If you just found out about unpermitted work on your property — whether from a buyer’s inspection, a city letter, or your own research — you have options. You can sell a house with unpermitted work in California. Unpermitted work does not void your ability to sell, but it does affect your options and your buyer pool.
Traditional buyers using bank financing may run into problems — lenders may not fund a home with known unpermitted work. Some homeowners skip the permit process entirely to save time, but this can create real complications when it’s time to sell — especially with lenders and appraisals.
Your options are to disclose and sell as-is, pursue retroactive permits, redo the work correctly, or sell directly to a cash buyer who specializes in distressed properties. Quick Home Offers® has been purchasing homes with unpermitted work throughout California since 2013.
Selling a House With Unpermitted Work in California – Quick Answer
Yes. You can sell a house with unpermitted work in California, but you have to disclose it. Unpermitted work does not stop a sale. It may shrink your buyer pool and financing can get harder or impossible when the work affects safety, square footage, or zoning. You have four choices:
- Sell as-is and disclose the work. Best for minor issues or work that was built well.
- Get retroactive permits, if the work already meets current code.
- Redo the work with permits to bring it up to current code.
- Sell to a cash buyer who takes it as-is. Best for major work, or anything that does not meet current code.
The right choice depends on the work, your timeline, and whether the city is fining you.
What Counts as Unpermitted Work In California?
Unpermitted work is any modification to a home’s structure, electrical, plumbing, or mechanical systems that was completed without a building permit or without passing required inspections. Common examples in California include garage conversions, room additions, ADUs, electrical panel upgrades, plumbing reroutes and plumbing work, HVAC installations, finished basements (common in other states), patio enclosures, adding a new bathroom, and converted carports. These types of unpermitted renovations and unpermitted improvements are more common than most sellers expect. In California, building permits are required any time construction affects the structure or essential systems of a home — regardless of who did the work or when it was done.
We have sold two properties to Quick Home Offers this year…
We have sold two properties to Quick Home Offers this year, dealing mostly with Adam Justiniano. Adam is very professional and made the entire process smooth both times.
Dealing with unpermitted work on your California home?
Get a no-obligation cash offer. If the unpermitted work is minor, or you’ll net more with a traditional sale, we’ll tell you straight up.
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How to Find Out if Your Home Has Unpermitted Work
If you’re not sure whether work on your property was properly permitted, there are a few ways to check before it becomes a problem during a sale.
Start with your local building department’s permit records. Most California cities and counties let you search by address online. Before calling anyone, spend a few minutes online researching your area’s permitting requirements, enforcement policies, and what options exist for resolving unpermitted construction.
Dozens of California cities and counties use Accela Citizen Access portals for permit searches. You can search building permits by address or parcel number, usually for free. Cities and counties that run Accela portals include Santa Barbara (city and county), Ventura County, Kern County, Sacramento (city and county), and Fresno (city and county), among many others. The City of Bakersfield runs its own system through Click2Gov. If you’re not sure what your area uses, search “[your city or county] building permit search” or “[your city or county] Citizen Access” and you’ll usually find the right portal. For a statewide overview of permitting requirements, visit the HCD.ca.gov website here.
You can also check the original blueprints if you have them. They’re sometimes in your closing documents from when you bought the property. Compare the original layout to what’s there now. Any structural changes that don’t match the plans were either permitted separately (and should show up in the city’s records) or weren’t permitted at all.
What to expect when calling the building department
If you decide to pursue retroactive permits, your first step is calling or visiting your local building department. Here’s what to expect so you’re not caught off guard.
Most building departments will ask for the property address and pull up the permit history on file. They’ll want to know what work was done, when it was done, and whether you did it yourself or hired a contractor. Be honest — they’ve heard it all, and volunteering the information upfront is better than having them discover it during an inspection.
From there, the building department will typically tell you what’s needed to bring the work into compliance: updated plans, engineering reports, contractor involvement, or specific inspections. Some cities will schedule a preliminary inspection to assess the scope before requiring formal plans. Others will want plans submitted first.
