[MplsPete]

Summary
• Unapproved Home Modifications: Concern about undetectable unapproved changes made to pre-owned homes.
• Liability for Unapproved Changes: New owners assume liability for unapproved modifications.
• Verifying Submitted Changes: A service exists to check for submitted changes, but it cannot confirm un-submitted modifications.

We're thinking of moving to TV, probably a pre-owned home. Something that concerns me: How can you tell if unapproved changes have been made? My understanding is that the liability for such changes would pass to a new owner. I tried calling a number I found in another thread, (352-751-3912) they were helpful and said they could check for past submissions for changes for a given address, whether approved or denied.
But, how does a buyer know if a change was made which was never submitted to ARC?

[Ruger2506]

Originally Posted by MplsPete

Summary
• Unapproved Home Modifications: Concern about undetectable unapproved changes made to pre-owned homes.
• Liability for Unapproved Changes: New owners assume liability for unapproved modifications.
• Verifying Submitted Changes: A service exists to check for submitted changes, but it cannot confirm un-submitted modifications.

We're thinking of moving to TV, probably a pre-owned home. Something that concerns me: How can you tell if unapproved changes have been made? My understanding is that the liability for such changes would pass to a new owner. I tried calling a number I found in another thread, (352-751-3912) they were helpful and said they could check for past submissions for changes for a given address, whether approved or denied.
But, how does a buyer know if a change was made which was never submitted to ARC?

That's what home inspections are for. As long as it all works and everything meets code you should be good. If it's unapproved and meets code and works, it's doubtful you will notice and doubtful whoever you sell the house to in the future will notice it's unapproved. Of course I've never lived somewhere where you need to pull a permit to use the toilet and everyone is cutting corners and looking to make a quick buck. So take my response with a grain of salt.

I'm a Minnesotan like you appear to be. It's insanely different here.

[Bill14564]

Originally Posted by MplsPete

...
But, how does a buyer know if a change was made which was never submitted to ARC?

To the best of my knowledge, there is no way to know this.

If changes were made in a professional manner then there would not be anything obvious to notice.
- An unapproved landscaping wall, an approved wall that is encroaching on a line, or an approved wall installed correctly would all look the same.
- Stones in front of every home on the street might all be in violation
- A new paint job might have used unapproved colors
- A new roof might have used shingles that are slightly off shade
- A driveway may have been improperly widened several years ago

I am not aware of an inspection service that would be able to identify modifications done to a home and certify that the modifications were approved. I wish one existed.

Things you can do:
- Ask Community Standards for a list of past applications for modifications to the home (that might be the number you already called). You'll want the approved ones for protection against claims and you'll want the denied applications to see for yourself that the work was not done in violation anyway.

- You might be able to ask the county for permits for work done at the home. If there are any, compare them with the approved applications to make sure any work done under the permits was approved.

- Look at other homes in the neighborhood and note any differences between what appears to be common and your home. (You have stone while others don't, you have a wider driveway than others, you have landscaping walls that others don't, you have a shed that others don't, etc)

Those won't catch everything but hopefully they will catch the most costly surprises.

[JohnN]

good advice above. plus, write into your contract that all unapproved changes have been documented to the buyer and that any undocumented changes requiring correction are the cost responsibility of the seller. Shouldn't be a problem if no changes were made

[retiredguy123]

Originally Posted by JohnN

good advice above. plus, write into your contract that all unapproved changes have been documented to the buyer and that any undocumented changes requiring correction are the cost responsibility of the seller. Shouldn't be a problem if no changes were made

I don't think that the title company or the seller's real estate agent will accept that clause in the sales contract because it is open-ended. The title company cannot provide a clear title until all provisions in the sales contract have been satisfied. Once the closing is completed, the buyer owns the property, and the only way to recover anything from the seller after the closing is to sue them for fraud.

[MarshBendLover]

Florida is the same as every other state. There is no way to prove or disprove every item, especially those that are undetectable as you describe. If they are undetectable, then the item won't be detectable by anyone. You can do what everyone else does in every state, due diligence, but if something makes you unsure, then you don't buy.

Outside: Easiest to spot an issue/violation. Check with ARC history search online to see if they requested an approval. That's what we did. Every meeting has minutes and copies of the approval/disapprovals. I didn't want to keep calling and asking them to search a property, so I did the searches.

