Decks, Fees and Code Enforcement

Hello investors,

This is my first test to see if I can manage all the properties from 1200 miles across the country.  I spoke yesterday with one of my favorite park managers; she has turned me onto quite a few deals since she started in this particular park.

Anyway, she told me the county “code enforcement worker” will be driving out sometime next week to site all the homes that have completed decks above 30 inches off the ground.  In this park I have 2 homes that fit that description.  Even better the home weren’t permitted when they were built!!  One was built before I even started investing (it’s really old).  And the other I simply did not pull permits (it took the previous TB (tenant-buyer) 6 months to build the deck in full view of the road and public and no red tags were ever issued).  A red tag means stop construction on what you are doing because you have not pulled permits.

I think it is such BS that this is retroactive (I’ve never had this problem; the county just want more money, my opinion).  I will call the number on the letter and talk with “Al” at the permit office on Monday to find out my options.  My trustee still lives local so I probably won’t have to fly back to Tampa.

I’ll keep everyone posted!

The Permitting Process In A Nut Shell

A few example of things you may need a permit for (check your area); replacing windows, painting, reroofing, residing, inside remodeling, demo, building a fence, septic issues, almost any outside add-ons to a home.  Even putting up a shed is sometime needed to be permitted.**

1. The owner (You, your Trustee, your corporation) or a licensed contractor head down to the local permitting office in your city or county.  Fill out the typically single page form, bring your MH title and identification.  The form will ask you a bunch of questions regarding what will be built, repaired or replaced.  Sometimes you may have to submit a drawing to the office to explain what you are doing.

Example:  I was adding a carport to a mobile home and needed to have a blueprint of my intentions.  (Dimensions of the carport, the relation to the mobile home, and a mounting description)  At the permitting office I have never once had a problem with rude workers, in fact the few times I’ve had to go it was somewhat pleasurable (for a gov’t business).  The workers all seemed to take their time and help out; I stayed there with the manager and drew up a blueprint on scrap paper.  It didn’t look professional but it was good enough to continue the permitting process.  TIP:  IF YOU NEED HELP, ASK FOR SPECIFIC HELP!!!  You may or may not need any drawings, just ask.

2. Once the form is filled out you will pay your fee get a permit to hang on the property door (for the whole world to see!).  You also get a phone number to your inspector.

3. If you are working with a licensed contractor, electrician or plumber they will know the codes for your area.  If you are working with a less skilled handy-man to save costs and still get the job done, call the inspector to ask him/her what he is exactly expecting when he comes out to inspect and give an “APPROVED” status.  If he asks if you will be working on the home yourself, it is wise to say YES – not the handy person.

4. Once all repairs are made, call the code office to make an appointment for him to come out to inspect.  If you didn’t properly repair something it will be another fee for him to come back out and inspect ($20-$60).  Call the inspector directly again and clear up what he in expecting to the “T”.

5. Once he approves you, you’re all set!

Example:  I bought a home that had a bad power pole in the back leading energy to the home.  I had to go thru the whole permitting process to get the pole fixed by my handyman and once I got the “approved” the electric company was then able to turn the power on!

I certainly believe in permits but I have to admit I do not see the benefit to some.  (I mean really!? Changing windows, putting up a shed, where does it end?)  A tip I learned early… It’s always easier to ask forgiveness than permission!

**It is the law that you get these permits.  A common tactic to get around these code enforcement rules is: what the code enforcement workers who drive around don’t see wont hurt them.  AKA I’ve seen investors darken windows, do outside repairs on the weekend (when gov’t workers don’t work), construct temporary walls to block what going on.  Long story short if you replace a roof knowone will know unless they see you doing it.  I OF COURSE ALWAYS FOLLOW ALL LAWS AND WOULD NEVER EVEN THINK ABOUT DOING THIS!

Happy investing,

-          John

PS – My next post I want to address the benefits of “Analysis of Paralysis”… and how to quickly and logically overcome it to start making more money!!!