BBalboa Home BuyersSan Fernando Valley
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Selling a House With an Unpermitted Addition or Converted Garage

In the San Fernando Valley this is not an unusual problem — it is close to the norm. It is also the single most common reason a retail escrow falls apart.

Get a written as-is offer

Tell us about the property. We'll be straight with you about whether we fit.

No fees, no commission, no repairs. We'll reach out about your property by phone, text, or email — reply STOP to any text to opt out. We do not sell your information.

  • No agent commission and no fees of any kind
  • No repairs, no cleaning, no cleanout — leave what you don't want
  • Written, itemized offer so you can see how we got to the number
  • You choose the closing date — as little as two weeks, or take as long as you need

We're a local buyer, not a lead-generation site. Your information isn't sold and you won't get eleven phone calls for filling out this form.

What actually goes wrong on a retail sale

The county's record says your house is 1,100 square feet. It measures 1,550, because a previous owner enclosed the garage or built off the back. When a financed buyer's appraiser walks it, only permitted, properly finished space counts toward the appraised value. The appraisal comes in below the contract price, the loan gets sized to the lower number, and the buyer either demands a price cut or walks.

Sometimes it is worse than that — the lender declines the property outright, or the buyer's inspector flags the conversion and it becomes a disclosure and liability discussion nobody wants.

Why it does not matter as much to us

We pay cash, so no appraisal governs the deal. We assess the space on what it is and what it would take to either permit it, legalize it under whatever pathway applies, or restore it. We carry that risk after closing — including the cost and the time.

Common versions we buy

  • Garage conversions turned into bedrooms, studios, or rented back units
  • Patio enclosures counted as living space
  • Rear additions and second stories built without a permit record
  • Second kitchens installed in single-family homes
  • ADUs that were started, stalled, or finished without final sign-off
  • Work done under a permit that was pulled but never finaled

What not to do before selling

Do not start tearing out a conversion to "clean it up" before you know whether that helps or hurts the price — sometimes it destroys value you were about to be paid for. Do not open a permit application on your way out the door without advice; it can trigger requirements you then own. And be straightforward about what you know: disclosure obligations in California are broad, and telling a cash buyer the truth costs you far less than it costs a retail seller.

How selling to us works

Three steps, and you can stop at any one of them. Most sellers we talk to are simply trying to find out what the house is worth as-is before deciding anything.

1

You tell us about the house

Address, condition, and what's going on. Five minutes on the phone. We'll tell you straight away if we're not the right buyer.

2

We walk the property

One visit, usually 20–30 minutes. No cleaning, no repairs, no staging. Tenants and belongings can stay right where they are.

3

You get a written offer

Typically within 24 hours of the walkthrough, with the number broken down so you can see how we got there.

4

You pick the closing date

Escrow at a local title company. As little as two weeks if you need speed, or ninety days if you'd rather take your time. We can also leave you in the house after closing.

Common questions

Will you pay for the unpermitted square footage?

Partly. It carries value to us because it carries value to the eventual end user, but it is discounted for the cost and risk of resolving it. That is still normally better than what a retail sale nets, because the retail sale frequently does not close at all.

Should I legalize the conversion first?

Usually no, if you are selling. Legalizing is expensive, slow, and can uncover requirements that cost more than the value it adds. Get a number as-is first, then decide.

What if I do not know whether it was permitted?

Most people do not. We can usually find out during our diligence, at our cost.

Neighborhoods we buy in

We work the Valley floor from Sylmar down to Woodland Hills. If your street isn't listed, send it anyway — we cover all of it.

Van Nuys91401, 91405, 91406, 91411See what we buy here →North Hollywood91601, 91602, 91605, 91606See what we buy here →Pacoima91331See what we buy here →Sun Valley91352See what we buy here →Reseda91335See what we buy here →Canoga Park & Winnetka91303, 91304, 91306See what we buy here →Sylmar91342See what we buy here →City of San Fernando91340See what we buy here →

Talk it through with a local buyer

No fee, no obligation, and we'll tell you when selling to us isn't your best option.

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