How Do I Check Permits and Code Violations Before Buying?
Building permits and code violations are recorded by municipal building departments. You can check them by searching the local building department's online portal, calling the department directly, or using a property intelligence platform that aggregates permit data automatically. The permit history reveals whether renovations, additions, and systems work were done legally and inspected. Unpermitted work is one of the most common and costly surprises for new homeowners, potentially requiring thousands of dollars to remediate.
Why Permits Matter
Four reasons permit history directly affects your buying decision
Safety
Permits ensure that work meets building codes designed to protect occupants from structural failures, electrical fires, gas leaks, and other hazards. Unpermitted work has not been inspected and may not meet minimum safety standards.
Insurance Coverage
Homeowners insurance may deny claims for damage caused by unpermitted work. If an electrical fire originates from unpermitted wiring, or a deck built without a permit collapses, the insurer may refuse to pay.
Resale Value
Buyers and their agents routinely check permit history. Unpermitted additions, converted garages, or finished basements can reduce your home's appraised value or kill a sale entirely.
Legal Compliance
Municipalities can require you to bring unpermitted work up to current code, tear it out entirely, or face fines. Code enforcement actions can be triggered by complaints, permit applications for other work, or routine inspections.
Types of Permits to Look For
Each permit type covers a different aspect of property improvement
Building Permit
Required for structural changes, additions, new construction, and major renovations. Covers framing, load-bearing walls, roof changes, and room additions.
Electrical Permit
Required for new wiring, panel upgrades, circuit additions, and any work involving the electrical system. Unpermitted electrical work is a significant fire hazard.
Plumbing Permit
Required for new plumbing installations, water heater replacements, sewer line work, and bathroom/kitchen plumbing changes.
HVAC Permit
Required for new HVAC system installation, ductwork modifications, and furnace or AC replacement. Improper HVAC installation can cause carbon monoxide risks.
Roofing Permit
Required in most jurisdictions for roof replacements and major repairs. Some areas require a permit even for re-roofing over existing shingles.
Red Flags in Permit Records
These warning signs can cost you thousands if missed
Open Permits
A permit was issued but never closed with a final inspection. This means the work may be incomplete or non-compliant. Open permits often transfer to the new owner as a code violation.
Unpermitted Additions or Conversions
A finished basement, converted garage, or room addition with no corresponding permit is a major red flag. The work may not meet code, and you could be forced to remove it or bring it up to current standards at your expense.
Failed Inspections
A permit with one or more failed inspections indicates that the work did not meet building code requirements. If the failures were never resolved, the work is non-compliant.
Expired Permits
Permits have expiration dates. An expired permit with no final inspection means the work was never approved. Some municipalities require a new permit and inspection to close out the old one.
Work Exceeding Permit Scope
If the permit was for a kitchen renovation but the property also shows evidence of bathroom and electrical work not included in the permit, the additional work was likely done without permits.
How to Search Municipal Building Records
Follow these steps to pull the permit history for any property
Identify the Jurisdiction
Determine which city or county building department has jurisdiction over the property. This is usually the city where the property is located, or the county if the property is in an unincorporated area.
Find the Online Portal
Most building departments now offer online permit search tools. Search for '[city name] building department permit search' to find the portal. Common platforms include Accela, EnerGov, and iBuild.
Search by Address or Parcel Number
Enter the property address or parcel/APN number into the search tool. Review all permits returned, paying attention to the permit type, status (open/closed), inspection results, and dates.
Cross-Reference with the Property
Compare the permit history against what you see during the home tour. If there is a finished basement, converted garage, or new kitchen but no corresponding permits, the work was likely done without permits.
Contact the Building Department for Details
For any concerning permits (open, failed, expired), call the building department to get the full inspection history and understand what is needed to resolve outstanding issues.
How BehindTheDeed Surfaces Permit Data
Automated permit aggregation from municipal building departments
Enter the property address
BehindTheDeed resolves the address to the correct municipal building department jurisdiction.
We query the building department
Our system pulls permit records including building, electrical, plumbing, HVAC, and roofing permits with their full inspection history.
AI flags red flags automatically
Open permits, failed inspections, expired permits, and suspicious gaps between the property's condition and the permit record are flagged for your review.
Get your complete permit report
Download a structured permit history report with status, inspection results, and flagged issues. Share it with your inspector or agent before making an offer.
Frequently Asked Questions
Can I buy a house with unpermitted work?
You can legally buy a house with unpermitted work, but you assume the risk. The municipality can require you to bring the work up to code, obtain retroactive permits, or tear out the unpermitted improvements. This can cost thousands of dollars. Many lenders and insurance companies will also flag unpermitted work as a risk factor.
What happens if you have unpermitted work and want to sell?
Unpermitted work must be disclosed to buyers in most states. It can reduce your home's appraised value, deter buyers, and complicate the sale. Some buyers will demand that you obtain retroactive permits or reduce the sale price to cover their risk. In competitive markets, unpermitted work is a common reason deals fall through.
How far back do permit records go?
Most municipal building departments have permit records going back 20 to 50 years, depending on when they digitized their records. Older records may exist on microfilm or in physical files. The most relevant permits to check are those from the past 20-30 years, as they cover the period when most major renovations occur.
Check Permit History for Any Property
Enter an address and get a complete permit and violation report showing building permits, inspections, open permits, and code violations in minutes.
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