in most cities actually. It certainly is in mine in the Midwest. I don’t think you need to disclose anything though unless it’s obvious that it was an amateur job. Most people aren’t even going to ask.
I would talk to a realtor what is required for you to disclose when listing. IMO it doesn’t matter unless something looks half-assed or the square footage doesn’t match what’s on the record in terms of additions to original house, adu, or converting the garage (done a lot in CA). But again, talk to an agent so you don’t get sued after the purchase.
Would not list it as is. Was the work poorly done? If not, then it doesn’t matter if they got a permit or not. There isn’t any liability for that.
Then no reason for you to list as is, you’ll only be limiting you pool of potential offers.
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I think you just list as-is. I don’t think that mortgage companies care if the work isn’t permitted as long as it appraises. It’s possible an appraiser will discount for work not being permitted.
Even if one of the jobs was the roof?
Is the work that obvious that anyone would even question it or is there an upfront disclosure that I’m unaware of?
As long as there are no "open permits" you should be fine. No asks for proof of permit for prior work done. If buyers are concerned they will get an inspection done or in this market an "information only" inspection. If you don't think there are any major issues with the work done you should be fine.
At least where I live, un-permitted really only matters if you added livable square footage to the house (such as finishing a basement or converting attic space to a playroom). In that case, you wouldn’t be able to include that square footage in your description, and the bank would not count that footage in their assessment of the value of the house in scoping the mortgage.
I’ve replaced 3 roofs, never pulled a permit. The roof is awful work it’s not really structural unless they put multiple layers on it adds weight. Might depend where you live. In the PNW we pull permits for structural changes like adding sqft, new electrical, new buildings. The downside to not pulling permits is you may not get price appreciation on the additional sqft. I wired a hot tub to code but didn’t pull a permit. I disclosed it when I sold the place. At that point it’s more about liability if I don’t disclose and someone is injured I could be liable. You don’t really sell a house as is. You disclose everything you know. You can say I’m not fixing anything. Then it may or may not get traditional financing.
You can look up the permits that were pulled on a certain address, it’s not that hard.
It’s always as is. Meaning they don’t get to come back later asking for discounts because they found something.
No liability once it closes, not sure what you're worried about