Open permits are one of the most common and frustrating issues in South Florida real estate. An unresolved open permit can delay or kill a home sale, block refinancing, and leave a property owner liable for work done by previous owners. Here is how to check for open permits on a property in South Florida — and what to do if you find one.
What Is an Open Permit?
An open permit is a building permit that was pulled for construction work but never properly closed out with a final inspection. Even if the actual work was completed years ago, if the final inspection was never scheduled and passed, the permit remains “open” in the county records indefinitely. Open permits stay attached to the property, not the person who pulled them — meaning current owners inherit open permits from previous owners.
Why Open Permits Are a Problem
Open permits can block a real estate closing, as title companies and lenders often require all permits closed before a sale. They can prevent refinancing, complicate insurance claims, result in accumulating fines in some municipalities, and block new permits from being issued on the property. For anyone buying or selling a South Florida property, checking for open permits is essential.
How to Check for Open Permits
Miami-Dade County
For unincorporated Miami-Dade and many municipalities, you can search permit records through the Miami-Dade County online permitting portal. Search by property address or folio number to see all permits on record and their status. Note that incorporated cities like Miami Beach, Coral Gables, and Hialeah maintain their own separate permit systems.
Broward County
Broward County municipalities each maintain their own building department records. You will need to check with the specific city where the property is located — Fort Lauderdale, Hollywood, Pembroke Pines, and other cities each have their own permit search systems.
Palm Beach County
Similarly, Palm Beach County has both a county building division for unincorporated areas and 39 incorporated municipalities, each with its own records. Check the specific jurisdiction where the property is located.
What the Records Show
When you search permit records, you will see each permit’s number, type of work, date issued, and current status. Permits marked as “final,” “closed,” or “CO issued” are fine. Permits marked “open,” “active,” “expired,” or “in progress” that are old may be problem permits requiring resolution.
What to Do If You Find an Open Permit
Resolving an open permit depends on the situation. If the work was completed to code, you may simply need to schedule a final inspection. If the work has aged significantly, the building department may require a licensed professional to inspect and certify the work, or new permits to bring it up to current code. If the original permit has expired, a new permit may be required entirely. Each case is different, and the process varies by municipality.
How IG Permit Expeditors Resolves Open Permits
IG Permit Expeditors specializes in open permit resolution throughout South Florida. We research the property’s complete permit history, identify exactly what each open permit requires to close, coordinate any necessary inspections or corrective work with licensed contractors, and manage the entire process through to a closed permit — clearing the way for your sale, refinance, or new construction. Call (305) 686-9924 or request a free consultation.