We just bought a house which includes an unpermitted basement unit. We plan to rip out the stairs leading from the interior of the house to the unit (to restore the closets upstairs that used to occupy that space), and we are going to rip out the 1949 heating system, which currently protrudes into the bathroom of the unpermitted unit. QUESTION: What would be the difference (time, money, potential obstacles) between trying to bring this unpermitted space up to code as a guest room versus a rental unit? (The square footage, foundation, and parking situation all seem okay by the city’s requirements for a second dwelling unit.)
Hi, my name is Phil Lindstrom. I own Phils Construction Company in Riverside, CA.
First I would check with planning dept. to be sure property is zoned for multi-residentail. If so…
I have worked on a few houses over the last couple years that had un-permitted word done. My best recommendation is to have a licensed contractor come and do a detailed inspection to see it the un-permitted work was done up to code. If it seems that it has been done up to code, then the GC should call the city Bldg. Dept. to see if they would require all work to be exposed for them to inspect. Most inspectors don’t require exposing it all if most everything that is visible looks like it has been done right. Sometimes just a sample area will need to be exposed. What I mean by exposed is, tearing off drywall to expose framing, insulation, electrical, and plumbing, etc…
Depending on what the contractor finds and what the inspector says will have to be exposed, the contractor should be able to come up with a pretty close estimate of what it will cost to make plans, pull permits, do repairs if needed, expose areas for inspector, and then repair those exposed areas.
The detailed first inspection and bid from the contractor will most likely cost a couple/few hundred dollars.
Then you can determine what works best for you as far as costs go.
I am available to do this if it with-in the So Cal Area.
Phils Construction Comapny - Riverside, CA Lic. # 856624
I own Wes O’Dell Contracting in Colorado Springs, Co. I have done a few similar jobs. A rental unit makes this a commercial property. In Colorado Springs, that means it falls under a different (and more restrictive) building code than if it is family room. You mention that zoning code allows for the second dwelling unit, but you should consult with local building officials for info on bringing a non-permitted commercial job into compliance with local building codes. Here, the difference in cost between a family room and a rental unit can be significant! Depending on whether the existing space comes close to compliance, it could be a very complex project. Tread carefully! Research the requirements before you get too far into it.
I hope this helps.