Inside: County records are not always accurate, especially when multiple hands are involved in making sure each permit is logged and job completed. After all, they are government employees. ARC doesn't care about inside at all and I doubt you would find any documents about approval for anything inside.

[Papa_lecki]

Originally Posted by JohnN

good advice above. plus, write into your contract that all unapproved changes have been documented to the buyer and that any undocumented changes requiring correction are the cost responsibility of the seller. Shouldn't be a problem if no changes were made

There is no service or inspection to confirm un approved changes were not made.
No seller will sign a document confirming undocumented changes have not been made, what about changes before they were made
Finally, you will need an attorney to collect from seller, will the fees be high enough for someone to take the case?

[Papa_lecki]

Originally Posted by JohnN

good advice above. plus, write into your contract that all unapproved changes have been documented to the buyer and that any undocumented changes requiring correction are the cost responsibility of the seller. Shouldn't be a problem if no changes were made

Unless prior owner made changes the current owner isn’t aware of.

[Altavia]

FYI - Some Districts no longer accept anonomyous complaints and now limit complaints to residents of the district.

"District Nos. 2, 5, 6, and 12 do not allow for anonymous complaints. Only Residents of their District are allowed to submit a concern on properties within their respective District. The complainant is required to provide their Name, Unit/Lot, and Phone Number to Community Standards for verification."

Suspect reports are way down in those Districts.

Declaration of Restrictions for all Units are available here.

Community Standards - The Villages Community Development Districts

[jrref]

Home inspectors will check for permits for common stuff like hot tub spa, pool, enclosed lanai, birdcage, or an added building, wall or extension. Where you have to do your own research is basically the landscaping and driveway/walkways.

As many have said, it's pretty simple, if the home you are looking at has any feature that looks unusual and different than the neighbors then you need to look into it.

As far as home and roof color, again if it looks way different than the neighborhood you need to check. Generally, reputable roofers and painters will make sure an approved color is used.

[TheSerg]

Originally Posted by MplsPete

Summary
• Unapproved Home Modifications: Concern about undetectable unapproved changes made to pre-owned homes.
• Liability for Unapproved Changes: New owners assume liability for unapproved modifications.
• Verifying Submitted Changes: A service exists to check for submitted changes, but it cannot confirm un-submitted modifications.

We're thinking of moving to TV, probably a pre-owned home. Something that concerns me: How can you tell if unapproved changes have been made? My understanding is that the liability for such changes would pass to a new owner. I tried calling a number I found in another thread, (352-751-3912) they were helpful and said they could check for past submissions for changes for a given address, whether approved or denied.
But, how does a buyer know if a change was made which was never submitted to ARC?

If it is an addition to the house there has to be a permit. Ask for a copy of the permit and copy of ARC approval. For any landscaping, ask for a copy of ARC approval. In both instances, for the building the country building department will have a copy on the landscaping you’d have to check with ARC.
Lastly, familiarize yourself with all setbacks (front, sides and back).

[daca55]

Check out the houses in the neighborhood and if the house you are looking has something different like a patio or a landscaping wall or anything that is different from adjacent houses you need to question it. Don’t trust the broker because they will tell you they must have got a permit. What I suggest is tell the broker you want to see the documents from ARC that authorized/approved the modification before you sign a purchase and sale agreement. If they won’t do it find another broker and keep looking for another house. There is a lot written about people who have bought homes where modifications with no permits and approvals and then the Villages comes after them to either fix it or be fined everyday.

[daca55]

Check out the houses in the neighborhood and if the house you are looking has something different like a patio or a landscaping wall or anything that is different from adjacent houses you need to question it. Don’t trust the broker because they will tell you they must have got a permit. What I suggest is tell the broker you want to see the documents from ARC that authorized/approved the modification before you sign a purchase and sale agreement. If they won’t do it find another broker and keep looking for another house. There is a lot written about people who have bought homes where modifications with no permits and approvals and then the Villages comes after them to either fix it or be fined everyday. Don’t rely on inspections. Either they produce the permits or you move on.

[hav7979]

Simple. Ask for copies of the arc approval so and changea to the house.

[Topspinmo]

Originally Posted by JohnN

good advice above. plus, write into your contract that all unapproved changes have been documented to the buyer and that any undocumented changes requiring correction are the cost responsibility of the seller. Shouldn't be a problem if no changes were made

Some houses have been sold several times, no way knowing what previous owners done unless it’s obvious. If I was selling property and buyer put in that I say go look for another house.