Timelines vary widely. A simple retroactive permit for a water heater or basic electrical work might be resolved in 2–4 weeks. A garage conversion or room addition could take 2–6 months, depending on the city’s backlog, the complexity of the work, and whether corrective construction is needed. Fees range from a few hundred dollars for minor items to several thousand for structural work — and some cities charge penalty fees for work done without permits, which can double the standard permit cost.
The key thing to know: calling the building department does not automatically trigger fines or enforcement action in most cities. You’re voluntarily coming forward to resolve the issue, and most departments treat that differently from a complaint-driven investigation. That said, once the city knows about the unpermitted work, you’re on their radar — so don’t call unless you’re ready to follow through.
Pull up whatever you find and compare it against what’s actually in your home. If there’s a converted garage, an added bathroom, or a finished patio cover that doesn’t show up in the permit history, that’s a red flag.
If you’re still not sure, a licensed home inspector can usually spot unpermitted work during a walkthrough. They’ll notice things like mismatched construction quality, electrical panels that don’t match the home’s age, or plumbing that doesn’t follow typical routing. It’s worth the few hundred dollars to know what you’re dealing with before a buyer’s inspector finds it for you.
What Happens If You Rent Out an Unpermitted Unit in California?
If you own a rental property where one or more units were built or converted without permits — a garage turned into a studio, a room addition used as a separate rental, an unpermitted ADU — the legal exposure is more serious than most landlords realize. Under California law, an unpermitted unit — sometimes called an illegal unit or unwarranted unit — carries liability that can follow you for years.
Courts May Refuse to Enforce a Lease on an Illegal Unit
California courts have refused to enforce rent on units that cannot legally be occupied. In Gruzen v. Henry (1978) 84 Cal.App.3d 515, the tenants stopped paying and the landlord sued to evict them and collect the back rent. He had never obtained the certificate of occupancy his city required.
The court let him remove the tenants but recovered no back rent for the time the tenants had occupied the building. That is the real exposure for a landlord with an illegal unit: you can hold a signed lease, have a paying tenant, and still have no enforceable claim to the rent if the tenant stops paying.
Gruzen came out of a City of Pasadena ordinance, not a statewide statute, so what happens to your property depends on what your city requires and how its ordinance is written.
A later case, Carter v. Cohen (2010) 188 Cal.App.4th 1038, ran the other direction. A guesthouse in North Hollywood had been built without permits and was never registered under the Los Angeles Rent Stabilization Ordinance.
The landlord argued the agreement was void, so the tenant could not sue on it. The court rejected that and let the tenant recover the rent she paid above the ordinance limit, about $11,590, plus attorney fees. Her separate claim for return of all rent paid was dismissed before trial, so the case is not a guarantee of a full refund.
What the Tenant Can Sue For If They Are Occupying An Unpermitted Unit In California
A tenant in an unpermitted unit may have several claims, depending on the facts and the city or county where the property sits. These can include a refund of rent paid above what a local rent ordinance allowed, as in Carter, relocation assistance (required in many California cities before a landlord can evict a tenant from an illegal unit), attorney fees, and damages for habitability violations, fraud, or misrepresentation if the landlord knew the unit was unpermitted and rented it anyway. A refund of all rent paid is not automatic. In Carter, that claim was dismissed before trial.
In rent-controlled cities — including Los Angeles, San Francisco, Berkeley, and Oakland — tenants in unpermitted units are still covered by rent control ordinances and just-cause eviction protections. The landlord cannot raise rent beyond the allowable annual increase, and the tenant cannot be evicted without a valid legal reason under the local ordinance, even though the unit itself is not legally permitted.
Insurance May Not Cover You With An Occupied Unpermitted Unit
Coverage depends on what your carrier was told about the property. California Insurance Code section 331 says concealment, whether intentional or not, entitles the insurer to rescind the policy, and section 447 allows rescission for violation of a material provision. If a tenant is injured in a unit the carrier never knew existed, you may be arguing about coverage at the exact moment you need it. Fannie Mae treats this as a real risk: its Selling Guide will not approve a property with a zoning-illegal ADU until the lender confirms the situation will not jeopardize a future insurance claim. Pull your policy and ask your agent in writing before you assume that unit is covered.
