Before you remodel, know your home’s story

When it comes to Charlotte home remodeling, most homeowners focus on the future — the new kitchen, the expanded porch, the dream bathroom. But one of the smartest things you can do before the first hammer swings is look to the past.

At Palmer Custom Builders, we’ve learned that every home has a story. Some are straightforward. Others have a few messy chapters — like unpermitted work, hidden damage, or quick cosmetic flips that may mask larger issues. Understanding that history before you remodel can save you from costly surprises and unnecessary headaches down the road.

Why we always start with a little detective work

Before we ever step foot on-site, we like to do a bit of homework. 

Starting with the property address and key details from clients, we can research the home’s building permits, past ownership, and even past real estate listings and possibly see pictures of the house online. That gives us an early sense of what we’re walking into. Sometimes, that research reveals important red flags — or reassures us that the home has good bones and solid work behind it.

Just recently, I spoke with a homeowner who bought his house a couple of years ago. He thought it was in great shape — new kitchen, updated flooring, fresh paint. But when I looked into the property history, the story changed.

It turned out the home had been flipped before he purchased it. The investor had done a lot of work — but much of it wasn’t permitted. A new bathroom, kitchen, and flooring were all installed without the proper inspections. While the current owner had since pulled permits for his own electrical work, he didn’t realize how much hidden risk the previous renovation created.

That’s not unusual. In a tight housing market, flippers often focus on what looks good, not what’s structurally sound or code compliant. Because Mecklenburg County and surrounding areas could sometimes be short-staffed on inspectors, something may fly under the radar. 

Homeowners should value working with remodeling contractors with high integrity and are members of NARI (National Association of the Remodeling Industry) who will obtain all necessary permits and inspections.  Remember, work done without a permit can mean hidden wiring and plumbing issues and weak framing, or code violations that may only surface later.

The risks of remodeling without knowing your home’s past

When you remodel without understanding what’s underneath, you risk building on a shaky foundation — sometimes literally.
Here’s what can happen:

• Unpermitted work can create major headaches when you apply for new permits. County inspectors may require you to open up walls or verify existing structural integrity. They may also require a Structural Engineering letter before permits can be issued.  
• Home’s age — Some much older homes may have been built during a time when permits or code inspections were not required, and might require additional costs to bring up to current code. 
• Hidden damage — like rotted framing, poor drainage, or faulty wiring — can turn a simple project into an expensive overhaul.
• Poor workmanship from past owners or unlicensed contractors can jeopardize safety and longevity.
• Liability issues can arise if your contractor starts work on unsafe or illegal structures.

When to call in reinforcements

Sometimes, the smartest step you can take isn’t to start a remodel — it’s to pause and bring in an expert.

If you suspect your home has been flipped or renovated without permits, or if something just doesn’t look right, call a licensed engineer or an independent home inspector. They can provide a neutral, third-party evaluation.

We recommend this not to delay your project, but to protect you. Having an impartial inspection helps you make informed decisions and can save you from sinking money into a “money pit.”

In one recent case, a homeowner wanted a major kitchen remodel in an older house. Before we started, I looked at the old real estate photos and could tell the home had deferred maintenance — outdated electrical, possible insulation issues, and structural concerns. I advised her to have a professional inspection first. She did, and ultimately decided to hold off on the remodel until underlying issues were corrected. 

How we use history to build better projects

Not all history is bad — far from it. Sometimes, researching a home’s background helps us see what not to tear down.

For example, another homeowner recently wanted to expand a screened porch. Two other companies told him he’d have to tear down the existing deck and start over. But when we checked the permits, we learned the structure was only seven years old and had been properly built. The inspection report showed no framing or footing issues. Because it had been under roof, the materials were still in great shape.

By doing a little research, we saved that homeowner thousands of dollars and preserved a perfectly solid structure.

That’s the kind of insight you get when your remodeler does their homework before they pick up a tool.

A note on trust and transparency

At Palmer Custom Builders, we believe homeowners deserve honesty — not sales pitches. If a home’s structure or past workmanship makes a project unsafe or unwise, we’ll tell you upfront. It’s about protecting your investment, your safety, and your peace of mind.

In some cases, that means recommending an engineer’s report before we take on a job. In others, it may mean deciding that the best solution is to rebuild rather than remodel. Either way, you get the truth — and a team that stands behind its work.

Every house has a story. Some are simple. Some have a few plot twists. But knowing your home’s past is the best foundation for a successful remodel.

At Palmer Custom Builders, we believe that doing the homework is just as important as doing the work itself. It’s how we build smarter, safer, and stronger — one project, one story, one home at a time.

By: Gary Palmer, NC & SC Residential General Contractor with 40+ years of Remodeling and New Construction Experience.

Let’s reimagine what home can be.

Need help envisioning how a home remodel, home addition, sunroom, kitchen remodel or bathroom remodel could improve your family’s home? Reach out to us at https://palmercustombuilders.com/contact/ to take the first step. Want more information on how to avoid other costly mistakes? We suggest you check out our book. Remodeling and New Construction with No Regrets can help you ask the right questions to ensure your project fulfills your expectations.