Selling in a Traverse City Historic District? Prep Approvals

Thinking about listing a home in one of Traverse City’s historic districts? Small exterior changes that seemed simple at the time can slow a sale if they lack the right approvals. You want a clean, confident listing and a smooth closing. In this guide, you’ll learn how to confirm past approvals, clear or document open permits, and assemble a Permits & Approvals Packet that puts buyers and lenders at ease. Let’s dive in.

Why approvals matter in historic districts

Historic-district rules in Traverse City typically regulate exterior changes visible from the street. That often includes roofs, porches, windows, siding, additions, driveways or curb cuts, fences, and sometimes paint colors. Many of these changes require a prior Certificate of Appropriateness, or COA, from the city’s historic-preservation body.

Lenders, appraisers, and title companies often want to see proof that permitted work is finaled. If work was done without permits or approvals, you can face underwriting delays, appraisal challenges, buyer repair requests, or escrow holds at closing.

City code enforcement and historic commissions can also order corrective action or require retroactive approval, which can mean extra time and cost. Even if enforcement is unlikely, incomplete documentation can give a buyer reason to walk. Being prepared reduces friction and strengthens your negotiating position.

Where to check records in Traverse City

Start with local and county offices. Names and portals can change over time, so confirm current contacts before making decisions.

• City of Traverse City Planning or Community Development Department and the Historic District Commission staff. These offices maintain COA records, meeting minutes, and guidelines. They can tell you whether exterior work required review and if a COA was issued.
• City Building or Inspections Division. Ask for the property’s permit history and final inspection status for structural, electrical, plumbing, HVAC, roofing, decks, windows, and additions.
• Grand Traverse County Building or Construction Codes. Some work may be permitted at the county level, especially for properties or systems outside city jurisdiction.
• County Recorder or Register of Deeds. Check for recorded easements, covenants, or historic-preservation easements that affect the property.
• Your title company or closing attorney. Title commitments can reveal recorded restrictions. They can also order deeper searches as needed.
• State and national resources. The Michigan State Historic Preservation Office and the National Park Service provide broader preservation guidance and context on review criteria.

Action step: Call or email the City Planning Department and Building Division to request the permit file and any HDC or COA records for your address. Ask if records are online and whether any permits are open or expired.

Build your Permits & Approvals Packet

Create a single packet you can share with buyer agents, lenders, appraisers, and title. Organize it clearly, with a brief cover page that explains where to find key items.

Include:

• Certificates of Appropriateness (COAs) and any HDC approval letters, meeting minutes, or staff reports.
• Building permits and applications for exterior or structural work, plus final inspection records showing permits were closed and finaled.
• As-built drawings, site plans, and elevations submitted for HDC or permit review.
• Contractor invoices and receipts, along with license and insurance copies to document who performed the work.
• Before-and-after photos tied to permit or COA numbers and dates. Date-stamped images are helpful.
• Certificate of Occupancy, if issued, or a letter stating none was required for the work.
• Survey or legal description that shows setbacks, easements, and where work occurred.
• Title report or commitment noting any recorded preservation easements or deed restrictions.
• Correspondence with municipal staff about after-the-fact approvals, waivers, or code-enforcement items.
• Related system records that may affect transfers, such as septic or well permits, floodplain development permits, driveway or curb-cut approvals, and utility connections.
• Seller disclosure forms that note alterations and any municipal actions.

A clean, complete packet signals transparency and reduces back-and-forth during due diligence.

A step-by-step roadmap before you list

Use this timeline to get in front of issues and keep your closing on track.

Step A: Initial records search (0–2 weeks)

• Request permit and HDC or COA files from the City Building or Inspections Division and Planning or Historic Commission staff. Ask for electronic copies and for the staff contact who can verify open or closed status.
• Ask Grand Traverse County Building and the Recorder for any additional permits or recorded restrictions.
• Have your title company or closing attorney review recorded documents for preservation easements or covenants that could affect future changes.

Step B: Interpret results and prioritize (about 1 week)

Sort what you find into four groups:

1. Fully permitted and finaled.
2. Permitted but not finaled, meaning inspections remain open.
3. No permit found for work that appears to have required one.
4. Historic-district approvals missing or undocumented.

Prioritize items most likely to affect financing or title. Focus first on additions, structural work, roof replacements, exterior envelope changes, and septic or well work.

Step C: Resolve open permits and after-the-fact approvals (2–12+ weeks)

• For open permits, schedule inspections and secure final sign-off. If something fails, hire a licensed contractor to correct it, then re-inspect.
• For suspected unpermitted work, ask the building department about retroactive permits. Many jurisdictions allow after-the-fact permits but require plans, inspections, and possible corrective work.
• For missing historic approvals, contact Historic District Commission staff to ask about an after-the-fact COA. Provide photos, plans, and historic documentation. Some commissions require restoration to an approved appearance if retroactive approval is not appropriate.
• If full compliance will take longer than your sale timeline, consider disclosing the issue, providing a written plan and contractor estimates, or negotiating an escrow hold with the buyer and lender. Lender policies vary, so get any escrow plan in writing.