Coverage for an unpermitted unit depends on your policy, what was disclosed to your carrier when it was written, and the cause of the loss. If a tenant is injured in a unit the carrier never knew existed, coverage is the thing you will be arguing about at the worst possible moment.
How A Rented Illegal Unit Affects a Property Sale
If you are selling a property with an occupied unpermitted unit, you are selling a property with active legal exposure. Every month the unit remains rented, the potential liability grows. A buyer — whether conventional or cash — will factor this risk into their offer.
For sellers, the key question is whether to address the unit before selling or sell the property as-is to a buyer who understands the situation and can handle the compliance, the tenant, and the permitting after closing.
We purchased a six-unit building in Bakersfield, where one of the units was completely unpermitted and occupied by a paying tenant. The seller was carrying exactly this kind of exposure —exposure on the lease, on rent already collected, and on whether the unit was covered by insurance at all. Quick Home Offers® bought the building as-is, took on the compliance work, and handled the tenant situation so the seller could walk away clean.
If you own a rental property with an unpermitted unit and you are thinking about selling, this is a conversation worth having sooner rather than later. Call or text us at (805) 870-5749.
Quick Home Offers® is not a law firm, and this is not legal advice. If you believe you have a legal issue involving an unpermitted rental unit, consult a California real estate attorney or tenant law attorney for guidance specific to your situation.
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What About Open Permits?
Open permits are different from unpermitted work. An open permit means someone pulled a permit for work on the property, but never scheduled the final inspection or never received a sign-off from the building department.
The permit is still “open” in the city’s system. In our experience, open permits typically add 2-4 weeks to a traditional sale while you get them closed — and that’s if the work passes inspection on the first try. If the work does not pass inspection the first time around (which is not unusual), you’re looking at 4-6 weeks, on average.
Expired permits are similar but can be worse in some cases. Most California building departments set a time limit on permits — typically 6 to 12 months from the date of issuance. If the work was not completed and inspected within that window, the permit expires. At that point, the homeowner may need to apply for a new permit entirely, which can mean paying new fees, submitting updated plans, and meeting current building codes that may have changed since the original permit was issued.
Both open and expired permits can create the same problems as unpermitted work when it comes time to sell. Lenders may flag them during the title or escrow process, and many will not fund a loan until the permits are resolved. Closing an open permit usually means scheduling a final inspection with the building department. If the work passes, the permit gets closed, and you are clear. If it does not pass, you may need to make corrections before the city will sign off. Expired permits typically require starting the entire permitting process over. Requirements vary by city or county, so it’s important to check with your local building department for specific steps.
If you inherited a property or bought a home without realizing there were open permits from a previous owner, you are not alone. This comes up regularly in our transactions. You can either close the permits yourself or sell to a cash buyer who will handle them after closing. Call your local building department to understand what needs to be done to close out the permits.
A 2026 Law That Helps If Your Unpermitted Unit Is an ADU
If your unpermitted unit is a converted garage, a back house, or a granny flat, there is a path most homeowners have never heard of. California Government Code 66311.7 took effect January 1, 2026. It covers accessory dwelling units and junior ADUs built before January 1, 2020.
Your city cannot deny a permit for one of these units just because it breaks building standards or the local ADU rules. You also cannot be charged impact fees or connection charges to permit it. There is one narrow exception for utility work. And if the inspector finds a health or safety problem, the city cannot penalize you for building the unit. It has to approve the permits you need to fix it.
There are limits. The city can still say no if it finds that fixing the problem is needed to meet the substandard housing rules in Health and Safety Code 17920.3. The law also does not apply at all to a building the city has already deemed substandard. The path is open for units with fixable problems. It is not open for a unit the city has already red-tagged.
Here is the part worth knowing. Your city has to publish this, including a checklist of what makes a building substandard. It also has to tell you that before you file anything, you can get a confidential code inspection from a licensed contractor. You can find out what you are dealing with without putting the city on notice first.
This covers ADUs and junior ADUs only. It does not cover an unpermitted room addition, an extra bathroom, or a garage conversion that is not a separate living unit. If you are not sure which one you have, call your building department, or call us and we will walk through it with you.
