Open Permits and Your Florida Home Sale: How to Find and Close Them

An open permit is a building permit that was pulled but never received its final inspection and closure. In Florida, open permits are one of the most common surprises that derail home sales. They show up during title searches, and buyers (and their lenders) typically require all open permits to be resolved before closing. If you're selling a home in Hillsborough, Pinellas, Pasco, or any Florida county, checking for open permits should be one of the first things you do.

What Is an Open Permit?

An open permit is a building permit that was issued by the county but was never finalized — meaning the required inspections were never completed or the permit was never officially closed out. This can happen for several reasons:

• The contractor finished the work but never scheduled the final inspection
• The contractor pulled the permit but never started or completed the work
• The work was done and inspected, but the county's records were never updated
• The homeowner pulled an owner-builder permit and forgot to close it out

Open permits are not the same as unpermitted work. An open permit means someone went through the proper channels but didn't finish the process. The fix is usually simpler than dealing with fully unpermitted construction.

How Do You Find Open Permits on a Florida Home?

There are several ways to check for open permits on a property in Florida:

• County building department website: Most Florida counties have online permit search tools. In Hillsborough County, you can search permits through the Accela Citizen Access portal. Pasco County uses ePermitting. Pinellas County also offers online permit search.
• Call the building department: If the online search isn't clear, call the county building department directly with the property address or folio number. They can tell you if any permits are open.
• Title search: A title company will often flag open permits during the title commitment process. This is how most sellers discover them — unfortunately, it's usually late in the transaction.
• Municipal search company: In Florida, you can hire a company that specializes in municipal lien searches. They check not just permits but also code violations, utility liens, and other potential issues.

If you're planning to sell your home, check for open permits before you list. Finding out about an open permit during the contract period puts you in a weak negotiating position and can cause closing delays.

How Do You Close an Open Permit in Florida?

Closing an open permit in Florida depends on the type of work and how old the permit is. Here's the general process:

• Step 1: Contact the county building department — Explain that you have an open permit and need to close it. They'll tell you what's needed — usually a final inspection.
• Step 2: Schedule the inspection — If the work was completed correctly, a final inspection is all you need. The inspector will verify the work meets the code that was in effect when the permit was issued.
• Step 3: Make corrections if needed — If the inspection reveals code violations, you'll need to hire a licensed contractor to fix them, then schedule a re-inspection.
• Step 4: Get the permit closed — Once everything passes, the county closes the permit in their system. Get written confirmation.

For very old permits (10+ years), some counties have streamlined processes. Lee County, Polk County, and Orange County have all implemented programs at various times to help homeowners resolve aged open permits more easily. Ask the building department about any available expedited closure programs.

How Much Does It Cost to Close an Open Permit?

Costs to close an open permit vary depending on the situation:

• If the work passes inspection: Typically just a re-inspection fee of $25–$100
• If corrections are needed: The cost of the repairs plus re-inspection fees. This can range from a few hundred dollars for minor issues to several thousand for significant code violations.
• If the original contractor is gone: You'll need to hire a new contractor to take over the permit or apply for a new one. Some counties charge a "change of contractor" fee.
• Expired permits: If the permit has expired (typically after 6–12 months of inactivity), you may need to pay a renewal fee or apply for a new permit entirely.

Can You Sell a Florida Home With an Open Permit?

Technically yes, but it's difficult. Most title companies will flag open permits as an exception in the title commitment, and most buyers' lenders will require the permits to be closed before funding the loan. Cash buyers may be willing to close with open permits, but they'll almost certainly want a price reduction to cover the cost and risk of resolving the issue. If you're facing financial pressure on top of permit issues, Florida Foreclosure Help offers free guidance for Florida homeowners navigating difficult situations.

The smarter approach is to find and close all open permits before listing your home. This removes a potential deal-killer and positions you as a seller who takes care of their property — which gives buyers confidence and keeps your transaction on track. If you need help navigating the sale, The NOW Team at REMAX Collective specializes in Tampa Bay real estate and can guide you through the process.

What's the Difference Between an Open Permit and Unpermitted Work?

An open permit means a permit was pulled but never closed. The county has a record of the project, and you can usually close it with a final inspection. Unpermitted work means no permit was ever pulled — the county has no record of the project. Unpermitted work requires an after-the-fact permit, which costs more and may require opening walls or structures so the inspector can verify code compliance. Either way, you'll need to file a Notice of Commencement if the remediation work exceeds your county's threshold.

Both can create problems during a home sale, but open permits are generally easier and cheaper to resolve than fully unpermitted work.

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