Having issues with getting permits putting a shop up, need some suggestions?

[infinkc]

I have an acre commercial property that has an existing structure on it.

I wanted to build a 50x60 shop garage for personal use and storage.

I went to the city and got planning to approve the shop to be put up.

I found a contractor that does steel building and erects them.

One loophole, the building supplier would not release drawings for the building until it was paid for since they don't want their plans sold. But i need the drawings to be able to get the building permit. So i purchased the building.


I signed a contract to erect the building and do the foundation, run the permits back in November.

It is now almost April and the contractor still has not got the permits submitted. He keeps running into issues with the city on what they need submitted.

I keep being told he needs more drawings made and that will cost more.

Should i be liable for all these added expenses? Or should this fall back on the contractor for not doing his homework on what was needed?

I am just frustrated that i have paid for this building already and its still not up yet.

thanks!

not sure what to do, get a lawyer involved? I have close to 30k now into it, so its not something i can turn back on.

 

[72Anthony]

Did you sign a contract with thecontractor? What does it say?

Also, have you talked to the city directly to confirm everything the contractor is telling you? What is the nature of the comments that requires new drawings? Did he leave off various details for the building that most reasonable would say should have been included? Or is it something not directly related to the building, like a site drainage plan that may not typically be in the building contractors scope.


Some contractors are notorious for robbing Peter to pay Paul. He may have used your money to pay for his last project and is waiting on another deposit from a new client to get your job started.

Try and get some more information to understand and confirm everything...that will give you a better idea of what type of action to take.

 

[Dick in Wisconsin]

I agree with 72Anthony.

Go to the city and find out precisely what the problem is. Has the contractor built in this municipality before?

I would never pay for the building up front. I would give the builder a small down payment and maybe some money to create my plans, but at this point it appears the contractor is out ahead of you.

 

[Dirtydan69]

Yep, what they said. Why couldn't you have paid a deposit to secure the plans. Personally i would never pay all in full up front, no matter what. i would have found another builder/dealer.

 

[Richard Cranium]

the old smell test, some thing doesn't smell right.

 

[matt_i]

Agree with above posters. You should pay for the engineering drawings (the metal building supplier will furnish one) and the foundation plan, then whatever the local requirements are (site plan, septic, soil erosion, etc). You should not have to buy the complete building before getting elevations and floor plan....

Typically the contractor deals with the hassle of organizing above and pulling the permit(s), they make their money on this baked into the ~20% profit a general contractor typically would shoot for.

If I were in your shoes I'd request a detailed plan review meeting with the GC and see what they have, where you request in advance to get copies of the drawings currently existing. Then you can also review what the locality requirements are and what the deficiencies are.

 

[CNGsaves]

OP . . . . . . are you in KC, MO . . . . or KC, KS ????

+1 to walk in-person to city planning department and get WRITTEN Letter explanation of any "holdup" . . . . if any. Hope for your sake, this isn't boondoggle by builder.

 

[readhead]

You guys don't understand how metal building plans and permits work. But I agree that there may be a problem with the GC. There has been plenty of time to acquire plans and reactions. I agree that it is time for the OP to meet with the building department and find out what is going on and confront the GC. Something is not adding up here. The building company generally will provide three sets of stamped plans within two to three weeks of deposit.

 

[jbwilkins]

+1 that there's something going on.....keep in mind the city probably requires at least plumbing and electrical plans before they will issue a permit....there could also be other plans the building manufacturer didn't supply....but the GC should have know what is required if he's worth his salt...

 

[Pwrgeek]

Tell contractor he has a week (7 days and not one day more) to set up a meeting with you, him, and the city planning dept. Also ask for copies of all correspondence with the city. He should have been doing all of this in writing. If he can't produce it then time to get a lawyer and try to get your money back.


Sent from my iPhone using Tapatalk

 

[onthefence777]

It may be a scandalous contractor or it may be scandalous gov't as well. Gov't representatives swore up and down my project was legit, they just needed plans and location specs. Paid the fee's and gave the specs, they told me it was an inappropriate application by zoning ordinances and now periodically SUV's drive down the alley with HIGH TECH! HD Camera's mounted on poles checking the spec'ed location.

 

[ffast65]

Tell contractor he has a week (7 days and not one day more) to set up a meeting with you, him, and the city planning dept. Also ask for copies of all correspondence with the city. He should have been doing all of this in writing. If he can't produce it then time to get a lawyer and try to get your money back.

Exactly... both entitiies play games and need help seeing the light.

 

[DekeT]

It may be a scandalous contractor or it may be scandalous gov't as well. Gov't representatives swore up and down my project was legit, they just needed plans and location specs. Paid the fee's and gave the specs, they told me it was an inappropriate application by zoning ordinances and now periodically SUV's drive down the alley with HIGH TECH! HD Camera's mounted on poles checking the spec'ed location.