Unpermitted Work vs. Code Violations
Unpermitted work and a code violation are not the same thing. Unpermitted work means someone built or changed something without pulling a permit. A code violation means the city or county has cited the property for failing to meet building or safety standards. One is paperwork that was never filed. The other is an open case with your name on it.
| Unpermitted work | Code violation | |
|---|---|---|
| What it is | No permit pulled | Cited by the city |
| City knows | Not yet | Yes, case is open |
| Deadline | None | On the notice |
| Fines | None until cited | Run until fixed |
| Lien risk | No | Yes, if recorded |
| Sell as-is | Yes, disclose it | Yes, disclose it |
Unpermitted work sits quiet. There is no notice, no deadline, and no fine, because the city does not know about it yet. It usually turns up when a buyer’s inspector walks the house, when an appraiser cannot match the square footage, or when you pull the permit records yourself. Work like this can sit for decades before anyone asks a question.
A code violation has already started. The city sent a notice, set a deadline, and can charge fines until the work is corrected. If it stays open long enough, the city can record a lien against the property. That lien has to be handled before or during a sale.
You can have one, the other, or both. If nobody from the city has contacted you, you most likely have unpermitted work and no violation. If you have a notice, a citation, or an inspection date, the city has opened a case. Unpermitted work often becomes a violation the same way. Someone complains, the city inspects, and the work you never permitted turns into a case you have to answer.
The two get sold differently. This page stays on the permit side. Your options there are to disclose the work, permit it after the fact, redo it, or sell as-is. If the city has already opened a case, the deadlines, the fines, and any recorded lien change your timeline. Those are covered in our guide to selling a house with code violations in California.
California Cities That Require Presale Inspections or Building Reports
Many California markets have no point-of-sale inspection ordinance at all. For example, the cities of Santa Barbara, Santa Maria, and Lompoc do not currently require a city presale inspection report to sell a home, though California’s standard disclosure obligations still apply. Always confirm current requirements with your local building department before listing.
If your property is in one of these cities and you have unpermitted work, the presale report will likely flag it. In cities that require a physical inspection, a city employee will visit the property and note anything that doesn’t match the permit records. In cities that only require a building records report, the missing permits will be obvious when the city’s file doesn’t match what’s actually on the property.
This doesn’t necessarily kill your sale — but it can slow it down. In a traditional sale, the buyer’s lender may refuse to fund the loan until the issues are resolved. That puts the burden on you, the seller, to fix the work or obtain permits before you can close.
When Quick Home Offers® purchases a property in a city with presale requirements, we still complete the required report — that step can’t be skipped. The difference is that in many of these cities, the buyer can acknowledge the findings and take responsibility for corrections after closing. That’s exactly what we do. We close on the property knowing what’s there, and we handle the permits, repairs, and city compliance on our end after the sale is complete. The seller doesn’t have to fix anything before closing.
| City | What’s Required | Physical Inspection? |
|---|---|---|
| Azusa | Real Property Records Report | Yes |
| Bell | Pre-Sale Report | Yes |
| Beverly Hills | Sale of Property Affidavit | No |
| Burbank | Retrofit Upon Sale Certificate of Compliance | No |
| Carpinteria | No Longer Required | No |
| Compton | Pre-Sale Inspection Report | Yes |
| Cudahy | Pre-Inspection Report | Yes |
| Culver City | Report for Residential Building Record | No |
| Gardena | Property Information Report | Yes |
| Hawaiian Gardens | Pre-Sale Inspection Report | Yes |
| Hermosa Beach | Report for Residential Building Record | No |
| Huntington Park | Presale Records and Inspection Report | Yes |
| Inglewood | Pre-Sale Report | Yes |
| Laguna Beach | Real Property Report | No |
| Lawndale | Residential Property Report | Yes |
| Long Beach | Garage Inspection Report | Yes |
| Los Angeles | 9A Residential Property Report | No |
| Lynwood | Real Property Report | Yes |
| Manhattan Beach | Residential Building Report | Yes |
| Maywood | Pre-Sale Report | Yes |
| Newport Beach | No Longer Required (Optional) | No |
| Oxnard | Not Currently Required — Check With City | No |
| Palos Verdes Estates | Real Property Records Report | No |
| Pasadena | Presale Certificate of Completion or Inspection | Yes |
| Port Hueneme | Residential & Commercial Building Records | No |
| Redondo Beach | Report of Residential Building Records | No |
| Rolling Hills Estates | Pre-Sale Inspection Report | Yes |
| San Marino | Residential Compliance Certificate | No |
| Santa Monica | Residential Building Report | No |
| South Gate | Pre-Sale Inspection | Yes |
| Thousand Oaks | No Longer Required | No |
| Torrance | Smoke Detector Certificate of Compliance | No |
| Ventura | Building Records Disclosure Report | No |
Fees and requirements change periodically. Contact your local building department for current information.
