What does it mean when a permit on my property is still open?
An open permit means the building department issued a permit for work on your property but never finalized it, so its record still shows the job as unfinished. In most cases that comes down to one or more inspections that were never called in, or a final inspection that was never passed and signed off.
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An open permit does not always mean the work is bad or incomplete. Sometimes the work was finished years ago and only the paperwork was left hanging — but the permit stays on the property record until it is properly closed out, and it often surfaces at a sale or a refinance.
How open permits happen
The Florida Building Code (section 105.1) requires a permit for most construction, alteration and repair work, and permits are issued by the city or county building department with jurisdiction over the property. Each permit comes with a set of required inspections; the permit is closed only when those inspections are done and the department finalizes it.
Permits are commonly left open when a contractor moves on, closes the business or is no longer reachable, or when a previous owner handled the work. Storm repairs, roof and window replacements and a renovation done by an earlier owner can all leave permits open on a Florida home.
A permit can also expire if too much time passes without an inspection. What an expired permit needs — renewal, revival, or a new permit application — varies by city and county, and the building department decides what each individual permit needs before it can be closed.
What you can check yourself
- Pull the permit historyAsk the building department with jurisdiction over your property for the full permit history by address. It will list each permit, the work it covered, and whether it is open, expired or finaled.
- Note which inspections are missingThe record usually shows which inspections were passed and which were never called. That list is the clearest picture of what stands between the permit and a close-out.
- Read the notice carefullyIf you received a code enforcement notice, note exactly what it cites, the compliance date and any hearing date. Those details and any questions about them go to the code office named on the notice.
- Look for the original paperworkClosing documents, contractor invoices, approved plans or an inspection card in the garage can tell you who did the work and what was approved.
- Compare the work to the approvalWalk the property and see whether what exists matches what the permit describes. Differences usually mean the inspector will want a closer look.
When to call us
Call us when the permit needs corrections, renewal, or a new permit pulled because the original contractor is gone — all of that needs a licensed contractor, and electrical, plumbing and air conditioning work is done by our Florida-licensed subcontractors, who pull that trade's permit. Have the notice, any order, the permit numbers and photos ready. We offer a free estimate: we read the notice with you, look at the property, tell you what the work involves and agree the price in writing before work starts.
We are a contractor, not a law firm. Questions about your own case — deadlines, hearing dates, fines and liens — go to the code enforcement office named on your notice, and legal questions go to a Florida attorney. You can reach us at (954) 906-7864.
What we will do
- Pull the permit historyWe get the record from the building department and identify each open or expired permit with the inspections it is missing.
- Check the work against the plansWe compare what is built to the approved plans so we know what an inspector will be looking at.
- Schedule inspections and make correctionsWe schedule the missing inspections and carry out corrections where an inspector requires them.
- Renew or re-permit where neededWhere a permit has expired or the original contractor is gone, we renew it or apply for a new permit under our licence.
- Work each permit toward closedWe follow each permit through and give you the paperwork to show the code office named on your notice.
Work by 360 Home Improvements, Florida Certified Building Contractor CBC1267336. Electrical, plumbing and AC work goes to our Florida-licensed subcontractors, who pull that trade's permit.
Related questions
- Can I close an open permit a previous owner opened?
- Open permits attach to the property record, so they usually end up with the current owner even when someone else opened them. The building department decides what each one needs — inspections, corrections, renewal or a fresh permit. Ask that department for the specifics on your address.
- What if the work is finished but never inspected?
- The inspection still has to happen for the permit to be finalized. Depending on what the permit covered, finished surfaces may need to be opened up so the inspector can see the work, then closed back up afterward.
- What does it cost to close out an open permit?
- It depends on the scope: how many permits are open, whether drawings or an after-the-fact permit are needed, whether finished work has to be opened up for inspection, materials, and whether licensed trade work such as electrical, plumbing or AC is involved. Our estimate is free and the price is agreed before work starts.
- Is an open permit the same as unpermitted work?
- No. An open permit means a permit was issued but never finalized; unpermitted work means no permit was ever pulled. Work already done without a permit generally has to be permitted after the fact, which can involve drawings and inspections.
This page is general information about Florida code enforcement, not legal advice. For questions about your own case (deadlines, hearing dates, fines or liens), contact the code enforcement office named on your notice, or a Florida attorney.
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Tell us what the notice says and where the property is, and we'll get back to you about the work it needs.
Code Violation Solver is run by 360 Home Improvements, a licensed Florida contractor. We fix the condition behind the violation; the code office named on your notice decides the case.