Covered Patio without a permit (Dallas, Sachse: insurance, credit, lender)

[lex1]

Happy Thanksgiving everyone,

We're currently under contract to buy this property in Sachse which we offered the list price for. We recently learned that the 14x28 custom cedar covered patio in the back was built without a permit. With the market as hot as it is now, here are our questions

- We plan to ask the sellers to obtain the permit for it. However, just so we can understand in case we need to do it ourselves, how much and how easy to apply for the permit?

- Based on our research on city-data, there's even the possibility that the patio has to be torn down. Is that correct?

- Is it a reasonable thing do do to walk if the sellers refuses to address?

- How much of a credit is reasonable for the sellers to give us if they don't want to do it?

- With this patio added to the assessment, how much tax increase do we probably see in our tax bill?


Thanks so much for your responses

lex

[Beaching]

I have never heard of a single buyer/seller having to tear down a covered patio when they were buying/selling because there was no permit pulled when it was built.
If that happens in the Dallas area, it is very rare. Very rare! I would not even ask for credit from the sellers for this.

I would not even bother with asking for the permit by the sellers. If it comes up, deal with it then. If you like it, leave it. It would be much cheaper for you to leave it and pay whatever permit fee the city may want than to have to build one later. Below is the fee schedule for permits for Sachse.

It is not going to add that much to the value on the tax rolls. Is it not already on the tax roll? You can look on Dallas Central Appraisal District and see. Drive the neighborhood and see if you notice any other houses with something similar, look up that address on the tax roll and see what they have the value listed at. It really does not change the taxable value much.

http://www.cityofsachse.com/DocumentCenter/View/3128

[lex1]

Thanks for the reply. I'm concerned about the tear down after the move in and there's an inspection for it part of obtaining the permit and the patio is not up to code - the patio has electrical. BTW, the patio is beautiful and professionally built looking. The other part is, there could be potentially issues with the lender and insurance company. Will call the city of sachse.

[ChristieP]

WHY would you tear it down?!?! In most cities a wood patio cover, even with electricity, is considered a temporary structure and doesn't require a permit for construction. Your insurance carrier and lender will not care!

Call the city just to reassure yourself.

[Beaching]

Originally Posted by lex1

Thanks for the reply. I'm concerned about the tear down after the move in and there's an inspection for it part of obtaining the permit and the patio is not up to code - the patio has electrical. BTW, the patio is beautiful and professionally built looking. The other part is, there could be potentially issues with the lender and insurance company. Will call the city of sachse.

Do not call the city.
Do not call the city.
Do not call the city.

Houses in the Dallas area sell every single day with covered patios that were built without a permit. The inspectors do not look to see if permits were pulled.

Also, do not tear it down. If you like it, leavve it, enjoy it, take advantage of it.
Even people that professionally build them do not always get a permit for patio covers and arbors in backyards.

[Beaching]

How is it not up to code?


On our very first house, we built our patio cover ourselves, no permit. It was very nicely done, fully roofed, etc. When we sold it the only thing the inspection was done the only thing he suggested was hurricane braces. Simple fix. We did it in about 30 minutes with about $15 worth of hurricane brackets bought at Home Depot.

[loves2read]

The issue is likely the electrical install...
If there was a new line installed, how it was tied into the box, if it was done safely...

Home inspection could flag it and insurance might see that as problem

We bought home in Fl that had had a kitchen gut/remodel...done w/permits and all licensed professional trades...still had issue with how the new electrical was tied into the new/additional box they installed...no insurance until it was corrected to "code"...and we had to have electrician come out, do the work, take pix and send to us and the inspection company who revised the report and got the insurance issued...
Of course it had already passed 2 or 3 county inspections for the project...and ins in FL might be more squirrelly than TX

[ChristieP]

I have NEVER had to have a Texas home inspected by an insurance company prior to being issued insurance, and I have owned 3 of them!

[loves2read]

Christie--I said that insurance in FL is more squirrelly than in TX--
I just know that insurance in TX is getting more particular and tight-fisted...

But if the inspection flags the patio for whatever reason then maybe there is a reason...
And that reason is worth paying attention to...

[ChristieP]

The OP seems to be equating Texas with California, where anything done to a house without a permit/city inspection must be removed prior to sale. That's not how it works in Texas. We are all trying to tell the OP not to worry, and that they will not have to tear down a perfectly good patio cover in order to buy and/or insure the house.