The call

How to get a seller to explain unpermitted work on the phone

When you suspect a property has unpermitted work, getting the seller to talk about it openly on the phone is crucial for an accurate offer and a smooth closing. The goal is to gather information without making him or her feel accused or defensive.

November 11, 2026 · 3 min read

Start with open-ended questions about the property's history

Instead of asking directly if there is unpermitted work, begin by asking about the home's evolution. "Tell me about any major changes or additions you've made to the house since you've owned it."

This broad question allows the seller to volunteer information about additions, renovations, or structural changes he or she might have overseen. Listen for clues like "we added a bedroom" or "I finished the basement myself."

Focus on functionality, not legality

If you hear hints of additions, shift your questions to their functionality. "How has that addition worked out for you?" or "Did you encounter any challenges when you expanded the kitchen?"

This approach makes the conversation about his or her experience, not about whether he or she followed local regulations. He or she is more likely to share details if he or she feels you are genuinely interested in his or her story.

Ask about past repairs and contractors

"Have you had any significant repairs done to the roof, foundation, or electrical system recently?" This can uncover work that might have been part of an unpermitted addition.

Follow up with, "Did you work with a specific contractor for that, or was it a personal project?" This helps you gauge the professionalism of the work. If he or she says "myself and a friend," it is a red flag.

Use a calm, curious tone

Your tone of voice is paramount. Sounding accusatory or suspicious will shut down the conversation immediately. Maintain a calm, neutral, and genuinely curious demeanor.

Remember, the seller might not even know the work is unpermitted, or he or she might be embarrassed. Your role is to understand, not to judge.

Explain why you are asking

If the conversation gets sensitive, you can explain your reasoning. "The reason I ask about permits for additions is that, as an investor, I need to understand all the property's characteristics for my offer."

Frame it as your due diligence, a standard part of your process, not a personal interrogation. "It helps me understand the house's current condition and what might be needed to bring it up to modern standards."

Listen for silence and hesitation

Sometimes, silence speaks volumes. If you ask about additions and the seller hesitates or gives a vague answer, that is a cue to probe a little deeper, still maintaining a gentle approach.

Do not jump in to fill the silence. Let him or her think. He or she might be deciding how much to reveal, and giving him or her space can encourage honesty.

Questions people ask

What if the seller gets defensive when I ask about additions?

Back off the direct questions. Reassure him or her that you are just trying to understand the property better. Shift to other topics, then circle back later with a different angle if needed.

Should I directly ask if he or she got permits for additions?

Not as your first question. It is often too direct and can put him or her on the defensive. Build rapport and gather context first, then you can be more specific if necessary.

What if he or she lies about it?

You cannot force honesty on the phone. Your job is to ask the right questions and listen for inconsistencies. Ultimately, property inspections and title searches will uncover most serious issues.

How does unpermitted work affect my offer?

Unpermitted work will likely reduce your offer because it represents a significant risk and potential cost to legalize or remove. You need to factor in permitting fees, contractor costs, and potential delays.