How Do I Check a Home's Permit History Before I Buy in Huntington Beach?

A permit record shows that the city reviewed and inspected work like an addition, a garage conversion, new electrical service or a remodeled kitchen. When the home in front of you doesn't match the records, it's a signal to ask more questions.

I'm Jeanette Nelson, a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas. When buyers are serious about a particular home, I suggest looking at that property's permit history during the inspection period, while there's still time to ask questions.

The City of Huntington Beach has an online records search for building permits. Here is how the city's help page describes it:

1. Open the building search. From the city's online permit portal, choose the search option under "Building."
2. Search by address. The city says the most accurate search is by permit number, and you can also search by address, parcel or other criteria. Most buyers start with the address.
3. Open each record. Click the record number to see details. The city lists the permit number, type and status, plus the address, project description, related permits and inspection history.
4. Look at attachments. The city notes that issued permits and approved plans appear in the attachments once a permit is issued.

Older records. The city's page says records prior to 1996 are in a separate online records library. For an older Huntington Beach home, check both places.

Questions. The city's Permit Center manages and archives permit records and construction documents for public use. If you can't find what you expect, the Permit Center is the place to ask.

If the home is outside Huntington Beach city limits, permits are kept by whichever city or county agency has jurisdiction there.

Permit records are most useful when you compare them with other information about the same home:

• The home itself. Count bedrooms and bathrooms, and look for additions, enclosed patios or converted garages.
• County assessor records. The Orange County Assessor keeps property records used for assessments. If the home today is much larger than the records describe, ask why.
• The seller's disclosures. California's Transfer Disclosure Statement, set out in Civil Code section 1102.6, asks the seller about known room additions, structural changes or other alterations made without necessary permits.
• Your inspection report. An inspector may point out work that looks newer than the permit history suggests.
• The listing. Compare the description with the records.

Missing permits don't always mean a deal is off. They do mean you should learn more before you remove your contingencies. Common next steps include:

• Asking the seller what was done, when and by whom
• Having a licensed contractor or engineer look at the work
• Asking the city what it would take to permit the work after the fact
• Talking with your insurance agent and lender about how the work could affect coverage and the loan

My article on buying a home with unpermitted work goes deeper. For older homes, my article on what to check before buying an older home in Huntington Beach covers other items to review.

As early as possible in escrow. Your inspection period is your time to investigate the property, and permit questions can take a few days to answer. My article on what happens in escrow explains how the contingency period fits into your timeline.

This is general information. For questions about a specific permit, contact the City of Huntington Beach Permit Center. For legal questions about disclosures, talk with a real estate attorney.

If you're looking at a home in Huntington Beach and want help knowing what to review, I'd love to talk it through with you. Call or text me at 714.366.8575 | DRE: 01397168, or contact me. Jeanette Nelson is a REALTOR® with Jeanette Nelson Real Estate, Keller Williams Realty, serving Orange County, Huntington Beach, Costa Mesa, Fountain Valley, and surrounding areas.