For a statewide reference, see this presale inspection list from WFG National Title.
Your Options for Selling a House With Unpermitted Work in California
Homeowners with unpermitted work have four realistic paths. The right choice depends on your situation, timeline, severity of the work, if you’re currently being fined by the city or county, and how much you’re willing to spend before selling.
Before choosing, understand that the permit process and requirements vary depending on your local building permit office. If you decide to address the work, you may need to obtain permits retroactively or redo the construction entirely.
Option 1: Disclose and Sell As-Is
In California, full disclosure is legally required when selling a house with unpermitted work, and the seller is aware of the issue. Sellers must provide a disclosure statement that includes any unpermitted work to avoid liability. Selling a house as is means offering the property in its current condition, including any unpermitted construction.
This approach often raises buyer concerns, as potential buyers may worry about legal risks, future costs, and financing challenges. As a result, sellers commonly adjust the price downward to reflect the unpermitted work, since appraisers typically do not include unpermitted areas in their valuations. Buyers typically expect a discount for homes with unpermitted work — especially when the unpermitted areas can’t be counted toward the home’s appraised square footage.
Certain unpermitted work may limit your buyer pool to cash buyers willing to take on the permitting process themselves. If the work involves room additions, electrical panels, major plumbing repairs, or structural changes such as removing walls, it can pose issues for lenders and prospective traditional buyers. If the items are simple, such as an unpermitted outlet or a breaker repair, you will likely not have issues
Option 2: Pursue Retroactive Permits
In some cases, the unpermitted work can be permitted after the fact. You will need to make sure the work complies with the current building code. If the work was done to code at the time, this may not matter, and you may need to do additional work to bring it up to today’s building code.
Contact the local building department to see what’s involved. This route works best when the unpermitted work is simple, like a roof, deck, fence, or very simple addition.
This may not be a great path if it’s more involved work like structural, electrical, plumbing systems, etc., that will require opening walls or the subfloor for inspection.
Depending on your city and the scope of work, retroactive permits typically cost $500 to $5,000 in fees alone — not counting any corrective construction if it’s required to meet current codes.
Option 3: Redo the Work With Proper Permits
If retroactive permits are not possible, your next option is to have the work completely redone correctly by a licensed contractor who will pull permits, redo the work, and call for inspections.
This is by far the most expensive path, but it adds the most value to your home or property. Make certain to get multiple bids, and compare the cost to cure vs the value added. It also helps to compare to your other options, such as selling as-is.
Option 4: Sell Directly to a Cash Buyer
If you don’t want to spend time or money on permits or repairs, selling directly to a cash buyer is your fastest and most straightforward option. Cash buyers like Quick Home Offers® purchase homes with unpermitted work as-is throughout California — no repairs required, no permits required, no agent commissions.
The offer will reflect the property’s current condition, but when you factor in what you’re not spending on repairs, permits, and carrying costs, the net difference is often smaller than expected.
We’ll Call You Within 1 Business Day
Enter your number. We’ll walk through your options — whether you sell to us or not. No fees. No obligation. Serving California since 2013.
Quick Home Offers® has been purchasing homes with unpermitted work throughout California since 2013. Call (805) 870-5749 for a direct conversation with no obligation.
