Seller Checklist: Permits, Trees and Pre‑List Tasks

Thinking about listing your Brookhaven home? One of the fastest ways a sale can stall is a surprise permit issue, an open inspection, or a tree violation discovered right before closing. You want clean photos, confident buyers, and a smooth path to the finish line. This checklist shows you exactly what to verify, who to call, and which repairs to complete so you can list with confidence. Let’s dive in.

Brookhaven prep: why it matters

Buyers and lenders look for proof that major work was permitted and finaled. They also care that safety systems are in good shape and that any exterior or tree work follows local rules. In Brookhaven, the City handles building permits and inspections, while some older or county-level records may sit with DeKalb County. If your home is in an HOA or a historic or overlay district, separate approvals can apply.

Clearing these items before you list reduces the risk of delays, price retrades, or last-minute credits. It also gives your marketing a boost because you can present a clean file of permits, repairs, and service records.

Permits: what to gather

Start by assembling everything you already have on hand. Create a single digital folder that includes:

• Copies of all building permits tied to the property.
• Final inspection approvals and any certificate of occupancy or completion.
• As-built or approved plans for additions or major remodels.
• Invoices, receipts, and contractor information for permitted work.
• Any notices of code violations, stop work orders, or open municipal cases.

If you are missing documents, do not worry. The next step is to verify official records.

Permit status: how to verify

• Contact City of Brookhaven Development Services to request permit history and whether permits were finaled for your address. Ask for final inspection reports or a closure letter if available.
• If work predates Brookhaven’s incorporation or was handled at the county level, contact DeKalb County’s permit records office.
• For older properties, check both City and County records to bridge gaps. Use your parcel number if the address has changed.
• Confirm that required final inspections are complete. If not, ask what is needed to schedule final inspections and close permits.

Common permit triggers

Every home is different, but these items often require permits or approvals. Verify locally for your situation:

• Room additions, dormers, or structural changes.
• Kitchen or bath remodels involving plumbing or electrical work.
• Roof replacements.
• Rebuilt or added decks, porches, or patios.
• Pools and spas.
• Driveway changes, certain retaining walls, and significant grading.
• HVAC systems, water heaters, and other major mechanical replacements.
• Conversions like garages to living space or accessory dwelling units.

Found unpermitted work?

If you uncover work that should have been permitted, take a proactive approach:

• Get a written estimate from a licensed contractor to bring the work into compliance.
• Ask the City whether a retroactive permit is possible and what corrections are required.
• Disclose the situation early and discuss options with your listing agent and, later, the buyer and closing attorney. Options include correcting work before listing, obtaining retroactive permits, or negotiating a credit or escrow at closing.

Trees: check rules first

Brookhaven and parts of DeKalb County have tree protection and landscape rules that affect removal, major trimming, and grading. Before touching a significant tree, confirm the following:

• Whether your property is under City of Brookhaven rules, DeKalb County rules, an HOA, or any historic or overlay district.
• Which trees on your lot may be classified as protected based on size or species.
• Rules for right-of-way or street trees that the City may manage.

Unpermitted removal can lead to fines and required replacement or mitigation. Always verify first.

Tree permits: steps to follow

• Do not remove or heavily trim significant trees until you confirm whether a permit is needed.
• If a permit is required, prepare the documentation: a simple site plan marking tree locations, photos, and an arborist report if needed. Include a mitigation or replacement plan when required.
• For emergency removals of hazardous trees, document the hazard with photos and an arborist statement. Notify the City per its emergency protocol and follow up with any after-the-fact paperwork if required.
• Confirm the process for street trees. Many cities manage these directly and require approval before any work.

Bring in the right pros

Tree and landscape work can be technical. Consider engaging:

• An ISA-certified arborist or a local tree service familiar with Brookhaven and DeKalb permitting.
• A landscape architect or civil engineer if you plan significant grading, drainage work, or new retaining walls.

Professional guidance speeds approvals and keeps your project compliant.

Pre-list inspections to order

A few targeted inspections can help you fix issues before buyers find them. This reduces renegotiations and shortens contract timelines.

General home inspection

A whole-home inspection catches safety items, aging systems, and deferred maintenance. Use it to make a clear fix list.

Roof inspection

Confirm remaining life and whether repairs are needed. Roof condition is a common lender and buyer concern.

Electrical assessment

Older wiring types, missing GFCIs, and panel issues draw attention. A licensed electrician can identify and correct safety concerns.

