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Required Building Permits For Renovations

Required Permits For Renovations

In most cases a building permit will be required to start and complete any project. For those projects that do require a permit the first draw will not be approved without permits.

Notice of Commencement

In addition when a project does require a permit the contractor must also file a notice of commencement and provide a copy to the borrower. Most county and/or municipalities in Florida will not provide the necessary inspections for a project that requires a permit but has not had a Notice of Commencement filed with the county tax assessor’s office.  

Home and Building Inspection Agreement

Ralph W. Spurlock
Florida Certified General Contractor CGC 006912
FHA 203K Loan Consultant A 0929
FHA 203K Loan Compliance Inspector L 755
Florida Certified Home Inspector HI 3298
Office (305) 251-5889
Cell (786) 258-1557
Primary Email:
Alternate Email:

Home and Building Inspection Agreement

A home and building inspection is a non-invasive, visual examination of a home or building performed for a fee. The inspection is designed to find material defects within specific components of the home or building, components may include any combination of mechanical, electrical, plumbing and/or other essential portions of the home or building.

The Purpose of the Inspection

The purpose of the inspection is to check the over-all condition of the home or building and is an observation of the visible and clear condition of the structure and its components on the date of the inspection. The inspection is not a prediction of future conditions

The Contents of Every Inspection Report Shall Contain the Following

                    * A written report that may be called Exhibit ‘A’

                       * A visual report that may be called Exhibit ‘B’

Exhibit B’s visual report contains digital photographs of the inspected property. Also contained in Exhibit B’s section are any/all relevant property search data that can be obtained by use of the internet, any/all found deficiency/deficiencies notation(s) that may have been omitted. Thus, any information contained in Exhibit ‘B’ shall be deemed included and part of ‘A’ and is pertinent to the final outcome of the property inspection report. Therefore, client(s) and/or their representative(s) are obligated to closely examine the written report (Exhibit ‘A’) and the visual report (Exhibit ‘B’), to fully ascertain the findings and recommendations included there within.

Cost to Correct Deficiency Estimates

(Except For FHA 203 K-Estimate Cost Are Include in the Fees)

When an estimate or estimates are offered for cost to correct any deficiency/deficiencies found by the inspector, the estimate(s) are offered only as an estimate to provide client(s) and or their representative some idea for the potential cost to correct. When an estimate to correct deficiency or deficiencies is provided, cost estimates will be based on basic market valuations and conditions as believed to exist at the time the estimate was given, therefore no guarantee, expressed or implied is granted to the client(s) benefit. Cost estimates will only be provided when requested by the client in writing. The inspector will provide an additional cost proposal for the estimate.

FHA 203 K Loan Cost Of Work Estimate Process Explanation

The cost estimate for the FHA 203 K loan; also referred too as the work write-up. The buyer, the contractor or contractors and the consultant meet at the project site. The consultant will advise the contractors that for an expeditious closing on behalf of the buyer quotations-proposals must be separated into line items showing cost of materials in one column and in the same line items cost of labor. Sales taxes should be included in material costs and labor burden costs should be included in labor costs. The contractor presents the proposal to the buyer when the buyer accepts the contractor’s proposal the buyer forwards same to the consultant.

The consultant will then transcribe the contractor’s material and labor cost onto the FHA 203 K Loan work write-up and send it to the buyer. The buyer will then send the work write-up to his bank or mortgage company. 

FHA 203 K Loan Consultant Fees as Permitted by HUD/FHA

Property with repairs less than $7,500.00 $500; for repairs between $7,501 and $15,000 $600; for repairs between $15,001 and $30,000 $700; for repairs between $30,001 and $50,000 800; for repairs for repairs between $50,001 and $75,000 $900; for repairs between $75001 and $100,000; $1,000 and $ 1,100 for repairs over $100,000. An additional fee of $25 can be charged for each additional unit in the property under the same FHA case number.

Additional Fees
Additional Site Visits $195.00 each plus 0.35 per mile for round trip over 30 miles
Change Order Reviews $150.00 each
Initial Site Visit $300.00 plus 0.35 per mile for round trip over 30 miles  (to be refunded back to the borrower from fees noted above)                                                                                                    

Plan Review $250.00, Testing and Architect’s Fees are additional when required. Thirty Plus Miles Round Trip Travel Expenses 0.35 per mile additional.

FHA 203 K Loan Draw Request Inspections

When draw request inspection is requested by the borrower of the borrower’s contractor the consultant will revisit the site and evaluate the draw request with the owner or contractor. Each such inspection will carry an additional fee of $195.00. An extra charge of $0.35 per mile for round trip mileage exceeding 30 miles shall apply.

Permits and Certifications 

All buyers that intend to utilize the FHA 203k loan to finance the purchase of any home or building. And the home or building is going to require renovations and/or upgrades which most properties built before 1994 will need,  should also refer to the permit and certifications section of this website. Interested parties can do this by utilizing the search bar located on the front page of the site.


In the event of a dispute between any parties to the loan, lender, mortgage broker, borrower, contractor or consultant, such dispute will be resolved through binding arbitration. The cost of the arbitration will be shared by all parties to the arbitration.

Travel Expense

When an inspection is requested at a location more than 30 miles round trip drive from Southwest Miami-Dade County a charge of thirty-five cents ($0.35) per mile will be applied in addition to all other inspection fees. When round trip travel time exceeds eight hours the inspector will book a motel room for overnight stay. The cost will be added to the inspection fee and travel expense. The per Diem of meals will also be reimbursed by the client or the client’s representative.

 Consultant Signature_____________________ Date _____________

Client Signature______________________Date______________


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