Which Option Is Right For You?
| Disclose & Sell As-Is | Retroactive Permits | Redo the Work | Cash Buyer | |
|---|---|---|---|---|
| Upfront Cost | None | $500–$5,000+ | $10,000–$50,000+ | None |
| Time Required | Weeks to months | Weeks to months | Months | 7–30 days |
| Conventional Buyer OK | Possibly (depends on the buyer’s lender) | Yes (if approved) | Yes | None needed (cash only) |
| Repairs Required | Buyers may still ask for repairs, even if selling as-is | Possibly | Yes | No |
| Agent Commission | 5–6% if using the agent | 5–6% if using agent | 5–6% if using agent | None |
| Closing & Title Costs | 1–2% of the sale price | 1–2% of the sale price | 1–2% of the sale price | None (we pay escrow) |
| Holding Costs | Moderate (weeks of mortgage, taxes, insurance) | Moderate (weeks of mortgage, taxes, insurance) | High (months of mortgage, taxes, insurance) | Minimal (closes fast) |
| Best For | Unpermitted work that is minimal | Work done correctly or minor permits | Maximize sale price | Easy as-is fast sale; lowest cost to seller |
How Quick Home Offers® Can Help
Unpermitted work is far more common than most homeowners realize — especially in older California homes where previous owners made changes over decades without pulling permits. This can complicate the selling process and, if not properly disclosed, may limit a seller’s legal recourse if issues arise after the sale.
When we purchase a property with unpermitted work, we take on the full responsibility of resolving it after closing. That means the seller does not need to hire contractors, pull permits, schedule inspections, or negotiate with the building department. We handle all of it.
We evaluate the scope of the unpermitted work and determine whether retroactive permits are feasible or whether the work needs to be redone. Adam coordinates directly with the seller throughout the transaction to make sure the timeline works and there are no surprises. We have purchased homes with converted garages, un-inspected electrical panels, unpermitted room additions, expired permits from previous owners, and properties under active code enforcement with accruing fines.
If you are dealing with unpermitted work on your California property and want to understand your options, call us at (805) 870-5749.
There is no obligation and no pressure. We will walk you through what we see and what makes sense for your situation.
Case Study: Selling a Property With Unpermitted Work and a Code Lien
The summary below breaks down what made this sale complicated and how it closed.
- Situation
- Six-unit apartment building in Bakersfield with an unpermitted unit, unpermitted electrical work, and an active city code violation lien.
- Challenge
- The seller couldn’t afford the repairs and wasn’t sure the property could be sold with the violations unresolved.
- What we did
- Researched the recorded violations with the city, bought the property as-is with the lien still attached, and took on resolving the violations ourselves.
- Timeline
- Closed in about 20 days.
- Outcome
- The seller closed without fixing anything, pulling permits, or clearing the lien first.
We purchased a six-unit apartment building in Bakersfield that had an unpermitted unit, unpermitted electrical work, and an active code violation lien from the city. The seller had been dealing with the city and was unsure whether they could even sell with the violations unresolved. This particular seller did not have the funds to do the work needed to resolve the issues. We did the research upfront, worked with the city to understand exactly what was on the property, and gave the seller the information they needed to make the best decision for their situation.
We closed on the property in about 20 days with the code violation lien still attached, and took on the responsibility of resolving the violations ourselves.
The seller did not have to fix anything, pull any permits, or clear the lien before closing.
Here is what working with us looks like:
- No repairs required. We buy the property exactly as it sits — unpermitted work and all.
- No fees or commissions. We are not real estate agents. We pay our own escrow fees.
- Fast close. We can close in as little as 7 days once we are in agreement — no bank financing delays.
- No permit requirements. We do not require you to pull permits or fix anything before closing.
- Honest offer. Every offer is personally evaluated by Adam or Josh based on your specific property — not generated by an algorithm.
A lot of sellers with unpermitted work are worried they won’t be able to sell or that they’ll face legal trouble. If you own a home in California with unpermitted work and want a straight answer from a real buyer, call us directly at (805) 870-5749 or submit your address above. There is no obligation and no judgment — we have seen every situation imaginable since 2013.
