Open Permits and Florida Real Estate Closings: What You Need to Know

Few things derail a Florida real estate closing faster than an open permit discovered during title search. Understanding what open permits are, why they matter, and how to resolve them quickly is essential in Florida's active construction market.

What Is an Open Permit?

A building permit is "open" when it has been issued but never properly closed out. This happens when construction is completed — or abandoned — without obtaining a final inspection and a certificate of completion from the local building department. Open permits are common in Florida for several reasons:

• Previous owners performed work and obtained permits but never scheduled the final inspection
• Contractors pulled permits and completed structural work but never called for final MEP inspections
• Hurricane or storm damage repairs were permitted but final inspections were skipped once immediate repairs were done

Why Open Permits Surface at Closing

Florida title companies conduct thorough reviews of building department records as part of the title search process. Any open permit — regardless of age — will be flagged. Lenders typically will not issue a mortgage commitment on a property with an unresolved open permit, because it represents an unknown liability.

How to Resolve an Open Permit in Florida

• If the work is complete and code-compliant: Schedule the outstanding final inspection. Tew & Taylor can often schedule same-day and submit closeout documentation within days.
• If the work is incomplete: Complete the outstanding work, then schedule inspections. A new contractor can take over the permit in most Florida jurisdictions.
• If the work doesn't meet current code: Options include bringing the work into compliance, applying for a variance, or pursuing an alternative method approval.

How Long Does Resolution Take?

For straightforward cases — a missing final inspection on completed, code-compliant work — Tew & Taylor can often complete the inspection and provide documentation to the title company within 3–5 business days. This is dramatically faster than waiting in a municipal inspection queue, which can run 2–3 weeks in active Florida markets.

Contact us with the permit number and municipality and we'll give you a realistic assessment.