Building Permits and Zoning

How can I find out how my property is zoned?

Zoning ordinances and maps are public records. You can visit your local zoning office, city hall, or planning board to get a copy of the zoning ordinance. In many areas, if you have the property’s legal description (like name, address, tax map, or parcel number), you can call, email, or visit to request zoning info. Some communities also offer zoning maps and ordinances online or at local libraries.

How do building codes work?

Building codes set minimum safety standards for building design, construction, occupancy, and maintenance. These codes are established and enforced locally and often change. Specialized codes exist for plumbing, electrical, and fire safety, each requiring inspections. For major remodeling projects, it’s crucial to save your permit records—potential buyers may request them. Failing to get the right permits can lead to fines or even orders to tear down improperly constructed work.

Should I always get a permit before making home improvements?

Most cities require building permits for structural changes or when altering living space. Permits ensure safety and allow inspectors to monitor progress. They come with fees and may increase your property taxes due to higher assessed value. Permits typically cover new construction, repairs, demolitions, and additions. Some jurisdictions require permits to be posted visibly during work. Permits can also be needed for installing foundations, ducts, sprinkler systems, and more. By law, buildings must have permits and certificates of occupancy before use.

What do zoning regulations do?

Zoning controls how land can be used—residential, commercial, industrial, or recreational—and can allow mixed uses. These laws protect property values and community character by preventing incompatible land uses. For example, zoning can stop a prison from being built in your neighborhood or illegal construction that blocks views. Before remodeling, always check how local zoning may affect your plans.

What is a variance?

A variance is a special permission to deviate from zoning rules. It doesn’t change the law but waives certain requirements—like reducing setback distances or allowing a gazebo in your yard. Variances let you use your land in ways normally not allowed.

Contractors

Are there different types of contractors?

Yes. The type you need depends on your project’s size and complexity:

• General contractors: Manage the entire project, hire subcontractors, obtain permits, and coordinate inspections.
• Specialty contractors: Handle specific installations like cabinets or bathroom fixtures.
• Architects: Design homes, additions, and major renovations.
• Design/build contractors: Provide start-to-finish service under one roof.

Are there ways to save money when using a contractor?

While quality work usually comes at market rates (architects/designers typically cost 12-20% more), you can save by:

• Shopping for reasonable bids—not just the cheapest.
• Getting recommendations from friends/family on reliable contractors.
• Identifying hidden contract costs.
• Asking that material discounts be passed to you or buying materials yourself.
• Comparing flat vs. hourly payment options and negotiating.
• Doing some prep work yourself.

How do I avoid being ripped off by a less than reputable contractor?

Watch out for contractors who:

• Accept cash only.
• Pressure for immediate decisions or full upfront payment.
• Solicit door-to-door unexpectedly.
• Offer suspiciously long guarantees.
• Claim leftover materials from other jobs.
• Ask you to get permits (this is your responsibility).
• Lack a listed business phone number.
• Offer discounts for referrals or suggest loans from known lenders (possible scams).

What guidelines should I use to find a contractor?

Protect your investment by:

• Avoiding the Yellow Pages; get referrals from trusted sources.
• Contacting local trade organizations for verified members.
• Hiring only licensed contractors and checking complaints with licensing boards and the BBB.
• Interviewing contractors, requesting free estimates, and verifying references.
• Making sure bids are based on similar project specs and not automatically picking the lowest.
• Requesting proof of worker’s compensation and liability insurance.

What if the job is botched?

If you’re unhappy with the work, demand repairs from the contractor. If that fails, contact your local consumer protection agency with your contract, payment receipts, and photos. You can also report the contractor to the Better Business Bureau and state Contractor License Board. For smaller claims (usually under $2,000), Small Claims Court may be an option.

Financing Remodeling Projects & Foreclosure

Does the federal government offer home improvement programs?

Yes! Some popular programs include:

• Title 1 Home Improvement Loan: HUD-insured loans up to $25,000 for basic livability improvements like additions or new roofs on single-family homes.
• Section 203(k) Program: HUD helps finance major repairs or rehab for 1-4 family homes (not condos). Owner-occupants can purchase fixer-uppers “as is” and include rehab costs in the loan or refinance with improvements included.
• VA Loans: Available for veterans to buy, build, improve, or refinance homes, usually with lower interest rates than conventional loans.
• Rural Housing Repair & Rehabilitation Loans: Low-rate loans for low-income rural homeowners needing repairs or safety improvements, funded by the Agriculture Department.

How can I finance work needed on a fixer-upper?

Many lenders prefer home equity or unsecured consumer loans over traditional home improvement loans because the latter require inspections and loan draws. First-time buyers often struggle to use equity loans due to limited savings and lower down payments, despite often buying older homes that need work.

If you don’t have cash reserves, consider:

• Shopping for the best loan terms
• Borrowing from relatives
• Using your whole life insurance policy
• Refinancing your mortgage with cash-out
• Taking a second mortgage
• Contacting government home improvement programs
• Last resort: high-interest loans from finance agencies

How does an unsecured loan work?

