Avoid the Risks of Buying Renovated Homes Without Permits

by Roshan Basnet

Buying a beautifully renovated home can be exciting. You walk in, and everything looks sleek, modern, and move-in ready. But before you make an offer, there’s one crucial step you can't afford to skip: checking the building permits.

As a real estate expert serving the Oakville and Burlington communities, I’ve seen it all—gorgeous homes hiding costly problems because the proper permits weren't pulled during renovations. Today, I’ll explain why it’s essential to check for permits and how it can save you from serious headaches later on.

The Risks of Buying Homes Without Permits

You’ve found your dream home—high ceilings, open concept, updated kitchen, and it’s in a charming, mature neighbourhood. But just a few months after moving in, the floors start sagging, lights flicker, and the plumbing? A total nightmare.

Here are the common risks of unpermitted renovations:

Structural Issues: Removing load-bearing walls without the right permits can lead to dangerous structural problems.
Electrical and Plumbing Hazards: Work done without inspections can cause electrical fires or plumbing leaks.
Insurance Problems: If something goes wrong, your insurance might not cover damages caused by unpermitted work.
Resale Complications: Future buyers will want proper paperwork, and if you don’t have permits, it could lower your home’s value.
Municipal Fines: Municipalities can levy fines if they discover unpermitted work during an inspection.

How to Protect Yourself as a Home Buyer

Buying a renovated home? Here’s how you can protect yourself:

Check Building Permits: In Ontario, major renovations like removing load-bearing walls, adding a new bathroom, or building a deck require permits. In Burlington, you can easily check permits online through the City of Burlington's permit map. For Oakville, the process is a bit different, but you still have ways to verify permits.
Get a Home Inspection: Always, always, get a home inspection. A professional inspector will spot red flags and help you understand the condition of the renovations.
Ask Questions: Ask the seller or their agent about the permits pulled for any major renovations. If there’s an open permit, it’s a red flag.

Permits and Property Taxes: What You Need to Know

Did you know that every time a permit is issued and closed, it’s reported to MPAC (Municipal Property Assessment Corporation)? MPAC re-evaluates your home based on those renovations, which could lead to an increase in your property taxes.

But honestly, if I just spent $2 million on a home with $500,000 in renovations, I’d rather pay a bit more in taxes than deal with unpermitted, unsafe work that could cost even more in repairs.

What I Do for My Clients in Burlington and Oakville

For my buyer clients, I take extra steps to ensure the home they’re interested in is up to code:

In Burlington: I use the city’s online permit map to check the property’s history, including the number and status of permits issued.

In Oakville: There is a similar map. When you click the property, it gives you the status of permit. Issue date as well as status of open or closed.

This extra due diligence can make a huge difference and help my clients avoid costly surprises after closing.

Final Thoughts: Don't Skip the Permits!

When you’re buying a recently renovated home, it’s tempting to rush into an offer, especially when everything looks picture-perfect. But remember—just because it looks great on the surface doesn’t mean it’s been done right. Checking permits could save you thousands of dollars and lots of headaches down the road.

Have questions about buying or selling a home in Oakville or Burlington? Feel free to reach out to me anytime!

Need Help or Have Questions?

I created a private Facebook group called Where to Live in Oakville and Burlington. It’s a great place for homeowners and potential buyers to get real-time information, ask questions, and connect. Join the group [here] for more insights and answers to all your real estate questions!

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Roshan Basnet is a seasoned real estate broker with extensive experience in the Oakville and Burlington markets. Known for his personalized approach and deep market knowledge, Roshan is dedicated to helping clients make informed decisions and achieve their real estate goals. Whether buying or selling, working with Roshan means partnering with a trusted expert who ensures a smooth and successful real estate journey.