Carport - who's right ?

[Genxor]

Ok those in-the-know .....

Neighbor down the street is in the midst of building a 2 car carport , freestanding - detached from the home.

He has been advised that if he ever sells his property , the potential new owners will not be able to secure a loan because the carport was not permitted.

I explained that I wasn't positive about any unpermitted outbuildings or structures, but I *thought* as long as the home appraised for the amount he sells for there shouldn't be an issue.

But then again, I'm not a very smart fellow. What's the factual answer ?

[Hotzcatz]

They can't use the unpermitted structure as part of the appraisal. The new structure does not exist (as far as banks and folks who do paperwork) until it has a building permit. It is also a liability when selling since the new owners may have to either remove the building or get it permitted although generally someone would have to complain about it before the County noticed it. He also won't be able to build another permitted structure on that property until that one is either permitted or removed.

[John S. Rabi]

Catz is right, as always! [] It's kind of surprising why anyone build a carport without a permit. Assuming there is no light there it should be easy to build. If it's not permitted it doesn't exist as far as the lender is concerned. The COH however can take action against the owner. All you need is a neighbor who doesn't like you. []

Aloha,
John S. Rabi ABR,CM,CRB,FHS,PB,RB
808.989.1314
http://www.JohnRabi.com
Typically Tropical Properties
"The Next Level of Service!"

[EightFingers]

How much does a permit cost in Hawaii cty? I here they are difficult and time-consuming to get. The cost and scheduling of the inspection could be a deterrant. I still wouldn't build something w/o a permit, though.

[Rob Tucker]

Permits in Hawaii County are the least expensive and fastest to acquire of any place I've ever done business.

I would guess that current process is about three weeks. On Maui is it currently six to eight months.

CoH requires two sets of plans on submission. County of Maui requires eleven sets of plans.

A residential permit will typically be a few hundred dollars. Gee, last permit we pulled on the Cal coast was about thirty grand.

The system here is about as easy as it gets.

[EightFingers]

Thanks, Rob. It seems then the only reason to not get a permit is becuase the project will not be built to code ie: the builder is too cheap/lazy or lacks the knowhow to build it to code.
I don't know what the deal re:Maui. I stayed at a B&B in Lahaina that was just built a couple years ago. She said it took a year (and some palm-greasing!) to get her permit.

[hooligal]

There's a lot of reasons folks build without permits here. Honestly, many of the non-permitted structures I've seen lately *are* built to code or darn close (built to the LAST version of Hawaii county code-oops) and built by very capable people (or their very capable ohana).

Some people need to build immediately to have a roof over their heads. Waiting a few months for the drafting, another month or two for permits, means these families & pets must rent or camp in a tent for four months before they even break ground. Renting with pets is near impossible...but I could call in my ohana & have a small unpermitted cabin built in a weekend for me and the zoo. I'd do it too, I would if it kept me on my land and out of the Puna rain.

It could be purely financial. Again, drafting for $1-3k, architects fees (maybe another $400), permit costs, cesspool/septic costs + permit, electrician + permit, plumber + permit...it adds up. Around here, a few grand is a LOT of money for many people.

And there's always the contingency who are VERY capable & just don't want the government telling them what to do.

I've seen very fine houses going up unpermitted, but the owner plans to get it permitted *after* the home is built.

Permitted structures also raise your tax bill if I'm understanding the PW tax threads correctly. I've met a few folks who plan to die on their land, so permits for resale/appraisal value don't matter diddly-doo-da to them.

Some folks, like me, want to disassemble their little cabin and take it with them to their next lot. You can't take a permitted structure with ya when you go- unless it's a mobile home or maybe if you get a demolition permit. (???)

I'm not advocating building without permits, especially if anyone at county is reading this [] I also hope this doesn't come off as pissy, not intended...I just wanted to give a broader view on why this happens. It is a way of life here & you'll sell yourself short if you judge folks or the quality of their homes on a permit application. There's awesome folks behind unpermitted homes - from the shacks to the mansions.

[John S. Rabi]

You can always find excuses or explanations for everything. Permitting "after the fact" cost you more than going trough the process. One of my clients just got his building permit in 10 days, so there really is not much wait for the permit. One last major thing, all you need is a nosy or pissed off neighbor to report your unpermitted structure and you will have more headaches than you can imagine. Heck, all you need is the County Inspector to drive by by a chance and see an unpermitted construction in process.

Aloha,
John S. Rabi ABR,CM,CRB,FHS,PB,RB
808.989.1314
http://www.JohnRabi.com
Typically Tropical Properties
"The Next Level of Service!"

[hooligal]

I agree, I'm NOT advocating it. I wanted to point out that not all unpermitted structures are a result of laziness or lack of knowledge.

For anyone considering it, know that if you get caught your life can turn into a royal poo-storm. If county doesn't catch you, you will always be at the mercy of your neighbors & how much they like you. I lived with a gal who got red flagged by county & was abruptly homeless (thus our housemate for a while). I have a new client who happened to have an inspector drive by while he was building a deck - now he's at a standstill until I draw up his blueprints & he gets the permit. It's a risk with expensive implications, but it's not always because of lazy or dumb []

[Kapohocat]

I agree Hooligal. The old days of build it then permit it someday are gone. The days of put the foundaton in while you are waiting for a permit are gone too!

Inspectors now have time to chase down the violations it appears. They are also getting a lot stickier about errors on plans!