Step 12 - Getting Temporary Utilities on Site

In renovating extremely run-down properties, I've trotted through the first twelve steps without electricity and by improvising on a water source.  However, you're going to need to have reliable temporary power and water and there are a few ways to make this happen.

If you can use utilities already servicing your home, that's the best option.  Even if you have to shut off certain areas, some access to electricity and water inside is better than none.  Just be safe and take precautions to make sure exposed pipes and wires can't be turned back on inadvertently.    

The second option is to borrow from the neighbors.  If you're fixing up the ugliest place on the block or the worst property in the neighborhood, it's a safe bet that the people living around you will be happy you're there to make things better.  And, they'll probably let you use water from their hose bib and maybe even run an extension cord from an exterior receptacle.  However, you don't want to wear out your welcome with the friendly folks near-by so I'd recommend you only tap into borrowed electricity short-term.  Using water from someone next door is a different matter because fees are comparatively nominal.  So if you can get it from the neighbors, do that, and then try to help with the water bill.  The thing is, water is basically a non-issue for most people and they'll probably wave you off.  If they casually dismiss your offer, remember them at holiday time or do something to show your appreciation because they'll have done you solid favor.

Option #3 is to put some temporary services in place so you're self-sufficient.  This may appeal to you so you don't feel like you owe any favors or you may need your own temp power and water for other reasons.  On most of my projects I've installed a temporary power pole.  This usually requires a permit and an inspection. (see Step 7 and Inspections).  Some towns will let you pull the permit and set the power pole (per their specifications) yourself, but other officials will require that you hire an electrician.  Something similar goes for temporary water, but this has been a rare issue for me on my rehabs.  If absolutely necessary, a plumber can help you in establishing a temporary water spigot, but as a rule I don't call out the plumbers until later in the project when I really need them.

And it's worth adding, that if you don't have water in the house, you'll need to consider having a port-a-potty on site.  This will be a month-to-month agreement and will be a necessary expense if/when you have contractors and tradespeople on site.

Jump to Step 13- Dig into the Foundation, Structural Work, and Roof

Inspections

First off, as I've said before, renovating a house is an adventure and the worse off the home is, the more exciting and challenging the mission will be.  Keep this adventurous spirit in mind as you read on and remember that inspections are just part of it and anyone who renovates a house has to deal with them and the people who conduct them.

Inspections are as unpredictable as permits. (see Step 7).  The process has less variations than permitting, but each town is different, and also like the issuing of the permits the building officials occasionally change the inspection procedures.  So, like permits, be prepared for anything.

If you need temporary services like electricity and water you'll need inspections (after getting permits).  If you have water and power in working order already, then that won't need inspected.

Next, if you're adding on any square footage, you'll likely need to invite someone from the building department over to see how things look before you have concrete placed.  Usually they get out of their vehicle to count, measure, and review what's been done, but I've had drive-by foundation inspections before where authorization was granted by a honk of the horn and a friendly wave.  (This was a small town and is certainly not the norm.)

After the base is complete (in an addition), the carpentry work will also require a review by the inspector.  All this has to be done to code, but one inspector might tell you you've done a perfect job and then a fellow code enforcer may cruise through a few days later and tell you things aren't quite right yet and you have to make adjustments.  So, be ready. 

In some municipalities, they require a framing inspection if you move or add any walls during the renovation.  This review usually happens before you do the plumbing, electrical, and the HVAC work.  I prefer this inspection sequence because if they want a correction or change it's easier to make it happen before everything is roughed-in within the walls, floors, and ceilings. 

After this, the next inspection(s) will be for the plumbing, gas, electrical, and heating/cooling systems before insulation and drywall.  And, some cities will want to stop by for a second framing inspection before insulation. (and they may even want to review the insulation before you cover it with sheet rock.)