Where We Buy Houses With Unpermitted Work in California
Permit rules are local. The same converted garage can be a simple retroactive permit in one city, and a full tear-out in the next city over. Some cities also make you pull a building records report before you sell. That puts the missing permits in writing. These are the markets where we buy homes with permit problems most often.
Ventura County
We are based in Ventura County. Most permit calls here involve older homes. A converted garage, an enclosed patio, or an addition a past owner built decades ago. The current owner often had no idea until a buyer’s inspector found it. The city of Ventura also requires a building records report before a sale, so the gap shows up on paper. We buy homes with unpermitted work in Ventura, Oxnard, Thousand Oaks, Simi Valley, Ojai, and nearby communities.
Santa Barbara County and the Central Coast
On the Central Coast, permit problems surface late. The owner lives out of the area. A tenant or a family member added something over the years. Nobody pulled a permit. Santa Barbara, Santa Maria, and Lompoc do not currently require a city presale report, so the work often stays hidden until escrow. We buy homes with unpermitted work in Santa Barbara, Santa Maria, Lompoc, and San Luis Obispo.
Kern County
Kern County calls are more often about rental property than a family home. A converted garage rented as a studio. A second unit behind the main house. A room addition that became its own apartment. Those carry the most risk, because an unpermitted unit with a paying tenant is a legal problem on top of a permit problem. We buy houses, duplexes, and small multifamily buildings in Bakersfield and across Kern County.
Los Angeles County
Los Angeles County has the most permit paperwork in the state. Several cities here make you pull a building records report or a presale inspection before you can close, and the table above shows which ones. That means the missing permits get written down before your buyer even makes an offer. Los Angeles is also where we see the most unpermitted second units, and those bring tenant issues on top of the permit issue. We buy homes with unpermitted work across Los Angeles County.
Riverside County and the Inland Empire
Riverside County and the Inland Empire bring a different mix. Newer housing, bigger lots, and a lot of work done in the back yard. Casitas, shop buildings, pools, and covered patios that were never inspected. Owners here are also more likely to live somewhere else, which makes a permit process harder to run from a distance. We buy homes with unpermitted work in Riverside, Menifee, and nearby Inland Empire communities.
Fresno County and the Central Valley
Central Valley owners often face permits and code enforcement at the same time. Once a city opens a code case, the work is no longer a private issue. It runs on the city’s clock, with fines attached. Selling does not erase an open case, but it does move the work and the deadline to a buyer who does this for a living. We buy homes and small multifamily buildings in Fresno, Clovis, and nearby Fresno County communities.
San Diego County
San Diego County calls tend to come from homes held a long time. An owner has had the house for decades, added on twice along the way, and the permit record no longer matches what is standing there. We buy houses, multifamily buildings, and land throughout San Diego County, including homes with additions nobody can find paperwork for.
Quick Home Offers® has closed more than 300 California transactions since 2013. If your property is not in one of the markets above, call or text us at (805) 870-5749. We buy throughout California.
Frequently Asked Questions — Unpermitted Work in California
Q: Do I have to disclose unpermitted work when selling in California?
A: Yes. California law requires sellers to disclose known material facts that affect the value or habitability of the property. Unpermitted work is a material fact and must be disclosed to any prospective buyer, regardless of how you sell. Failure to disclose creates legal liability that follows you after the sale closes.
Q: Can a tenant sue me for renting an unpermitted unit in California?
A: Possibly, and the bigger risk is that you may not be able to collect the rent. A lease for a unit that cannot legally be occupied is treated as void, because Civil Code 1550 requires a contract to have a lawful object and Civil Code 1598 voids a contract whose only object is unlawful. In Gruzen v. Henry (1978) and Espinoza v. Calva (2008), landlords who never obtained a required certificate of occupancy evicted their tenants but lost the back rent. In Carter v. Cohen (2010), a tenant recovered rent charged above the Los Angeles rent ordinance limit, plus attorney fees, even though the landlord argued the lease was void. A tenant who did not know the unit was illegal may also have a claim for rent already paid. In rent-controlled cities, tenants in unpermitted units are still covered by local rent ordinances and just-cause eviction rules. If you own a rental property with an unpermitted unit and are considering selling, call Quick Home Offers at (805) 870-5749 for a no-obligation conversation about your options.
