Forest Hills homeowner discussing an open permit with a contractor and real estate agent in a bright kitchen.

How to Sell Your Forest Hills Home With an Unresolved Permit Issue

ByJason Pohlonski

If you’re preparing to sell your Forest Hills home and discover there’s an unresolved permit issue—such as unfinalized work or missing documentation—you need a clear strategy. In the Forest Hills School District, buyers expect transparency and smooth closings, so permit problems can delay or complicate your sale if not addressed early. The key is to identify your permit status, evaluate resolution options, and proactively communicate with buyers to keep negotiations moving forward.

Quick Answer

If your Forest Hills home has an unresolved permit issue, you can either resolve it before listing, disclose it and negotiate with buyers, or structure the sale “as-is.” Each approach has trade-offs for timeline, price, and buyer pool. Local buyers are sophisticated and will expect honest disclosure and a practical solution.

1. Verify Permit Status and Scope Before Listing

The first step is to confirm exactly what the permit issue involves. Contact the Cascade Township or Ada Township building department, depending on your address, and request a permit history for your property. Common issues in Forest Hills include unfinished basement remodels, unfinalized additions, or missing final inspections for mechanical updates. Knowing the exact permit type, date, and whether any inspections were passed will help you make an informed decision about how to proceed.

Don’t rely on memory or old contractor paperwork—municipal records are the only reliable source. In my experience, Forest Hills buyers often have their agent pull permit histories as part of due diligence, especially for homes in the $400K–$1.5M range. If you’re unsure which township or city office to contact, the Forest Hills Public Schools boundary map can help you determine your exact jurisdiction.

2. Decide: Fix the Issue or Sell “As-Is”?

Once you understand the issue, you need to decide whether to resolve it before listing or market the home with the open permit disclosed. If the cost to close the permit is reasonable and the work is minor, resolving it up front will almost always result in a smoother sale and stronger offers. For larger or more complicated issues—like a basement finish completed without permits—selling “as-is” may make sense, but expect to price accordingly and limit your buyer pool to those comfortable with the risk.

A practical rule of thumb: If fixing the permit issue will cost less than 1% of your asking price and can be completed within two weeks, resolve it before listing. If not, prepare detailed disclosures and be ready to negotiate either a credit or a post-closing resolution. In Forest Hills, most buyers will push for resolution before closing or require a significant price concession if they have to take on the risk themselves.

3. Disclose Permit Issues Transparently to Buyers

Michigan law requires you to disclose known material defects, and an unresolved permit is certainly material in the Forest Hills market. On your Seller’s Disclosure Statement, clearly indicate the nature of the open permit, what work was done, and what steps (if any) you’ve taken toward resolution. Attach copies of any township correspondence or inspection reports if available.

Transparent disclosure builds trust and keeps negotiations on track. In Forest Hills, where buyers are often relocating for schools (especially Forest Hills Central High School and Forest Hills Eastern High School), most buyers expect a professional, upfront approach. Surprises at the inspection or appraisal phase can kill deals or lead to expensive last-minute concessions.

4. Negotiate the Right Way: Credits, Escrow, or “As-Is” Terms

When selling with an open permit, there are three main negotiation approaches:

  • Seller credit at closing: Offer a price reduction or closing credit so the buyer can address the permit post-closing.
  • Escrow holdback: Set aside funds in escrow until the permit is closed, with clear terms for release.
  • Sell strictly “as-is”: Make no repairs or credits, but expect a smaller buyer pool and longer market time.

Work with your listing agent to craft the best approach for your situation and property type. In the Forest Hills market, especially for homes near Ada Village or in Cascade Township, escrow holdbacks are common for minor unresolved permits, while major issues almost always require either resolution or a substantial price discount. According to Greater Regional Association of Realtors market data, homes with disclosure issues often spend 15–30% longer on the market and sell for 2–5% less than comparable move-in ready homes.

