Permit Risk April 28, 2026 6 min read

How Do I Check If Work Was Permitted Before I Buy a Home?

Short answer: You confirm permitted work by matching the property address against official building records (LADBS, eTrakit, or the local portal), cross-checking aggregated permit tools such as BuildZoom, and reading the seller disclosure package and preliminary title report for anything that conflicts with what the records show. A walkthrough alone cannot prove permits.
Key Takeaways
  • Permitted work means a permit was issued, inspected as required, and finaled by the jurisdiction, not just that the room looks new
  • Los Angeles buyers should search LADBS; many other California cities use eTrakit or a city-specific portal
  • BuildZoom helps when you need coverage across many jurisdictions or a single search surface
  • The TDS and related disclosures may surface known permit issues the database alone will not explain
  • A standard inspection reports visible defects; it is not a substitute for permit history

What permitted work actually means

For most structural, electrical, plumbing, HVAC, and addition projects, California cities require a permit before work begins. After rough and final inspections, the building department marks the permit finaled or closed. If you see a new bathroom, a replaced panel, or a second story, you want the permit trail to match the footprint you see on site.

Work can be partly permitted, permitted under an old owner but never finaled, or done with no permit at all. Each situation creates different repair, insurance, and resale risk. Your goal before an offer is to line up address-level records, seller statements, and anything title flags.

California buyer checklist: where to look

  • LADBS (City of Los Angeles): Search the Los Angeles Department of Building and Safety online permit report at ladbsservices2.lacity.org by address. Compare issued permits to finaled status for roofs, ADUs, panels, and additions.
  • eTrakit and city portals: Many California municipalities host permits on eTrakit or a branded site. Search "[city] building permit lookup" and use the official domain. Coverage and scan quality vary, so note gaps.
  • BuildZoom: BuildZoom aggregates millions of permits and can show history even when you are still learning which portal applies.
  • Transfer Disclosure Statement (TDS): Read seller answers about alterations, room counts, and permit compliance. Follow up on "unknown" or qualified answers with your agent and, if needed, the building department.
  • Preliminary title report (prelim): Ask your escrow officer or attorney whether schedule items mention permits, abatement, or code violations tied to the parcel.

Limits of visual inspection

Even a thorough physical inspection is limited to visible, accessible areas within a short site visit. Inspectors cannot open every wall or verify underground plumbing replaced years ago. They may suspect an unpermitted conversion from clues such as low ceiling height or odd electrical routing, but suspicion is not proof.

Permit research is documentary. It answers what was filed, inspected, and signed off, subject to indexing errors in any database. You want both: eyes on the property and eyes on the file.

High risk scenario A finished basement or extra bedroom matches marketing photos, but the permit search shows only a storage permit from the 1990s. After closing, a city complaint or insurance review could force expensive legalization or removal. Checking records before you remove contingencies preserves your option to renegotiate or walk away.

Run permit history alongside disclosures before you commit to a price.

Check Permit History

How permit findings affect your offer

If records align with the remodel story and finals exist, you can proceed with more confidence on scope and code path. If permits are missing, open, or inconsistent with the floor plan, you can ask the seller to cure, credit, or clarify before you waive inspection or loan conditions. What you cannot do as easily is fix the same facts after escrow closes.

Competitive market note In fast markets, buyers feel pressure to shorten contingency periods. Permit checks can run in hours if you know the portal. Doing the search early reduces the chance you waive unknown permit risk by accident.

Sources HomeHistory checks for permits

  • LADBS Building permit records, open or finaled status, inspection history (Los Angeles)
  • BuildZoom Broad permit coverage across thousands of jurisdictions
  • Shovels Standardized permit data across many cities and counties
  • CA CSLB Contractor license status when a named contractor appears on permits
  • PermitBase Long-run residential permit archives where indexed
  • County Assessor Assessor improvements compared to permitted footprint where data allows

Related Articles

HomeHistory aggregates permit sources so you see conflicts before closing.

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This article is for informational purposes only and does not constitute legal advice. Permit rules, disclosure duties, and contract terms vary by city, county, and transaction. Consult a California real estate attorney and the local building department for guidance on your specific purchase.