Permit pulling question?

[yukon65006]

I am in the beginning process of building a new house. Property is owned, Septic design done but permit not applied for, engineer stamped plans on hand and at a few different builders that we like for proposals, and loan pre-approval done. The permit process here, Grant county WA, is currently running 4-6 weeks. So if I wait for the GC that we select to pull the permit it will be 4-6 wks for the permit plus 1-2 wks for the loan approval, plus a week or to of review and selection of the GC plus the time it takes him to apply. All in total 2-3 months from now. So my question is is there any issue with me applying for the permit and adding the GC once we under contract with one?

A couple of the GC's brought this option up as a way to speed the process up. I have checked into all the GC's and none of them have issues with the county, all have been recommenced from multiple subs, loan officers, and new home owners that I have spoken to.

This would only be for the county building permit, the septic and electrical will be pulled by the GC.

Now since this is GJ I feel obligated to list the following:
.67 acres with plenty of room to add a shop
75' from back of house to setback line and 65' wide
400amp service to house
35' wide side yard for access to back
Attached garage is going to be 987sqft with 10ft ceilings, 3rd bay is 12x28

Thanks
Ken

 

[ghnl]

Go talk to the building inspector. Every locality is unique. All the building inspectors I have talked to were willing to help me navigate their system.

 

[njc41980]

As a builder, I would much rather have you get the building permit yourself. It's easier for both parties in my opinion.

I don't want to have to charge you for your permit, and you don't want to have to pay me a markup for the hassle of taking care of it.

Also, if the city/county requires changes be made, I'd much rather that they were done before I get involved so that I can bid and build straightforward.

Finally, if you get the permit, then your contractor can't use it as an excuse for delayed start of the project.

Unless there is something odd in your city/county the building permit is just permission to build what you have on your plans - it doesn't really matter who does the actual building.

 

[strutaeng]

Yeah, go ahead and get the permit if you have the plans, just ask them what timeframe they give you to get the inspections (if any) or complete the project so your contractor knows that. Explain to the plans examiner or whoever is there your situation.

I recently got a permit for an addition, and it was like 3-4 hour wait at the municipal building, and I thought that took too long, LOL.

I met a contractor while waiting and he told he was doing work in Cali after all of the fires and pulling a permit was a 6 month wait and $60k deal I'm glad we got out of there in the 90s!

 

[oldwino]

I met a contractor while waiting and he told he was doing work in Cali after all of the fires and pulling a permit was a 6 month wait and $60k deal I'm glad we got out of there in the 90s!

Yup, the fires did slow things down somewhat as normal permit timeframe is only 3-4 months

something else to consider is that permitting authority will probably require Workmans comp insurance proof which your general will have.

 

[yukon65006]

I don't want to have to charge you for your permit, and you don't want to have to pay me a markup for the hassle of taking care of it.

Also, if the city/county requires changes be made, I'd much rather that they were done before I get involved so that I can bid and build straightforward.

Finally, if you get the permit, then your contractor can't use it as an excuse for delayed start of the project.

Unless there is something odd in your city/county the building permit is just permission to build what you have on your plans - it doesn't really matter who does the actual building.

The markup savings was brought up by the GC's as well, not just in the permit cost but paying them to sit and wait at the county court house.

Not worried about the delayed start excuse, I believe I have avoided most of the GC's that would do that.

So once a owners adds you to the permit your Bond takes affect and all onus for inspections and code compliance transfers to you?

 

[Rock knocker]

something else to consider is that permitting authority will probably require Workmans comp insurance proof which your general will have.

That doesn't enter the equation in Washington. An owner or a contractor both have the equal ability to get a building permit. A GC license in Washington is only a bonding and liabilty issue, there is no skill or CV required. Since this is the owners property, there would be no need to prove bonding or any insurance.

 

[njc41980]

The markup savings was brought up by the GC's as well, not just in the permit cost but paying them to sit and wait at the county court house.

Not worried about the delayed start excuse, I believe I have avoided most of the GC's that would do that.

So once a owners adds you to the permit your Bond takes affect and all onus for inspections and code compliance transfers to you?

Yeah. Getting the permit is an unnecessary hassle for us contractors. We know the ropes, so we can and do get them sometimes, but it's more correct for the building owner to get his own permit instead of asking us to do it for him.

It's your property and your building - We just want to do the construction. Even good contractors will consider it a hassle and delay.

The bond, if you have one, isn't really connected to the building permit unless there are some special requirements where you live. A bond is just insurance for you that your contractor will complete the project and pay his bills. Your bank may require a bond, but the building department usually doesn't care about that extra protection. Your best protection is still the fact that you won't pay for the work before it's done. (monthly progress probably)

Your contract should require the builder to coordinate inspections with the authority having jurisdiction (AHJ), and it doesn't really matter who took out the permit. Those inspections have to happen or the work cannot proceed.

 

[GarageGuy89]

As a builder, I would much rather have you get the building permit yourself. It's easier for both parties in my opinion.

