I’m a homeowner in the middle of my first full gut renovation. This is my personal house (not a flip), and I made a big mistake: I didn’t pull permits at the start. I didn’t realize just how many things required them, and now I’m stuck.
Here’s the current situation:
• Asbestos: The house had asbestos. It was removed professionally, but I don’t have documentation. Where I live, homeowners are technically allowed to handle asbestos themselves, so it’s not like it couldn’t legally be done — but I know inspectors usually want proof it was done properly.
• Work done: New gas, HVAC, electrical service, breaker box (moved outside), and some new framing. No load-bearing walls were moved.
• Condition: Everything is still gutted (no drywall yet), so all the systems are fully visible.
• Quality: The work is up to code (to the best of my knowledge). Different contractors helped along the way, but I’m the one responsible.
The problem: The power company won’t reconnect service until the city signs off. To do that, I’d need to apply for a permit and get inspections.
Here’s where I’m nervous:
• If I apply only for the breaker box/electrical permit, the inspector may still need to step into the garage (where the old panel is) or look around. Once inside, they’ll see the whole house gutted and realize a ton of unpermitted work has already been done. At that point, it could look like I’m trying to hide something.
• If I come clean and explain everything, I don’t know how the city will respond. I’m worried they’ll get angry and require me to redo things, even though the work is up to code and visible. Worst case, they could delay the project heavily or issue stop-work orders.
• On top of that, I’m anxious about the asbestos. I know it was handled by the right kind of company, but without paperwork, I don’t know if that could cause problems.
• Maybe I’m overthinking it, but I feel caught between two bad options: risk opening up a bigger can of worms by being upfront, or risk looking like I’m hiding things by only applying for the box upgrade.
For context: In my area, homeowners can legally do basically everything themselves — even asbestos and electrical — as long as it’s permitted and inspected. I just didn’t know that permits were required for so much of this until too late.
So my questions:
1. Has anyone else been in this kind of situation? How did your city handle it?
2. Are inspectors likely to just have me “catch up” on permits since the house is open, or could they make me tear things out?
3. How much of a risk is it to just try the box upgrade permit and see if that flies?
4. Am I better off coming clean, showing them everything, and hoping they’ll work with me?
I know I should’ve handled this differently, but I can’t change that now. I just want to move forward without making it worse, and I’d really appreciate advice from anyone with experience in these kinds of situations.