Step D: Document closure and update your packet (ongoing)

• Obtain copies of final inspections, compliance letters, COAs, and any code-enforcement closure documents.
• If you paid any fines or penalties, include receipts and closure letters. Buyers want to see a complete resolution.

Timeline and cost notes

Municipal workload and project complexity drive timing. Simple permit finalizations can take days or weeks. After-the-fact approvals in historic districts can require staff review or a commission hearing and may take multiple weeks or months.

Costs can include permit and review fees, contractor time to correct items, possible penalties, and historic-commission mitigation or restoration. Budget for both administrative fees and potential remediation.

Seller checklist to complete before listing

Complete these items before photos and MLS.

• Order a permit and HDC record search from City and County offices. Request written confirmation of permit status.
• Build your Permits & Approvals Packet with digital copies in a single shareable folder.
• If you find open or missing permits, obtain written estimates from licensed contractors with a scope and timeline. Start the work if it can finish quickly.
• Complete seller disclosure forms. Be accurate and specific about alterations and any municipal interactions.
• Brief your listing agent so they can anticipate inspection items and lender requests.

At the time of listing:

• Share your packet with the buyer’s agent and make it available to lenders and inspectors.
• If issues remain and cannot be resolved pre-listing, consult counsel before considering an as-is approach. When possible, resolve items upfront for stronger pricing and fewer delays.

How to handle problems before buyers find them

Open permits and missing COAs do not have to derail your sale. Be proactive. Get the process started for inspections, corrections, and retroactive approvals as soon as you confirm the gaps. Provide a written plan, contractor estimates, and a projected timeline to final status.

If full resolution is not possible before closing, discuss an escrow hold with your title company, buyer, and lender. Many lenders will consider an escrow when the corrective scope and cost are well documented.

Above all, disclose what you know. Clear disclosure reduces legal risk and helps buyers trust your property’s story.

Common pitfalls to avoid

• Waiting until inspection or underwriting to look for open permits. Do the search before you list.
• Assuming historic rules only apply to interiors. Most reviews focus on the exterior as seen from the street. Verify what your local ordinance covers.
• Accepting verbal assurances from contractors. Always keep written permits and final notices.
• Failing to disclose known noncompliance. Non-disclosure can create post-closing exposure.

What buyers and lenders will ask

Be ready with direct answers and documents.

• Were exterior changes permitted and finaled? Provide permits, final inspection reports, and COAs. If not finaled, share your contractor plan and timeline to close.
• Is there a recorded preservation easement or covenant? Provide your title report and recorded documents. Summarize restrictions relevant to common buyer plans.
• Will a buyer need HDC approval for future exterior changes? Share local HDC rules and staff contact info, plus a copy of the guidelines.
• Are there open code-enforcement cases or fines? Provide closure letters or current status. If unresolved, include your remediation plan.
• Will the work affect insurability or loan approval? Lenders often require proof of permits and final inspections for major work. Offer the documents, or a lender-approved waiver or escrow plan when needed.

Strengthen buyer trust and reduce delays

• Be proactive. Order municipal records early and present a clear packet.
• Use licensed contractors and save all receipts and scopes of work. Lenders and appraisers care about licensed professional involvement.
• Start after-the-fact approvals early if you suspect they will be needed. Share a realistic timeline and proof of progress.
• Provide visual proof. Before-and-after photos matched to permit numbers and dates tell a clear story.
• Add a one-page summary that highlights the property’s key permits and approvals, where to find them in your packet, and what is still in process.

Professional guidance when you need it

You do not have to navigate this alone. Coordinate with City and County staff for records, and lean on your title company or closing attorney for recorded documents, title exceptions, and escrow strategies. If you want a selling plan that blends meticulous preparation with premium marketing and buyer outreach, connect with Lydia Wiley for a private consultation.

FAQs

How do I confirm if my Traverse City home is in a historic district?

• Contact the City Planning or Community Development Department or Historic District Commission staff to verify your address and request applicable guidelines.

What if I replaced windows or roofing without a permit or COA?

• Ask the Building Division about a retroactive permit and HDC staff about an after-the-fact COA. Be ready to provide photos, plans, and allow inspections or corrective work.

How long does it take to close out open permits in Traverse City?

• Simple final inspections can be days or weeks, while after-the-fact approvals in historic districts may take multiple weeks or months depending on reviews and hearing schedules.

What documents should I give buyers and lenders upfront?

• Provide a Permits & Approvals Packet with COAs, permits and finals, plans, contractor documents, photos, any Certificate of Occupancy, survey, title items, and disclosures.

Can I still sell if there are unresolved permit issues?

• Yes, disclose the issues, provide a written plan with contractor estimates and timelines, and ask your lender and title company about an escrow hold until work is complete.