Pulling permit for addition in FL.

[paulharvey]

I am in the Early stages of planning an eventual addition on my doublewide in North central Florida. My original plan was a single bedroom, but really adding a bedroom and spare room isn't that much worse. I plan to do most of the work my self (which you can legally do, just sign a paper stating you are personally doing it, can't sell for 1 year). It will be slab on grade, wood framed, and mostly likely have a 29 GA metal roof on OSB. I know that legally I should pull a permit, and I'm also getting people saying that they just fine you $180 if you dont. Heck, that's cheaper than the BS of doing it legal... I'm also getting people saying that you could have some serious expenses in proving that the unpermited work is up to code, that could get expensive.

I'm not planning on doing crappie work on the house (sheds, etc are another story). I would do a 4" slab with at least a 10"x20" thick edge, with 2-#5 rebar. Walls would be conventional 2x4x92-5/8; 7/16" OSB; ect. All fine for strength. I'm just debating the expense and pain in the butt of getting architects stamps, engineered plans, ect for what is not exactly a complicated build.

Anyone know if there's a loop hole for stamped engineered plans in Florida.

Anyone ever been caught after the fact or during the build where they skipped permitting (come on, we all know that we do it)

Am I worrying too much, and can get a guy to stamp my plans for cheap (12x24 room addition).

Odds of a neighbor calling is zero; odds of a building inspector driving by are Zero. Odds of the county tax man visiting to add it to my taxable square feet; high.

Let's leave safety out of this; I've built many millions of dollars of multi family and commercial buildings as a superintendent for various GCs, it won't be falling down...

No plumbing

Probably 2 20 amp breakers for outlets and llights.

Window unit AC.

If I go "legal" I'll of coarse have to get engineered trusses/if I go "commando" I would price them vs conventionally framed (no idea why they even call it that; haven't seen them site build in 13 years, so how "conventional" is that)

I've built sheds, and porches without problem, just pondering options.

Wife is leaning "commando" for the build.

Earliest I could pour concrete would be tax time next spring.


Edit: simple shed roof with over hang; and structurally independent but attached to double wide



If I do it commando I'll take Many photos to cover my backside somewhat

 

[300UGUY]

I don't know how things work in Hawthorne, but my dad is down in Sarasota county, and the permit folks are very aggressive. YMMV.

 

[paulharvey]

I don't know how things work in Hawthorne, but my dad is down in Sarasota county, and the permit folks are very aggressive. YMMV.

Varies by county. Alachua county is aggressive. Putnam County is a live and let live/ignore kind of place. I know an ex road/engineering inspector for Alachua county who found another job after being told to "be on the look out for, and follow commercial vehicles in areas where there aren't any permits pulled"

 

[300UGUY]

I've heard of inspectors waiting in HD parking lots, trying to catch people. Also, in SW Florida, of the permit folks running craigslist sting operations, targeting unlincensed contractors. They had it on video, and had police there. My dad put a addition on a few years ago, and the inspector was right there, making sure that the proper fasteners were used, that the right type and number of hurricane straps were installed, and got on a ladder inspecting everything. My dad was amazed, back in Michigan, the inspector typically walks around for 5 minutes, and goes back to the coffee shop.

 

[Jimbrown]

Here in Cochise county they use aerial photos and if something new shows up they come look. If all they do is fine you OK. But, they probably could make you tear it down if they really wanted to.

 

[paulharvey]

Forgot to mention but no bank loan; cash flowing.

 

[turnkey4099]

<snip>

"Odds of a neighbor calling is zero; odds of a building inspector driving by are Zero. Odds of the county tax man visiting to add it to my taxable square feet; high."

Yep. The put another person on the payroll at the tax office last year here. Primary job? Run the country roads "looking".

Harry K

 

[Stimw]

I'm in St Johns County and a friend had the roof replaced on a doublewide by a licensed contractor. When he went to get permit they told him it was not needed for MH.
If you skip the concrete and built it free standing on pillars and tied down like the MH I would think you would be OK.

 

[CaptPicky]

As a former fire inspector, my advice is if you don't go the permit route make sure you at least build it to code. That includes zoning, stormwater, etc. Document ever step of the way. I've seen things torn down because they couldn't prove that the footings or piers were correct. You might also run into problems down the road when you try to sell and you don't have a certificate of occupancy for the new addition. Banks are getting a lot better at doing their due diligence.

 

[paulharvey]

As a former fire inspector, my advice is if you don't go the permit route make sure you at least build it to code. That includes zoning, stormwater, etc. Document ever step of the way. I've seen things torn down because they couldn't prove that the footings or piers were correct. You might also run into problems down the road when you try to sell and you don't have a certificate of occupancy for the new addition. Banks are getting a lot better at doing their due diligence.

I plan on building to code.