Open permits show up on title searches and can delay or kill closings. With the right contractor, most open permit issues resolve in 4–8 weeks. We walk through the common scenarios and what to expect.
Open permits are one of the most common deal-killers in Florida real estate transactions. They surface on title searches, flag concerns with lenders, and create uncertainty that can unravel a closing that was otherwise on track.
The good news: most open permit situations can be resolved quickly if you act early and use the right contractor.
What Is an Open Permit?
A permit is "open" when it was issued but never closed — meaning the work may have been done, but the final inspection was never completed and the permit was never officially closed in the county's records.
This happens constantly in Florida. A contractor pulls a permit, does the work, and moves on to the next job. The homeowner doesn't know they're responsible for the final inspection. The permit sits open — sometimes for decades.
Why It Matters for Real Estate
Lenders and title companies treat open permits as clouds on the title. They represent unverified work: nobody officially confirmed the job was done correctly and to code.
Most Florida title insurance companies won't issue a clean policy on a property with open permits without: - The permit being closed before closing - Funds held in escrow until the permit is closed after closing - A specific exception noted in the title policy (which means reduced coverage)
Resolving Open Permits Before Closing
For most open permits, the path to resolution is:
- Pull the original permit records and understand what work was involved
- Engage a licensed contractor to assess the work and coordinate with the building department
- Schedule the final inspection (or missing intermediate inspections)
- Make any required corrections
- Permit closes
For permits where the work was clearly completed, this process often takes 2–4 weeks. For older permits, complex work, or situations where multiple inspections were skipped, allow 6–10 weeks.
Who Pays?
Typically the seller. In Florida contracts, open permits are generally a seller's obligation to resolve — though this is negotiable. Buyers can request price reductions, escrow arrangements, or walk away entirely if the permit situation is complex enough.
The cleanest approach for sellers: pull the permit history for your property before you list and address any open permits proactively.
The Bottom Line
Open permits in Florida real estate are common and manageable. The key is catching them early — before you're two weeks from closing — and having a licensed contractor who can move fast.
Questions about your specific situation? We're licensed Florida contractors — not a call center. Book a free 15-minute call and get a straight answer.
Questions About Your Situation?
We're licensed Florida contractors — not a call center.
Book a free 15-minute call and get a straight answer about your specific situation.