Step one: look up the permit history
- Inside Bend city limits: search the address in the City of Bend's online permit records. The Permit Center (541-388-5580, permitcenter@bendoregon.gov) can help find older records.
- Outside city limits (Tumalo, Deschutes River Woods, rural Bend): Deschutes County Community Development keeps the records.
- Compare what was permitted with what is there: square footage, number of bedrooms and bathrooms, garage vs. living space, decks, sheds, fireplaces and stoves.
- Look for finals. A permit that was issued but never received a final inspection is “open” or “expired,” even if the work looks done.
Compare against the listing too. If an old listing or the county assessor shows fewer bedrooms or less square footage than the house has today, that is a strong clue something was added without a permit.
The most common unpermitted work in Bend homes
Garage conversionsBedrooms, gyms or studios in former garages, often without insulation, heat or egress to code.Garage guide
Bonus rooms and basementsFinished attics, bonus rooms over garages and basement bedrooms without egress.Egress is the big one
DecksHigh decks, decks with stairs and decks attached without flashing.Over 30 inches needs a permit
BathroomsAdded baths and moved plumbing, sometimes with poor venting or waterproofing.Plumbing permit
Wood stoves and fireplacesInserts and stoves without inspected clearances and flues. Insurance companies care about this.Fireplace guide
Electrical and hot tubsAdded circuits, subpanels and hot tub wiring.Safety issue
Your options
| Situation | Typical path |
|---|---|
| Permit issued, inspections never finished | Ask the City whether it can be reactivated or a new permit is needed to complete inspections. Often the simplest fix. |
| Work done with no permit, looks solid | Apply for a permit for the existing work, provide as-built drawings, open walls where inspectors ask, correct deficiencies. |
| Work done with no permit, clearly not to code | Plan for corrective work or, in some cases, returning the space to its original use (for example, back to a garage). |
| Selling soon, no time to fix | Disclose, price it in, and talk with your agent. Some buyers will accept it; some lenders will not. |
What legalizing work usually involves
- Talk to the Permit Center about the specific work. Ask what drawings, engineering and inspections they will need, and about any added fees for work done without a permit.
- Get as-built drawings of what exists. A designer or design-build contractor can produce these.
- Apply for the permit(s): building, plus electrical, plumbing and mechanical as needed.
- Open up for inspection. Inspectors may want to see framing, insulation, wiring or plumbing in specific spots. Plan to patch drywall afterward.
- Correct deficiencies the inspector finds.
- Final inspection. Keep a copy of the finaled permit for your records and the next buyer.
Be careful who you hire. Electrical and plumbing corrections must be done by licensed electricians and plumbers. A general contractor without those licenses will subcontract that work, which is normal; just make sure it happens.
Buying a home? Check this during your inspection period
- Pull the permit history before your inspection contingency ends.
- Ask the sellers directly about additions, conversions and remodels, and read the seller disclosure closely.
- Ask your home inspector to flag likely unpermitted work: egress, odd electrical, DIY plumbing, unusual additions. See our Bend home inspectors guide.
- If you find something, get a contractor's opinion on what it would take to legalize, and negotiate before closing, not after.
Need a broader list of Bend contractors? Start at our general contractors guide.