Home addition?

[jessmarimba]

So it turned out that my laundry room basically needed rebuilt. They should be able to brace the roof and just replace the two walls and floor (the other end of this "room" is a closet that was built correctly in the 20s). I got an estimate today for the room and, while there are some things I plan on vetoing (I can paint, etc, myself) I still feel like it's more expensive than I was expecting. Particularly since it won't be permitted.

I'm going to get a second estimate, but does anyone have any experience with this sort of thing?

[withm]

Why on earth would you not want permits? They are there for your protection.

[maillotpois]

Why on earth would you not want permits? They are there for your protection.

+1 million.

Plus you will have serious disclosure issues if you sell the house and performed major work (including structural work, it sounds) without permits. I'd be leery of any contractor who would advise you to do this work without permits.

And be sure you get proof of the contractors' license, workers comp and liability insurance.

[jessmarimba]

Technically, this room is being "repaired" and the permits aren't necessary because the original room pre-dates permit records in the building office here (records prior to 1975 are no longer on file). Though my area is full of unpermitted work - it really wouldn't affect my ability to sell, even fully disclosed.

[withm]

In most jurisdictions in the US, permits are required for anything involving plumbing and electric.

"Brace the roof and just replace the two walls and floor" may be "repairs" to you, but these are structural additions to your home, and this work requires permits.

At a minimum, permits ensure that your plumbing will be vented and tied into the system correctly, electric lines and connections are tied in properly and safely and meet the building codes, and there will be inspections to document that.

Your roof needs bracing? I'd want to be sure it wasn't going to collapse when the washing machine gets off balance and vibrates itself across the room. That has got to be done right, and confirm that the loads are supported properly.

If the contractor wants to skimp on permits, where else is he going to skimp? Any contractor that cuts corners here is putting not just your home, but you and your family's lives at risk.

[jessmarimba]

Ok. Please don't lecture me about permits. I'm aware of the pros and cons of decisions there, and it's none of anyone's business but mine, the contractor, and the eventual buyer. Pretty sure the cats don't care about anything but their litter box being moved back into the right room.

I came here to ask about price estimates, how to find out whether or not what they are suggesting is reasonable, and how to find a company for a second estimate (I don't plan on subscribing to Angie's list). The person I contacted initially was a former coworker of one of my current coworkers, and I trust the guy, but it makes negotiating awkward since my coworker is now invested in this.