C of O NJ (Rahway: appraise, work, house)

[stephz1008]

I have a couple of questions and I was wondering if there was anyone on the board who can offer some insight...

We are putting our house on the market, but want to ensure a quick sale if possible. Therefore we want to get the ball rolling on our C of O.

We were told by a plumber today that we would not pass inspection because we have separate hot/cold controlls on our shower instead of one pull type. Is this really true??

Also, we had work done to our house, the contractor initially told us we did not need an inspection, then got caught and turned out we did. He applied for permits, but only for electrical and building, NOT plumbing. How likely since we now have 2 1/2 baths the last C/O indicated 1 1/2 bath are we to have to open up the walls on the new bath in our home?

[CuCullin]

Originally Posted by stephz1008

We were told by a plumber today that we would not pass inspection because we have separate hot/cold controlls on our shower instead of one pull type. Is this really true??

Total BS.

Originally Posted by stephz1008

Also, we had work done to our house, the contractor initially told us we did not need an inspection, then got caught and turned out we did. He applied for permits, but only for electrical and building, NOT plumbing. How likely since we now have 2 1/2 baths the last C/O indicated 1 1/2 bath are we to have to open up the walls on the new bath in our home?

Depends on the inspector, their mood, etc.

Did you have a contract with the installer? Did it specify whose responsible for the permits? If so, and if the contractor is responsible, you have someone who will have to cover any expense.

After you've checked your contract (or right away if you didn't have one), call the inspector in the town, let them know your concerns, and see what you can do about it.

[wileynj]

Originally Posted by stephz1008

I have a couple of questions and I was wondering if there was anyone on the board who can offer some insight...

We are putting our house on the market, but want to ensure a quick sale if possible. Therefore we want to get the ball rolling on our C of O.

We were told by a plumber today that we would not pass inspection because we have separate hot/cold controlls on our shower instead of one pull type. Is this really true??

Also, we had work done to our house, the contractor initially told us we did not need an inspection, then got caught and turned out we did. He applied for permits, but only for electrical and building, NOT plumbing. How likely since we now have 2 1/2 baths the last C/O indicated 1 1/2 bath are we to have to open up the walls on the new bath in our home?

Good idea to get all of this out of the way before you get a buyer. The controls...I would get second opinion... I'm sure alot of older homes have this setup. Now, the permit issues and not including plumbing - I have a friend who just went through this in a house she purchased - the owner never pulled permits for the second bath or remodeled bath. They had to open a few areas of the walls for the inpector to see wires and pipes. But if I was you, I would go to the town..on your hands and knees : )) Tell them your situation and see what they say - they may be more lienent with you vs. a contractor..or you can wait and see if the buyer makes an issue of it or not? Tough call - how long ago was the work done? You may also get hit with back taxes on the improvements.

[stephz1008]

Work was done 2006. We do have a copy of the contract and does not state anything about permits.

Funny thing is, house was re-assessed AFTER work was done, and the asessor did come into the house.

The thing about the hot/cold controls he said had to do with the temperature control should someone only turn on the hot. But, if you have the single control and it is swivled all the way towards the hot side when someone turns it on, isn't that the same thing?

[BobKovacs]

Originally Posted by stephz1008

Work was done 2006. We do have a copy of the contract and does not state anything about permits.

Funny thing is, house was re-assessed AFTER work was done, and the asessor did come into the house.

The thing about the hot/cold controls he said had to do with the temperature control should someone only turn on the hot. But, if you have the single control and it is swivled all the way towards the hot side when someone turns it on, isn't that the same thing?

If the controls were put in in 2006, they're probably pressure-balanced and anti-scale anyway, which is the real issue. The idea is that if you're in the shower and someone flushes the toilet (thereby dropping the cold water pressure in the bathroom) you don't get scalded.

Depending on the town you live in, they may not even realize that there was work done, or even go looking for it. Most towns in NJ just have requirements for smoke detectors, fire extinguishers and sump pump discharge, while others (like Rahway) will do more nosing around to see what you've done. What town are you in?

[stephz1008]

Originally Posted by BobKovacs

If the controls were put in in 2006, they're probably pressure-balanced and anti-scale anyway, which is the real issue. The idea is that if you're in the shower and someone flushes the toilet (thereby dropping the cold water pressure in the bathroom) you don't get scalded.

Depending on the town you live in, they may not even realize that there was work done, or even go looking for it. Most towns in NJ just have requirements for smoke detectors, fire extinguishers and sump pump discharge, while others (like Rahway) will do more nosing around to see what you've done. What town are you in?

Howell Township

[BobKovacs]

I'm not familiar with Howell's requirements. Have you called the building department to find out what the requirements are to get the C of O? They usually have a clear set of instructions to follow regarding where to mount smoke detectors, where to mount the fire extinguisher, etc.

[wileynj]

Originally Posted by stephz1008

Work was done 2006. We do have a copy of the contract and does not state anything about permits.

Funny thing is, house was re-assessed AFTER work was done, and the asessor did come into the house.

The thing about the hot/cold controls he said had to do with the temperature control should someone only turn on the hot. But, if you have the single control and it is swivled all the way towards the hot side when someone turns it on, isn't that the same thing?

Regardless of whether or not contractor stated permits - he/she should know better. They are required to get them or inform you that you will need to go and get them. I'm siding with Bob - it may be a moot issue and if the house was already re-appraised by the township, oh well - they screwed up as well for not noticing! Go with what Bob said... call the twp and see what their specific requirements are for a CO. Oh and Bob - who's in charge of changing the "clock" in here...it's still an hour behind : )

[stephz1008]

Per their website http://www.twp.howell.nj.us/filestorage/75/128/C_of_O_Requirements.pdf

Requirements needed prior to a certificate of occupancy being issued.
1.Application for Certificate Of Occupancy form.
2.All final inspections, Building/Electric/Plumbing/Fire must be approved.
3.Final Engineering approval.

etc...

The one that concerns me is #2

[wileynj]

Originally Posted by stephz1008

Per their website http://www.twp.howell.nj.us/filestorage/75/128/C_of_O_Requirements.pdf

Requirements needed prior to a certificate of occupancy being issued.
1.Application for Certificate Of Occupancy form.
2.All final inspections, Building/Electric/Plumbing/Fire must be approved.
3.Final Engineering approval.

etc...

The one that concerns me is #2

No. 2 is most likely related to "open permits" for work you had done where permits were filed for. If no permits were filed for then there are no open permits...in other words, if no open permits exist in your file, this will be already satisfied on their end.