OMG high tech cameras!

It really isn't a big deal until the black helicopters arrive.

 

[btdobie]

It doesn't help in this situation, but escrow accounts are a beautiful thing when dealing with contractors.

 

[bjcouche]

Depending on your location, permits can be a breeze to get or nearly impossible. Like others have said, I'd talk to the permit folks first. There may simply be some specific requirements that need to be met for the permit. There may be numerous people between the permit department and the PE modifying the prints. It can take lots of time to get communication from one end to teh other and then info get's lost in translation... Maybe if you talk to to the permit folks directly, then find your PE and talk to him directly you can figure out what is going on at each end..
When I had my pole building built, the permitting wasn't the issue but there were issues between the contractor, building seller, and building sellers subcontracted PE. The PE kept making design changes that couldn't be built.

Brian

 

[rburke65]

His location is another secret.........

 

[BD1]

His location is another secret.........

It must be a island or on foreign soil..... or ....

 

[JBjunior]

While his username throws me off, if this is the same name he uses on other forums he is likely in CA.

 

[DekeT]

IOne loophole, the building supplier would not release drawings for the building until it was paid for since they don't want their plans sold. But i need the drawings to be able to get the building permit. So i purchased the building.


I signed a contract to erect the building and do the foundation, run the permits back in November.

It is unfortunate that you did just about everything not advisable. Clearly you did not get recommendations or references when hiring this contractor. I also do not see why you signed anything especially when you already paid the guy. He should have been signing things for you. Good luck getting back on track.

 

[SH7mi]

OP,
Can or could you have applied for permit on your own and then erect the bldg?
I tell them I am bldg it. Or is this not an option?
In agreement with the other posters, never pay a contractor up front. I am a contractor and the first payment to me from the owner is the C.O.D. on material.

 

[infinkc]

Wanted to get everyone's new input on this. Yes i am located in California.

I let the contractor go, but now i am stuck with this building. I found a new contractor that can do the job, but will land up costing 20K more than i originally budgeted.

The plans got submitted finally, but kicked back because the old contractor did not know the city guidelines.

Do i cut my losses with the 30k or do i keep going and finish the building. Its going to be about 70K more to get it up from what i have been told.

I really dont know even if someone would buy the building at this point from me.

 

[matt_i]

Do i cut my losses with the 30k or do i keep going and finish the building. Its going to be about 70K more to get it up from what i have been told.

Not sure what your intent is here? To build a building for your own use or are you trying to build & lease (develop the property)?

Also, I'm not clear where the $30k went? That was a deposit to Contractor #1? Did you get the basic manufactured metal building (laying flat, in pieces)? Did you get the drawings for it? If you got nothing for that, my personal feeling it is its not appropriate to just walk away. I would attempt to use the legal process to get some of it back.

 

[SALIV8]

I would assess my options.

-Call the metal building company back and explain the fiasco to them. They may be willing to buy it back.

-You may be able to sell it locally? Not sure on that though..

-Get more estimates from reputable contractors that have dealt with the permit process/local jurisdiction.

If I was over 20g from my budget that would be a hard pill to swallow. So just get all options figured out and then you can choose what's best.

 

[truckman5000]

Depending on your location, permits can be a breeze to get or nearly impossible. Like others have said, I'd talk to the permit folks first. There may simply be some specific requirements that need to be met for the permit. There may be numerous people between the permit department and the PE modifying the prints. It can take lots of time to get communication from one end to teh other and then info get's lost in translation... Maybe if you talk to to the permit folks directly, then find your PE and talk to him directly you can figure out what is going on at each end..
When I had my pole building built, the permitting wasn't the issue but there were issues between the contractor, building seller, and building sellers subcontracted PE. The PE kept making design changes that couldn't be built.

Brian

This

Im a mechanical contractor. Some towns require engineered staped drawings for everything, some just the site. All they should care about is the site/ building. But like said some towns want everything. In my contracts i exclude drawings and have a price if needed. His baseline drawing probably isnt enough for the certain town. The builder should have known this...The cost will be on you, even in court..he will refund your money instead of the engineered drawings, a plumbing only drawing here is 2,500 for 1- bathroom.

 

[infinkc]

Not sure what your intent is here? To build a building for your own use or are you trying to build & lease (develop the property)?

Also, I'm not clear where the $30k went? That was a deposit to Contractor #1? Did you get the basic manufactured metal building (laying flat, in pieces)? Did you get the drawings for it? If you got nothing for that, my personal feeling it is its not appropriate to just walk away. I would attempt to use the legal process to get some of it back.

30k for the building and foundation engineering, planning and initial permit fees, printing of plans.

Right now I needed the building for personal storage, then I will probably rent it out for storage.

The building was custom built to my specs, so I doubt the manufacture will refund any.