Open permits are one of the most common — and most misunderstood — issues that arise during Florida real estate transactions. They appear on title searches, trigger lender requirements, and can block closings entirely if not resolved quickly. Here is everything property owners, buyers, sellers, and real estate professionals need to know about open permits in Florida and how to get them closed.
What Is an Open Permit?
An open permit is a building permit that was issued for construction work on a property but never received its required final inspection and sign-off from the local building department. In Florida, a permit is not considered complete — and the project is not legally finished — until all required inspections have been passed and the building department has issued a Certificate of Completion or Final Inspection approval. When a permit remains in “open” status because the final inspection was never scheduled, failed, or the contractor abandoned the project before completion, it stays on the property’s record indefinitely as an open permit.
Why Do Open Permits Exist?
Open permits accumulate for a variety of reasons. Contractors sometimes abandon projects before completing final inspections. Homeowners complete permitted work but never schedule the final inspection. Previous owners pulled permits for work that was never completed. Permits expire — in Florida, most building permits expire after 180 days of inactivity — and the work was never finalized before expiration. In older properties, permits from decades ago may have been opened and forgotten before digital record-keeping made them easy to track.
Why Open Permits Are a Problem
Open permits create real, practical problems for property owners. They appear on title searches and must be disclosed in Florida real estate transactions. Many lenders will not fund a mortgage on a property with open permits — blocking refinancing and purchase financing. Real estate closings can be delayed or killed entirely when title searches reveal unresolved permits. Open permits also create uncertainty about whether the work was actually completed to code — a liability issue for sellers and a risk for buyers. And in some cases, open permits are accompanied by code violations that carry daily fines.
How to Resolve an Open Permit in Florida
The process for resolving an open permit depends on the type of permit and the current condition of the work. For permits where the work was completed correctly but the final inspection was never scheduled, resolution can be as simple as scheduling the inspection through the building department and passing it. For expired permits where work was completed, a re-permit application may be required along with a new inspection. For permits where work was never completed or was done incorrectly, a licensed contractor may need to complete or correct the work before an inspection can be passed. And for very old permits where records are incomplete, an as-built inspection or letter of completion from a licensed professional may be required.
How IG Permit Expeditors Resolves Open Permits
IG Permit Expeditors specializes in open permit resolution throughout Miami-Dade, Broward, and Palm Beach County. We research the specific status and requirements for each open permit, coordinate any required contractor work, submit any needed re-permit applications, schedule and manage all required inspections, and obtain the final documentation needed to close out the permit and clear the property record. Most open permits we handle are resolved within 2 to 6 weeks depending on complexity.
If you have discovered an open permit — whether during a real estate transaction, a title search, or your own research — call IG Permit Expeditors at (305) 686-9924 or request a free consultation online. We respond within 24 hours and can give you a same-day assessment of what is needed to close out your open permit.