How to Check If a Property Has Open Permits in Florida

Checking for open permits on a Florida property is something every homebuyer, seller, and homeowner should know how to do. An open permit — a permit that was pulled but never received a final inspection — can delay a home sale, trigger lender requirements, and cost thousands to resolve. The good news is that most Florida counties offer free online permit search tools. Here's exactly how to check in the counties that matter most.

Why Should You Check for Open Permits?

Open permits are one of the most common surprises in Florida real estate transactions. They surface during title searches and can derail a sale weeks before closing. If you're buying a home, checking for open permits during due diligence protects you from inheriting someone else's unfinished business. If you're selling, finding open permits early gives you time to resolve them before they become a negotiation issue. We cover the full impact in our guide on open permits and your Florida home sale.

How Do You Search for Open Permits by County?

Each Florida county maintains its own permit database. Here's how to search in the most-populated counties:

How to Check Permits in Hillsborough County

Hillsborough County uses the Accela Citizen Access portal. Go to the county's building services page, click the online permit search, and enter the property address or folio number. The system shows every permit ever pulled on the property, its status (open, closed, expired), and inspection history. Look for any permit with a status other than "Finaled" or "Closed" — those are your open permits.

How to Check Permits in Pinellas County

Pinellas County offers permit searches through their online building services portal. Enter the address and review the permit history. For properties within municipalities like Clearwater, St. Petersburg, or Largo, you may need to search the city's system separately — municipal permits won't always appear in the county database.

How to Check Permits in Other Florida Counties

The process is similar across the state:

• Pasco County: Use the ePermitting portal. Search by address or permit number.
• Polk County: Search through the Building Division's online portal.
• Lee County: Use the eLee ePermitting system.
• Orange County: Search through the Building Division's permit search tool.
• Miami-Dade County: Use the iBuild portal for permit searches.
• Broward County: Search through the county's ePermits system.
• Duval County (Jacksonville): Use the city's building inspection portal.

If you can't find the property in the county database, it may be within an incorporated city that handles its own permits. Call the county building department and ask which jurisdiction covers the address.

What Should You Look for in a Permit Search?

When reviewing permit records, pay attention to:

• Permit status: "Open," "Active," or "Expired" permits are problems. "Finaled," "Closed," or "Completed" permits are good.
• Inspection history: Check whether all required inspections were completed and passed. A permit with a passed final inspection but no "Finaled" status may just need a phone call to the building department.
• Permit type: A failed or open inspection on a roof permit or electrical permit is more serious than an open fence permit, though all should be resolved.
• Date: Very old open permits (10+ years) may qualify for simplified closure programs in some counties.

What If You Find an Open Permit?

If your search reveals an open permit, don't panic — or an expired permit, which carries its own complications (see what happens when your permit expires). The resolution process is usually straightforward:

• Contact the building department and explain you have an open permit you'd like to close
• Schedule a final inspection — if the work was done properly, this is often all that's needed
• Make corrections if the inspector finds issues, then schedule a re-inspection
• Get written confirmation once the permit is closed

For more detail on the costs and process, see our open permits guide. If the work was never done at all (the permit was pulled but work never started), you can typically request the building department void or close the permit administratively.

Should You Hire a Municipal Search Company?

If you're actively in the process of buying a home and have discovered permit issues, our guide on handling permit issues when buying a Florida home walks through buyer vs. seller responsibility and negotiation strategies.

For home sales, many title companies recommend (or require) a professional municipal lien search. These companies check not just building permits but also code violations, utility liens, special assessments, and other municipal issues that a standard title search doesn't cover. The cost is typically $150–$300 per property, and the turnaround is 1–2 weeks. It's money well spent when buying a home in Florida — especially in older neighborhoods where permit records may be incomplete.

Skip the headache — tell us about your project and we'll match you with a licensed permit pro in your county.