Q: We purchased our home about 14 years ago. Since then, we've made many improvements, but without building permits. All of the work was done by licensed contractors, including new exterior pavement, a new sliding glass door, two new windows, enlargement of one window, and an added fireplace. We plan to sell the home within the next year and are wondering how the non-permitted work will affect our sale.
A: Of all the items you've mentioned, the one that definitely requires a permit is the fireplace. All other improvements are in gray areas where permit requirements vary from one municipality to another. As a seller, you need to disclose the lack of permits for any work that was done. Buyers may ask you to apply for an as-built permit or that you adjust the sales price of the home. On the other hand, some buyers may simply accept full disclosure without expressing any concerns.
Regardless of buyer response, the safety and liability aspects of a bootlegged fireplace should not be dismissed. Even fireplaces that were installed by licensed contractors can have significant defects. The wise approach is to apply for an "as-built permit" for all work pertaining to the fireplace. This will enable the building department to inspect the installation and determine whether it is safe and in full compliance with fire-safety standards. If violations are found, they can be corrected, and the installation can be approved and signed off by the municipal inspector.
Most buyers are not likely to be concerned about permits for doors, windows and pavement, but you should consult the building department regarding possible permit requirements for those kinds of alterations, and include that information as part of your disclosure to future buyers.
Q: The water valve in our toilet tank turns on by itself every 10 minutes or so. It makes a refill noise for about 5 seconds and then turns off. This happens throughout the night and often wakes us up. Can this be fixed, or does the toilet need to be replaced?
A: Your toilet is unlikely to need replacement. What you probably have is a leaking flapper. The flapper is the rubber stopper at the bottom of the tank. When a toilet is flushed, the flapper lifts, releasing water into the bowl. After the flush, the flapper falls back into place and the tank refills in preparation for the next flush. If the flapper does not make a secure seal, water slowly trickles down the drain. This causes the water level in the tank to recede until the refill valve is activated. That's when you hear the recurrent noise during the night.
Ask your plumber to replace the flapper and to make sure the drain opening at the bottom of the tank has no irregularities that would prevent the flapper from providing an adequate seal.
• Email Barry Stone at barry@housedetective.com.