Home improvement work can require numerous building permits

Q: I'm wondering if we need to get a building permit before we make some improvements to our home.

Some of the work we plan to do includes new plumbing, new roofing, fixing the ceiling, replacing some windows and working on the air-conditioning system.

Can you also tell us how much of this home improvement work we should disclose to buyers when we sell our home? -- LaVerne S., Henderson

A: That's quite a list of repairs and remodeling projects. Without knowing every detail of what you're planning, it sounds like you need to consult a licensed contractor with experience in each of these areas. I'd err on the side of caution and assume you'll need to obtain the proper permits for much, if not all, of this work. To do otherwise would be unwise. It might also be expensive and illegal.

Making extensive home improvements without the proper permits can open you up to all sorts of financial and legal problems.

And if you do this work without required permits, you must disclose this to potential buyers when selling your home.

There are laws governing the sale of "as-built" properties. But, at this point, I'd suggest playing it safe and avoiding that situation while you can.

For example, it's possible that a potential buyer could have the home inspected and find that the work was done improperly and without the proper permits.

Once the local building department finds out about this, city or county officials could force you to do this work all over again so that it complies with local building codes.

In some cases, local authorities can require you to return the property to its original condition, tearing down or removing additions or improvements you may have made.

If you don't disclose this information and your buyer discovers you never obtained permits for these projects, the buyer could sue you for concealing this information.

Either way, it's a warning sign to potential buyers. Given the unprecedented number of homes buyers have to choose from today in Southern Nevada, this could easily cause prospective buyers to look elsewhere.

Beyond that, some of the projects you describe could present safety problems if not completed properly.

The best advice I can offer you is to start by consulting a qualified contractor with a valid Nevada license to perform the kind of work you want.

Think twice before trying to do extensive home repairs yourself, or before assuming the neighborhood handyman can handle all this.

Hire a contractor with the best experience, references and track record of completing similar projects on time and on budget.

Then ask your contractor about permit requirements and make sure the company secures the proper permits for each project.

To do otherwise is asking for trouble down the road.

Visit the Nevada State Contractors Board Web site at nvcontractorsboard.com for more information about hiring a contractor. You can also perform a disciplinary record search to find out if a contractor has had any problems in the past.

Patty Kelley is the president of the Greater Las Vegas Association of Realtors and has worked in the real estate industry for more than 30 years. GLVAR has nearly 16,000 members. To ask Kelley a question, e-mail her at ask@glvar.org. For more information, visit lasvegasrealtor.com.