Next, you'll need final inspections after the plumber, electrician, and HVAC contractors have trimmed out their work.  Some places will do all these trades at one time and call it a 'Final Inspection', while others will do them individually and then maybe come back one last time to see everything done to perfection before the Certificate of Occupancy is handed over.

When you hire contractors and tradespeople to do work for you, have them call for their own inspections.  They know what's required and will likely have a working relationship with the building officials. Once their work has been approved, be ready to receive an invoice (and write a check).  

I'm probably making inspections sound worse than they are, but just understand that these officials have authority and you need their approval to keep going.  Also, inspectors are like the people issuing the permits and oftentimes feel the way they do things is the only way.  Fighting the inspector is always an option, but that will cost time and money and I'd recommend you avoid this battle if you can.

Step 10: Get Your Official Permission

On one hand, getting permission from the man to work on your own home may feel downright un-American. I get it. However, if this is where you are at, try to think about it another way; you may not need the oversight, but maybe others do. In America, we’re all equal, so permitting by the government of and for the people is just part of the adventure. Bottom line though, it’s in everyone’s best interest, yours included, to have building officials who issue permits. Afterall, you want someone to make sure the DIYer next door isn’t going to rehab a home that catches fire and takes yours down with it, right? And don’t you want a lookout to prevent the person across the street from creating an eyesore that you have to look at or that’ll lower your property values? There are other reasons, but you see my point.          

The first and most significant thing to keep in mind regarding the permitting process is that every building department is different. The only thing I’ve found that’s the same, regardless of the town or city, is that most building officials firmly believe that the way they do it is the way everyone does it… that their rules are the standard.

The initial steps I've described don’t require permission from local authorities. However, when you start demoing walls and addressing the bigger issues, there's a good chance you'll need a permit. I'd love to write down everything you’ll need to know about permitting, inspections, and code compliance, but all of this varies from place to place. I've worked in too many municipalities to count, and they're all different. In addition, it's common for them to make adjustments on how they do things periodically, so I try to be prepared for anything when I walk into a building department.

In some places, you'll have complete freedom to do whatever you want to your property without any outside involvement from others. However, some cities, towns, and counties will require that you provide them some details of your plans and pay a small fee before you receive a postable sign. Some building officials may ask for drawings, while others will be satisfied with a written description. One village or city may require that you hire a licensed General Contractor to do the work, supervise, or manage your project, while other towns might be okay with you acting as your own GC… as long as your name is on the deed. 

Furthermore, there are some municipalities that will expect a you to make the house your home when you're finished and might even require you to sign a document pledging to live there as a resident for a stipulated time period once you’re all done. Basically, the local folks don’t want you to slap lipstick on your pig’s ear and drywall over shoddy work before you flip it and then high tail out of town, leaving your poor buyer with a house full of sub-par work. I know you wouldn’t do this, but someone else has, so rules have been put in place. If you have to live there for a while after you’re finished, they’re speculating that you’ll do a better job. Again, hiring a general contractor to oversee or do the work may be a viable way to get in and flip it. 

 When I'm navigating my way through the rocky permitting and inspection waters, my mission is to receive my Certificate of Occupancy at the end of the project. However, to reinforce my point on the randomness of this process even further, not all towns or local authorities issue a C.O. after the final inspection is passed. The bottom line here: when you go to get your permit, be ready for anything, and don't be surprised if you're faced with someone on the other side of the counter saying, "This is how it's done" as if there's no other way. Trust me, this attitude is common. I've grown to understand that when this happens, the clear reality is: That’s just how it's done there.

And finally, pull a permit for the improvements you know you're going to make, rather than things you might do. If you’re positive you need to replace some drywall, paint inside and out, and you'll also be popping in replacement windows, then get official permission for those things. Don't muddy the waters by mentioning the possibility of skylights, a hot tub, or other dreamy blips on your rehab radar. Just keep it simple, and when you're rock solid on additional scopes of work, you can circle back to get the bureaucratic green light at a later date.