How To Sell a House With Unpermitted Work in Washington State

When it comes time to sell your home in Washington State, one issue can seriously complicate the process—unpermitted work. Whether it’s a garage conversion, a basement apartment, a room addition, or major plumbing or electrical upgrades done without city approval, unpermitted improvements can slow down sales, scare off buyers, and even invite fines or code violations.

In cities like Spokane, Yakima, and the Tri-Cities, unpermitted work is more common than many people realize—especially in older neighborhoods or inherited homes. If you’re a homeowner trying to figure out how to sell a house that contains unpermitted renovations, you’re not stuck. There are solutions available, and this post breaks them all down.

Let’s explore what unpermitted work is, the risks involved when selling a home with it, and the best ways to move forward—especially if you’re looking to sell quickly or without additional stress.

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What Counts as Unpermitted Work?

Unpermitted work refers to any renovation, alteration, or addition made to a home without obtaining the proper permits from the local city or county building department. Permits are typically required for:

• Electrical rewiring or panel upgrades
• Plumbing changes
• Additions or expansions
• Garage or basement conversions
• Structural modifications
• HVAC system replacements
• Roofing and siding in some municipalities

If this work was completed without following official procedures, it could be flagged during a home inspection or public record review—even years later.

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Why Selling a Home With Unpermitted Work Can Be a Problem

While unpermitted upgrades might seem harmless at first glance, they can lead to serious complications during a traditional home sale. Here’s why:

1. Inspections Will Reveal It

Most homebuyers order inspections before closing. If the inspector finds signs of unpermitted work (like missing paperwork, incorrect wiring, or nonstandard construction), it can raise red flags.

2. Buyers May Walk Away

Once buyers learn that a portion of the house isn’t up to code or hasn’t been inspected, they may worry about safety, future repair costs, or legal issues—and back out of the sale altogether.

3. Lender Issues

Buyers using conventional financing (FHA, VA, or bank loans) may not be approved to purchase a house with major unpermitted work, especially if it affects the structure, safety, or use of the home.

4. Lower Appraisal Value

Appraisers are not allowed to consider unpermitted square footage or improvements in the official value of the home, which can bring down your final selling price.

5. City Code Enforcement

If the unpermitted work becomes known to the local building department (often through listings or inspections), the city may require you to bring it up to code, pay fees, or remove the work entirely.

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Your Options When Selling a House With Unpermitted Work

If you’re dealing with unpermitted work on your property in Washington, there are several possible paths forward. Each has its pros and cons depending on your time, budget, and desired outcome.

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Option 1: Legalize the Unpermitted Work

This process—often called “retrofitting” or “post-permitting”—involves hiring licensed contractors to bring the work up to code, getting it inspected, and paying retroactive permitting fees.

• Pros: You can market the home as fully permitted, increasing buyer confidence.
• Cons: It’s expensive, time-consuming, and not always possible (especially for DIY or substandard work). You’ll need to coordinate with city inspectors and possibly demolish parts of the home.

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Option 2: Disclose the Unpermitted Work and Sell As-Is

Washington law requires sellers to disclose material facts about a property, and unpermitted work usually qualifies. By disclosing the issue in your Form 17 (Seller Disclosure Statement), you’re protecting yourself legally.

• Pros: Transparency can build trust with buyers who are willing to accept the issue.
• Cons: It limits your buyer pool to cash buyers or those willing to handle repairs or risks themselves.

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Option 3: Remove the Unpermitted Work

If the changes are reversible—like a partition wall or a converted room—you may be able to remove the unpermitted feature and restore the property to its previous state.

• Pros: You reduce code enforcement risk and can proceed with a more traditional sale.
• Cons: This may still require permits and additional costs, depending on the nature of the work.

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Option 4: Sell Directly to a Cash Home Buyer

Selling to a local cash home buyer like REI Branded Home Buyer is one of the easiest and fastest ways to offload a house with unpermitted work. We buy houses in Spokane and throughout Washington in as-is condition—no repairs, no permits, and no inspections required.

• Pros:
  • No need to disclose repairs to a lender
  • No fees or commissions
  • Close in as little as 7 days
  • No cleaning, showings, or paperwork hassles
• Cons: May not get top market value—but you’ll avoid months of holding costs, repairs, and stress.

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Why Spokane and Washington Homeowners Choose REI Branded Home Buyer

We understand that dealing with unpermitted work can feel overwhelming, especially if the changes were done years ago or by a previous owner. That’s why we offer a stress-free process for homeowners who need a reliable, local solution.

Our team works with sellers across Spokane, Yakima, Pasco, Richland, and beyond. Whether you’re dealing with an unpermitted basement unit, a non-code electrical system, or an undocumented addition—we’ve seen it all and can help.

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Here’s How It Works:

Step 1: Reach Out

Visit reibrandedhomebuyer.com or call 509-769-3439 to tell us about your property.

Step 2: Receive a Fair Cash Offer

We’ll evaluate your home and provide a no-obligation cash offer within 24–48 hours.

Step 3: Choose Your Closing Date

Need to sell fast? We can close in under 10 days. Need more time? We’ll work on your schedule.

Step 4: Get Paid

You’ll receive your payment in cash at closing—with no fees, no closing costs, and no surprises.

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Cities and Regions We Serve in Washington

REI Branded Home Buyer helps homeowners throughout:

• Spokane and Spokane Valley
• Yakima, Kennewick, Pasco
• Moses Lake, Walla Walla, Wenatchee
• Pullman, Cheney, Ellensburg
• Everett, Tacoma, and nearby cities

Wherever you are in Washington, we’re ready to make an offer on your home—even if it has unpermitted work.

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Final Thoughts: Don’t Let Unpermitted Work Hold You Back

You’re not the first Washington homeowner to discover their house has unpermitted work—and you won’t be the last. While traditional home sales may complicate the situation, selling directly to a trusted cash home buyer gives you a simple way out.

At REI Branded Home Buyer, we provide easy home buyer solutions for homeowners across the state. We’re not afraid of code violations, unfinished projects, or old DIY jobs. We buy as-is—so you can move on without delays or expenses.

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Ready to Sell? Let’s Talk.

If you’re ready to be done with permits, paperwork, and renovation stress, give us a call or reach out online.

📞 509-769-3439
📧 info@reibrandedhomebuyer.com
🌐 reibrandedhomebuyer.com

We’ll handle the permits—so you don’t have to.