Plumbing and sewer scope

For older homes, a sewer camera scope can reveal root intrusion or damaged lines. Finding this now prevents major surprises later.

HVAC service

Have systems serviced and documented. A clean service record helps buyers feel confident.

Termite or WDI inspection

If indicated for the property or required by the buyer’s loan, have this checked and remediated upfront.

Repairs to prioritize

Focus on items that can derail a sale or slow underwriting.

• Safety and code issues such as hazardous wiring, gas leaks, or structural concerns.
• Open permits that need final inspections. Get them closed.
• Exterior issues tied to compliance and curb appeal, such as handrails, steps, broken sidewalks, pool barriers, or fences.
• Drainage or grading problems that can trigger complaints or buyer walkaways.
• Repairs connected to previously permitted work so you can show a clean, closed file.

Document all work with invoices, photos, and permits so buyers and the title team can review easily.

Documentation and disclosure

A clear, organized file builds buyer trust and speeds closing.

• Keep copies of permits, final inspection sign-offs, and any completion certificates.
• Store before-and-after photos, contractor licenses and insurance, and warranties.
• Review Georgia and local disclosure requirements and complete the seller property disclosure accurately.
• Make sure MLS disclosures reflect known issues and the status of permitted or unpermitted work.
• Involve your title company or closing attorney early if you suspect any permit or code violation that could become a title exception.

Sample timeline and workflow

Every property is unique, but this framework helps you plan.

• Weeks 0–1: Gather seller files, parcel ID, prior permits, and HOA or overlay rules. If possible, request a preliminary title review.
• Weeks 1–2: Request a municipal permit search via Brookhaven Development Services and, if needed, DeKalb County. Book inspections and an arborist consultation if tree work is likely.
• Weeks 2–4: Complete priority repairs. Submit any required building or tree permits. Schedule inspections and work toward final sign-offs.
• Weeks 4–6+: Allow for municipal review and any corrective work. If a retroactive permit is required, plan for extra time.

Timelines vary based on workload, complexity, and inspector availability, so build in cushion before you schedule photos and go live on the MLS.

Common pitfalls to avoid

• Unpermitted additions discovered late. Remedy: explore retroactive permitting, complete corrections, or negotiate a credit or escrow, and disclose early.
• Tree removal without approval. Remedy: contact the City arborist immediately, document the hazard if applicable, and pursue an after-the-fact permit or mitigation plan if allowed.
• Open permits not closed. Remedy: coordinate with contractors to finish punch lists and request finals. Obtain written closure documents.
• Confusion over City vs. County records. Remedy: check both Brookhaven and DeKalb County records, and confirm the correct parcel.
• HOA or historic overlay denial. Remedy: verify HOA and overlay requirements early and submit applications before listing.

Your next steps

• Pull and organize all existing permits, finals, plans, invoices, and warranties.
• Request official permit history from City of Brookhaven, and DeKalb County if needed.
• Schedule a general home inspection, roof check, electrical and plumbing assessments, HVAC service, and a termite inspection if indicated.
• Consult an ISA-certified arborist before any significant tree work.
• Complete safety and code repairs, and close open permits.
• Assemble a clean digital file to share with buyers and your closing team.

When you want a smooth, well-documented sale, having an organized pre-list plan makes all the difference. If you would like a local, hands-on strategy and a data-forward marketing plan for Brookhaven, reach out to Ginger Pressley with Ansley Real Estate | Christie’s International Real Estate. Call or email Ginger to start your listing consultation.

FAQs

What permits matter most for Brookhaven closings?

• Buyers and lenders often look for finaled permits and inspection sign-offs for additions, structural changes, kitchens and baths with system updates, decks, pools, roofs, and major mechanicals.

How do I verify if my deck or roof was permitted?

• Request permit history and final inspection status from City of Brookhaven Development Services; if work predates the City, also check DeKalb County records.

Do I need approval to remove a large tree?

• Significant removals can require permits or approvals, especially for protected trees or street trees; verify rules with the City or County before any work.

What if I discover unpermitted work before listing?

• Get a licensed contractor’s estimate, ask about retroactive permits and required corrections, disclose early, and decide whether to remediate pre-list or negotiate at closing.

Which pre-list inspections offer the best ROI?

• A general home inspection, roof check, electrical and plumbing assessments, HVAC service, and termite inspection often prevent renegotiations and speed underwriting.