I don't want to have to charge you for your permit, and you don't want to have to pay me a markup for the hassle of taking care of it.

Also, if the city/county requires changes be made, I'd much rather that they were done before I get involved so that I can bid and build straightforward.

Finally, if you get the permit, then your contractor can't use it as an excuse for delayed start of the project.

Unless there is something odd in your city/county the building permit is just permission to build what you have on your plans - it doesn't really matter who does the actual building.

Hit the nail on the head with this one. Especially if your the homeowner.

Get the permit approved then look for bids. Around here there are always changes the jurisdictions require from the first plan set you submit to them. So the contractor bids the first set and by the time the permit is approved there has been 3-4 revisions. Contractor finally gets the approved plans and there are huge cost items that have changed because he did not bid the approved set.

Sometimes people want to speed up the process and we tell them to get one review in with the county before getting bids. That way any major items have been flushed out.

Change orders just puts everyone in a bad scenario.

 

[Jlarson]

I don't know how it is there but here we have extra permitting requirements here for septic. Sometimes we have to get state DEQ and county health permits and design approval in addition to a plumbing permit.

 

[77Birdman]

As a builder, I would much rather have you get the building permit yourself. It's easier for both parties in my opinion.

I don't want to have to charge you for your permit, and you don't want to have to pay me a markup for the hassle of taking care of it.

Also, if the city/county requires changes be made, I'd much rather that they were done before I get involved so that I can bid and build straightforward.

Finally, if you get the permit, then your contractor can't use it as an excuse for delayed start of the project.

Unless there is something odd in your city/county the building permit is just permission to build what you have on your plans - it doesn't really matter who does the actual building.

This. Im also a contractor and each permit is priced according to job. I always make the homeowner responsible, however I will do everything possible to help them through the process. For a new house in my county youre looking at least 2-3 months. Depending on the site it can be very costly.

 

[77Birdman]

Another funny thing my county started recently was that if a contractor applies for a permit he needs a 'letter of permission' from the homeowner. Its on the verge of ridiculousness, when I got the permit to build a pole barn on my property I had to have a letter signed by my wife saying that she acknowledged I was a applying for a permit!

 

[yukon65006]

I don't know how it is there but here we have extra permitting requirements here for septic. Sometimes we have to get state DEQ and county health permits and design approval in addition to a plumbing permit.

Septic permit is from County Health Dept and you have to have a septic designer do a soil test and certify the land before a building permit can be issued. Before the septic permit is issued a building permit must be issued. So basically you pay to have the septic feasibility study and design work done then apply for both at the same time and hope the offices talk to each other..

 

[yukon65006]

Another funny thing my county started recently was that if a contractor applies for a permit he needs a 'letter of permission' from the homeowner. Its on the verge of ridiculousness, when I got the permit to build a pole barn on my property I had to have a letter signed by my wife saying that she acknowledged I was a applying for a permit!

Here the county has a Agent Authorization Form that must be signed by all owners before they will accept my App. I will also have to do anther one once we pick the GC.

 

[yukon65006]

This. Im also a contractor and each permit is priced according to job. I always make the homeowner responsible, however I will do everything possible to help them through the process. For a new house in my county youre looking at least 2-3 months. Depending on the site it can be very costly.

Costly is no joke. I just spoke to the county and the building permit is roughly $4k, septic is anther $1k don't know about Electric yet. As for the time frame they are running 4-6wks.

 

[77Birdman]

There is a town in my jurisdiction that at one time the average permit started at $10k!!! Once the economy tanked they reeled it back in a bit. But I would guestimate the average in our county for a new house will easily top $10k when all is said and done. I priced a large custom home a couple of years ago on a difficult site with no utilities. Permitting, electric, septic, and well to the site was just over $100k before a foundation was even put in. Needless to say they did not build.

 

[77Birdman]

Funny thing is, the project that stalled because of the upfront cost was built on the same farm land as a very large 'extreme home makeover' project a couple of years ago. When they built that house the county waived all of the fees, and the permit process was completed in a week. As well as inspectors on the job the entire week of construction. All at the expense of taxpayers.

 

[MushCreek]

I always get a septic 'perk' test done before I even buy a property. Where we are, that test qualifies as a permit for 5 years. We just made it, getting the septic system finished at 4 years, 11 months.

Permit costs are all over the map. Ours were about $400, and took 15 minutes to get. I have a friend in TN who didn't need any permits at all, and another friend in CT that paid $66,000 in permits and fees.

 

[Viper98912]

I had to have a letter signed by my wife saying that she acknowledged I was a applying for a permit!

I don't think the county building dept is the problem here

 

[brownbagg]

why you need 400 amp to the house, what you dong running three phrase refrigerators, most houses barely need 100-150 amps so running 200 is safe

 

[ard]

why you need 400 amp to the house, what you dong running three phrase refrigerators, most houses barely need 100-150 amps so running 200 is safe

Based on his OP, I'm betting a 200A sub to the future garage?