Q: Can a house with unpermitted work get a mortgage?
A: It depends on the type and extent of the work, but it does not automatically block a loan. FHA rules in HUD Handbook 4000.1 require the property to meet minimum standards for safety, security, and structural soundness and to comply with local zoning. If the property does not comply with zoning but the local zoning authority accepts it, the appraiser reports it as legal non-conforming.
On the conventional side, Fannie Mae’s Selling Guide only requires the appraiser to comment on the quality of an addition built without a permit and its effect on value. Fannie will even allow a property with an ADU that zoning does not permit when the appraisal shows the use is typical for the market.
The real obstacles are practical. Unpermitted square footage usually cannot be counted in the appraised living area, which lowers the valuation, and major work such as removed structural walls, electrical panel changes, plumbing changes, or a garage conversion can fail the safety standards. That is what pushes many of these homes toward cash buyers.
Q: How much does it cost to fix unpermitted work in California?
A: It depends on the type and scope of work. Retroactive permits — where the existing work meets current building codes — typically cost $500 to $5,000 in permit fees. If the work needs to be redone with proper permits and inspections, costs can range from $10,000 to $100,000+, depending on the extent of construction involved. Get estimates from a licensed contractor before committing to either path.
Q: Can I sell a house with open or expired permits in California?
A: Yes. Open permits mean work was started, but the work never received a final inspection. Expired permits mean the permit window closed before the work was completed or signed off. Both can block conventional financing and delay a traditional sale. You can resolve the permits through your local building department, or you can sell to a cash buyer who will handle them after closing.
Q: What happens if I sell a house without disclosing unpermitted work?
A: Failing to disclose known unpermitted work in California exposes you to serious legal liability, including lawsuits, rescission of the sale, and damages. California courts have consistently held the parties responsible for non-disclosure of material defects. Always disclose everything in writing to cover yourself.
Q: Can unpermitted work be permitted after the fact in California?
A: Sometimes. If the work was done correctly and meets the current building code, a local building inspector may approve it retroactively. The process, cost, and timeline vary significantly by city and county. Contact your local building department to understand what is involved, the timeline, and estimated permit costs before assuming retroactive permits are possible.
Q: How does unpermitted work affect the value of my home?
A: Unpermitted work reduces your effective buyer pool and typically results in lower offers from buyers who factor in the cost and risk of resolving the permits. The discount varies depending on the type and extent of the unpermitted work. An unpermitted garage conversion carries more risk than an unpermitted patio cover or deck.
Q: Will Quick Home Offers® buy a house with unpermitted work?
A: Yes. Quick Home Offers® purchases homes with unpermitted work throughout California as-is. We do not require repairs, permits, or inspections before closing. We have purchased homes with unpermitted additions, garage conversions, ADUs, electrical upgrades, and more. Call (805) 870-5749 or submit your address for a no-obligation cash offer.
About the Authors & Quick Home Offers®
Adam Justiniano is co-owner of Quick Home Offers® and works directly with sellers across California. He personally evaluates every property the company considers purchasing, including homes with unpermitted additions, converted garages, un-inspected electrical work, and active code enforcement cases. Adam has been buying real estate since 2013 and has closed transactions on properties that other buyers and agents walked away from due to permit complications. He grew up in Ventura County and still lives there today.
Josh Justiniano is co-owner of Quick Home Offers® and handles the company’s underwriting and project management. On properties with unpermitted work, Josh evaluates the cost to cure, determines whether retroactive permits are feasible, and manages the renovation and permitting process after the company acquires the property. He worked at a legal firm in Thousand Oaks before entering real estate at 21. He went to CSUN and majored in real estate. He and Adam have closed over 300 transactions across California since 2013.
Quick Home Offers® is a California cash home buying company based in Ventura County, California. The company purchases houses, condos, multifamily properties, and land statewide, including properties with unpermitted work, and open permits.
Every offer is personally evaluated by Adam or Josh, not generated by an algorithm. To speak with them directly, call (805) 870-5749.
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