Real Seller Case Study: Negotiating a Permit Issue in Cascade Township

Last spring, I represented a seller in Cascade Township with a $950K home zoned for Forest Hills Central High School. The sellers had finished their basement years earlier, but the final electrical inspection was never signed off. We discovered the issue during pre-listing prep. Rather than risk delays, my clients contacted a licensed electrician who completed the work and arranged the final inspection. The permit was closed just before listing, allowing us to advertise a “move-in ready” home. We received two competing offers and accepted a full-price contract with no additional inspection contingencies. Had we left the permit unresolved, we likely would have faced a lower sale price and fewer offers, given the buyers’ expectations in this price range.

Forest Hills Market Insight: What Buyers Prioritize Locally

Forest Hills buyers, especially those focused on top-performing schools like Forest Hills Central or Forest Hills Eastern, are often relocating from other metro areas and expect a higher level of transparency and move-in readiness. In Ada Village and Cascade Township, homes on wooded lots attract buyers seeking privacy and newer construction—but they also tend to scrutinize permits more closely for finished basements, additions, or major remodels. Addressing permit issues proactively signals to buyers that your home has been well-maintained, which can mean a faster sale and stronger offers compared to older homes with unclear renovation histories.

Frequently Asked Questions About Selling in Forest Hills School District

  • What happens if I don’t resolve the permit issue before closing?
    The buyer’s lender or title company may delay or deny closing, or require a credit, escrow, or repair agreement before funding the loan.
  • Can I sell “as-is” with an open permit in Forest Hills?
    Yes, but you’ll need to disclose fully, and expect fewer offers or a lower sale price compared to homes with resolved issues.
  • How do buyers check for permit issues?
    Most buyers or their agents will request a permit history from Ada or Cascade Township, and some will include permit resolution as a purchase agreement contingency.
  • Will a permit issue affect my appraisal?
    Unresolved permits can impact appraised value if the appraiser notes incomplete or unpermitted work, especially on major improvements.

Related Forest Hills Seller Resources

About the Author


Jason Pohlonski
 is a Michigan licensed real estate salesperson with Keller Williams Grand Rapids East. He helps buyers and sellers throughout East Grand Rapids, Grand Rapids, Forest Hills, Ada, Byron Center, Jenison, Cascade, and surrounding West Michigan communities.

Jason began his real estate career in Chicago in 2004, later expanding his experience in Ann Arbor from 2014 to 2019, and has been serving clients in the Grand Rapids area since 2019.

With over 20 years of combined real estate experience across multiple markets, Jason focuses on helping clients make clear real estate decisions involving pricing, offer terms, inspections, appraisals, relocation timing, and buy-sell planning.

Industry Recognition

Jason is recognized by platforms and industry organizations including Zillow, Grand Rapids Magazine Real Estate All-Stars, and Real Producers for his work serving West Michigan buyers and sellers.

Jason also supports One More Moment, a nonprofit that grants wishes to late-stage cancer patients, by donating $100 for every successful closing.

Professional Disclosure

Jason Pohlonski
Michigan Licensed Real Estate Salesperson
License Verification: Verify Michigan License #6501386166
Brokerage: Keller Williams Grand Rapids East
Brokerage Office: 1555 Arboretum Dr. SE
Grand Rapids, MI 49546

📱 Call or text: 616-916-9770
📅 Schedule consultation:
https://calendly.com/pohlonskirealestate/30min
📧 Email: jpohlonski@kw.com

This article reflects real client experiences and market conditions in East Grand Rapids, Grand Rapids, and surrounding West Michigan communities at the time of publication. Real estate outcomes can vary depending on market conditions, property characteristics, buyer demand, financing terms, inspection results, appraisal results, and lender requirements.

This article is for general informational purposes only and is not legal, tax, financial, insurance, engineering, inspection, or appraisal advice. Buyers and sellers should consult qualified professionals before making decisions involving financing, insurance, inspections, taxes, legal issues, property risk, or valuation.

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