A Grand Rapids home buyer and agent review permit records in a bright kitchen, examining a new electrical panel and looking for signs of unpermitted work.

How can I spot unpermitted work before buying in Grand Rapids?

ByJason Pohlonski

If you’re buying a home in Grand Rapids, discovering unpermitted work after closing can lead to costly headaches, safety risks, and even trouble with your lender or insurance. The best way to protect yourself is to check for signs of unpermitted work before you write an offer or remove inspection contingencies.

Quick Answer

The most effective way to spot unpermitted work in Grand Rapids is to review the city’s permit history, ask targeted questions during showings, and carefully inspect any recent renovations for signs they weren’t done to code or with city approval. Don’t rely on listing descriptions or word-of-mouth—do your own homework with your agent and inspector.

If something feels off (like a brand-new finished basement with no record of permits), bring it up early and consider making your offer contingent on permit verification. If you’re dealing with this situation, I’m happy to walk through it with you.

Check the City of Grand Rapids Permit Records

The City of Grand Rapids keeps digital records of building permits, electrical, plumbing, and mechanical work. Before making an offer, your agent can help you search the city’s Permits and Inspections portal using the property address. Look for permits matching major updates—like new bathrooms, basement finishes, decks, or electrical panels—done in the last 10–15 years.

If there’s no permit for obvious recent work, that’s a red flag. Keep in mind: not all improvements require permits, but for anything structural, mechanical, electrical, or plumbing-related, the city likely requires documentation. You can also call the city’s Development Center at (616) 456-4100 for permit questions.

Jason’s take: In my experience, buyers who check permit records before making an offer avoid the biggest surprises. It’s a simple step most buyers skip, but it pays off every time.

Ask Direct Questions About Renovations

During showings, ask the listing agent or seller about the age and details of recent updates. Questions like, “Was this basement finished with a permit?” or “Do you have paperwork for the new electrical panel?” can reveal if the work was properly approved. Sellers in Michigan must disclose known issues, but they’re not required to proactively list unpermitted work unless they’re aware of it.

If the seller gets vague or dodges the question, that’s a warning sign. Ask for documentation, such as final inspection reports or permit sign-offs. If they can’t provide them, you’ll want to be extra cautious during your inspection period.

Jason’s take: I’ve seen plenty of sellers who “forgot” to pull permits for a basement bathroom or egress window. Direct questions often get you more honest answers than you’d expect—especially if the seller knows you’ll be checking city records.

Have Your Inspector Look for Warning Signs

A qualified home inspector can spot signs of unpermitted work, like mismatched materials, amateur electrical or plumbing, or unfinished drywall behind new finishes. Let your inspector know you’re specifically concerned about unpermitted work. They’ll pay extra attention to areas like:

  • Basements or attics recently finished
  • New bathrooms, kitchens, or additions
  • Upgraded electrical panels or HVAC systems

While inspectors can’t guarantee every improvement was permitted, they’ll flag potential issues so you can investigate further. If the inspector finds questionable work, you may want to pause negotiations or make your offer contingent on city approval or permit resolution.

For more on handling tricky inspection findings, see How Do I Handle Old Plumbing When Buying in Grand Rapids?.

Use a Rule of Thumb: “Trust, but Verify”

Here’s a practical rule of thumb for Grand Rapids buyers: If you see recent upgrades—like a finished basement, new deck, or bathroom remodel—assume permits should exist unless the seller proves otherwise. Don’t take verbal assurances at face value. Verify with city records or written documentation before waiving inspection or moving forward.

If you need financing, remember that unpermitted work can be flagged by lenders or appraisers, leading to delays or repair demands. The Consumer Financial Protection Bureau notes that appraisers look for code compliance, and unpermitted work can affect appraised value and loan approval.

In competitive markets, buyers sometimes overlook these checks to win a bidding war. My advice: Don’t skip this step, even if it means moving a little slower.

Real Buyer Case Study: Heritage Hill Renovation Surprise

Last spring, I worked with buyers targeting the $350,000–$400,000 range in Heritage Hill. We found a gorgeous century-old home with a newly finished attic suite and updated kitchen. Before making an offer, we checked city records and found no permits for the attic conversion or electrical upgrades. We asked the listing agent, who admitted the seller did some work “themselves” during COVID. Our inspection confirmed several code issues and raised safety concerns. My clients negotiated a $15,000 price reduction to cover the cost of professional corrections and obtained retroactive permits from the city before closing. Had they not checked, they could have faced insurance and appraisal headaches down the road.

Grand Rapids Buyer Market Insight

In Grand Rapids, buyers often move fast in price ranges under $400,000, especially in neighborhoods like Alger Heights, Eastown, and Creston. I’ve noticed that when buyers skip checking permits due to competition, they risk inheriting someone else’s shortcuts. On the flip side, buyers who take the time to verify major improvements are often in a stronger negotiating position, especially if the inspection uncovers issues. Some sellers will address unpermitted work or adjust the price if you find it early, but it’s much harder after closing.

Frequently Asked Questions About Buying in Grand Rapids

How do I access Grand Rapids permit records?

You can search permit records by property address through the City of Grand Rapids’ Permits and Inspections portal or call the Development Center at (616) 456-4100.

What happens if I buy a home with unpermitted work?

You may face costly repairs, insurance denials, or city fines. Lenders and appraisers can also flag unpermitted work, which can delay or derail closing.

Does unpermitted work affect resale value?

Yes. Unpermitted improvements can reduce a home’s value, scare off future buyers, and create legal and financial risks for the next owner.

Can I get a retroactive permit in Grand Rapids?

In some cases, yes. The city may allow you to apply for a permit after the fact, but you’ll likely need to open walls and have the work inspected, which can be expensive.

Related Grand Rapids Buyer 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 Grand Rapids, East 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 Grand Rapids and surrounding 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 floodplain determination advice. Buyers and sellers should consult qualified professionals before making decisions involving financing, insurance, inspections, taxes, legal issues, or property risk.

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