The call

How to ask about unpermitted additions on a seller call

When you suspect unpermitted additions on a seller's property, approach the topic gently and factually on the call. Frame your questions around the home's history and renovations to gather information without making accusations.

November 2, 2026 · 3 min read

Start with general questions about the home's history

Begin your conversation about the property by asking about its overall history. You might ask, 'How long have you lived there?' or 'What changes have you made since you've owned the home?' These questions open the door to discussions about renovations without directly pointing fingers.

You are looking for natural openings where the seller might mention an addition or alteration. Listen for phrases like 'we added a room' or 'we finished the basement' and note them for follow-up. This lays the groundwork for later, more specific questions.

Transition to specific areas of concern

If you've noticed something in pictures, public records, or from your initial drive-by that suggests an unpermitted addition, you can then steer the conversation. For example, 'I noticed the garage seems quite large, has that always been its size, or was it expanded at some point?'

This question acknowledges what you observed without stating it's unpermitted. It invites the seller to share information about the specific area. Their response will give you clues about their knowledge and willingness to discuss the topic.

Ask about permits and professional work indirectly

Instead of asking 'Did you pull permits for that?', try, 'When that work was done, did you use a contractor for the whole job, or was some of it handled by family or friends?' This can reveal if professionals were involved, which often implies permits were obtained.

Another approach is, 'Did that renovation require any city inspections or approvals when it was completed?' This frames the question around the official process rather than a personal oversight. If the seller seems hesitant, back off slightly and note it down.

Gauge seller's awareness and honesty

Your goal is to understand if the seller is aware of the unpermitted status and how he or she feels about it. Listen for defensiveness, evasion, or honest admissions. An honest seller might say, 'We just did it ourselves, didn't think we needed a permit.'

If you sense evasiveness, make a mental note but don't press too hard on the first call. You'll have other opportunities for due diligence. The most important thing is to keep the conversation open and understand the seller's overall motivation to sell. You can get more tips on the initial conversation at /learn/first-call-with-a-motivated-seller.

Explain the implication lightly, if necessary

If the seller admits to an unpermitted addition, you can briefly explain its potential impact. 'That's good to know. Unpermitted work sometimes just needs to be properly documented and inspected, but it can affect things like insurance or future sales if not addressed.'

Avoid making it sound like a deal-breaker on the first call. Your aim is to gather facts and understand the full picture. The actual cost implications will be determined during underwriting, but knowing about it early helps you manage expectations. This is part of thoroughly working your lead. For more on this, see /how-to-work-your-leads.

Questions people ask

Should I call out unpermitted work directly on the first call?

No, it's best to approach it indirectly. You want to gather information and build rapport, not accuse the seller. Direct accusations can shut down the conversation quickly.

What if the seller gets defensive about my questions?

Acknowledge his or her feelings and pivot. You might say, 'I understand, these things can be complicated.' Then, shift back to broader motivation questions. You can always confirm details through public records later.

How does an unpermitted addition impact the offer?

Unpermitted additions can affect the property's value, insurability, and the buyer's ability to get financing. These are all risks that will be factored into your cash offer, usually as a repair or remediation cost.