r/homerenovations • u/shenney93 • 16d ago
First Full Gut Renovation, Didn’t Pull Permits, Stuck on Power Hookup – Nervous About Next Steps
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.
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u/SpecLandGroup 16d ago
Inspectors aren’t out to make your life miserable, but they do have a job to do. And, once they’re in the house and see framing, gas, HVAC, etc., they’re going to ask about permits. Doesn’t matter if it’s just the box you’re trying to legalize. They’re trained to look at the whole picture. Trying to sneak in just the electrical sign-off is risky. If they see unpermitted work, it can backfire hard. In my experience, you’re better off owning it.
That said, you’ve got one thing working in your favor: the place is still open. That gives you a shot at doing an “as-built” permitting situation. I've seen this happen plenty. Homeowner fesses up, city says fine, pull the permits now, get the inspections while the walls are open. If the work’s clean and code-compliant, they usually let it slide with maybe a fee or two tacked on. Worst case, you have to do minor corrections. But if it looks janky or rushed, that's where it gets expensive.
Asbestos is a wild card. Most AHJs just want proof it was done right so they’re not on the hook liability-wise. No doc makes it harder, but if it’s gone and you’re not demo’ing anything else, it might not even come up unless you bring it up or they see evidence.
I'd say you’ve got to go to the city and get ahead of it. Try to piecemeal it and you risk getting flagged, which drags everything out worse. I’d talk to a local expediter or architect who knows your specific town’s temperament. Some cities are chill, others will make you tear out finished work if you get caught hiding it.
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u/biggysharky 16d ago
AFAIK as the drywall is not on yet inspector can still do their thing. It'll be more difficult for them to inspect once every thing is closed up. Maybe you can apply for permit retrospectively?
If the asbestos was professionally removed surely you'll have some sort of paper work, certificate (?). Besides I don't think inspector would care that much of what you removed, they are only concerned of what you've put up. Again, not an expert just me speculating.
I'm following this post as I'm curious myself!
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u/PNWoysterdude 13d ago
Well if the asbestos is gone it's gone right? Maybe you never had it in the first place. Just don't tell them about it.
Just pull the permits for the gas, HVAC and electrical and see what they say when they come out.
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u/messarosh 16d ago
Form an LLC and then sell the house to the LLC as-is with a documented due-diligence and home inspection. Declare bankruptcy, take out life insurance, fake your own death. Pull permits and wrap up the work. Purchase a new identity and buy the house from the LLC.