Unsecured loans usually have higher interest rates and no tax deduction on interest, but are easier to obtain and cheaper to set up. They’re popular for projects under $10,000. Approval depends on your credit and income.

How does refinancing work?

Refinancing means paying off your old mortgage with a new one, ideally at a lower interest rate. To refinance, you typically need equity, good credit, and steady income. You can borrow extra cash for remodeling, debt consolidation, or tuition.

Keep in mind: refinancing includes closing costs. Unless your new rate is at least two points lower, refinancing may not be worth it for minor renovations.

Is a home equity line of credit similar to a second mortgage?

Both let you borrow against your home equity (up to about 80% of appraised value minus current mortgage). But a home equity line works like a credit card—you pay interest only on what you withdraw, with variable rates. Withdrawals can be made gradually to pay contractors as work progresses.

Important: understand loan terms—if interest-only payments are required during the loan, the full balance will be due at the end or risk losing your home.

What about a second mortgage?

This loan uses your home’s equity as collateral, similar to a first mortgage. You may borrow up to 80% of your home’s appraised value minus your current mortgage. Expect fees like closing costs, title insurance, and processing charges.

What about state and local governments?

Most states offer below-market renovation loans through their Housing Finance Agencies or similar offices. Contact your governor’s office for local agency info. Many cities also have neighborhood improvement programs—check with City Hall or local Community Development Agencies.

Foreclosure

How can I protect my home from creditors?

Your state may allow a homestead exemption, protecting some or all equity in your home from unsecured creditors. Whether to file depends on your situation—contact your county recorder’s office for details.

If faced with foreclosure, what are my options?

Contact your lender immediately. They may:

• Arrange repayment plans or temporarily reduce/suspend payments
• Help refinance or extend your mortgage term
• Work with mortgage insurers who can pay your loan temporarily

If problems persist, selling the property might help avoid foreclosure and protect credit. As a last resort, consider a deed-in-lieu of foreclosure—voluntarily giving the property back. This is less damaging to credit than foreclosure.

When do foreclosure proceedings begin?

Typically after three missed payments, the lender records a notice of default. If unpaid, a trustee sale is scheduled to auction the property to the highest bidder.

Will I be able to buy again after losing a home to foreclosure?

Yes, but it depends on your circumstances and willingness to pay higher interest rates. Most lenders require a waiting period of 2 to 4 years post-foreclosure. Beware of predatory lenders offering quick loans with high fees and penalties.

Improving your credit and explaining your foreclosure circumstances (like medical bills) can increase your chances of approval with quality lenders.

Getting Started

Should I hire a professional or do the job myself?

It depends on the project’s complexity and your experience. While doing it yourself might save up to 20% on labor costs, mistakes can lead to expensive repairs. Ask yourself:

• Do I have the tools, time, and skill?
• Am I familiar with local building codes?
• Will poor workmanship affect my home’s resale value?

Stick to small projects like painting or building shelves unless you’re highly skilled. For anything involving structural changes, plumbing, or electrical work—hire a pro.

Should the architect and contractor have a “vested” interest in one another?

A pre-existing working relationship between the architect and contractor can actually benefit your project. It helps:

• Ensure design plans align with actual construction costs
• Improve communication and reduce blame-shifting
• Create a smoother, more efficient process from start to finish

Design/build firms, where both roles work together, often offer the most seamless integration.

What are the responsibilities of the contractor vs. the architect?

While their duties sometimes overlap, here’s how they generally break down:

• Contractor: Manages the construction, hires subcontractors, ensures timely completion, and keeps the project within budget.
• Architect: Designs the project, prepares detailed drawings, ensures code compliance, and may help secure permits.

Before work begins, clarify who is responsible for what—especially when it comes to permits and project timelines.

Should I remodel or move?

Consider your personal needs, budget, and attachment to your current home. Remodeling may be the better option if:

• You want to stay in your neighborhood or school district
• The cost of a move (typically 8–10% of your home’s value) could be better spent upgrading your current space
• You’re looking to boost property value without uprooting your life

Remodeling often leads to increased satisfaction and long-term savings—especially if your home just needs more functionality, not a new address.

What types of professionals work on home improvements?

Depending on your project’s size and scope, you might hire:

• General Contractors: Oversee the entire job from permits to cleanup
• Specialty Contractors: Focus on specific installations like cabinetry or tile
• Architects: Design floor plans, structural changes, and aesthetics
• Design/Build Contractors: Combine design and construction under one roof

Choosing the right team is key to a successful outcome.

Who should I call first: a contractor or an architect?

It depends on your priorities.

• Call an architect first if you need help defining your vision, solving design challenges, or securing permits.
• Call a contractor first if your goal is practical implementation and budget-conscious execution. Many contractors either have in-house designers or partnerships with architects, offering a streamlined, cost-effective approach.

No matter who you start with, make sure everyone on your team understands your goals and budget upfront.