One of the reasons Manhattan Beach property holds value is that people are constantly updating  their homes.  We tear out walls, add rooms, spruce up kitchens and baths or just tear down and build new.  

Many potential sellers decide to update their home in an effort to get the best price possible.  Unfortunately too many homeowners decide that it's too expensive or time consuming to pull a permit for the work they want done. It amazes me that someone will spend $20,000, $40,000 or even $100,000 or more and not pull a permit that costs $1000.00.

True story....I have a friend who wanted a new deck. Before she started I told him he should get it permitted.. but the man who built it ( not a licensed contractor) said it would be OK and a permit would be a hassle.  A few  weeks after the work was finished a neighbor complained. The City told him that he had to tear down at least a third of the deck to meet code.  He  loved the deck and decided to try for a variance.  He hired an attorney to help the plead the case... but the City denied the appeal.  My friend  spent $10,000 for the deck and will spend another $4,000 to tear down and modify it to meet code plus pay the attorney fees.   The permit would have been about $700 or less.

Thinking of adding an extra room?  If you add square footage to your home without obtaining a permit an appraiser will not include it as part of the appraised value of the home.   So your new 600 square foot addition that cost you $80,000 won't increase the value of your home if it is not permitted.

Here's the rule for most cities.. be sure to check your local requirements. The only things that don't need a permit are new cabinets, tile work or flooring that don't require plumbing or electrical changes. You can change out the tile in the bath if you don't put in a new tub or any type of additional plumbing. You can add new kitchen cabinets and granite counters if you don't move or add any electrical or plumbing to accommodate the work you are doing. You can't add any square footage, move a wall or enclose a patio without a permit. If you add a new roof you will need a permit. If you add a deck or a gas hook up you will need a permit. Technically you are supposed to obtain a permit if you replace the water heater.

If the person you have hired for the project is adament about not obtaining a permit it just might be because he is not a licensed contractor.  One of the reasons to use a licensed contractor is that they must have insurance.  You definitely do not want to hire someone who doesn't have insurance to cover his workers. 

It may seem like a pain to do all this but in the long run it will be worth it. Getting an after the fact permit is not terribly difficult but it is a lot more trouble and expense then if the work had been permitted in the first place.