Top 5 Reasons You Might Have an Open or Expired Permit in South Florida
Introduction
When it comes to buying, selling, or renovating property in South Florida, open or expired building permits can be a major obstacle. Whether it’s a single-family home or a commercial property, unresolved permits can delay closings, lead to fines, or even trigger code violations. Understanding why permits remain open or expire is the first step to resolving the issue quickly.
Here are the top 5 reasons why your property may have an open or expired permit—and what you can do about it.
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1. Incomplete Inspections
Most open permits exist because a required inspection was never completed. In Florida, construction permits typically require multiple inspections at different stages of work (e.g., foundation, framing, roofing, final). If even one of these inspections is missed, the permit remains open indefinitely.
Reference: Florida Building Code (FBC) § 105.11 — "A permit becomes invalid if work is not commenced within 180 days, or if work is suspended or abandoned for 180 days."
2. Contractor Abandonment or Miscommunication
Sometimes contractors fail to close out permits after completing work—or worse, they abandon the project altogether. In many cases, property owners assume the job is done, not realizing a permit was never finalized.
Tip: Always request a copy of the closed permit from your contractor and verify it through your local building department.
3. Unpermitted Work Revealed During Property Sale
During title searches or property inspections, unpermitted work often comes to light. If previous owners did work without securing the proper permits, the city may retroactively issue one—or worse, flag the property for code violations.
Reference: Florida Statutes § 553.79(1) — Permits are required for any work that affects the structural integrity or systems of a building.
4. Expired Timeframes
Building permits in most South Florida municipalities expire if work is not completed within a specific timeframe—usually 180 days of inactivity. This is especially common in large renovations or projects that faced delays.
Reference: Florida Building Code § 105.4 — Work must commence and continue within defined periods, or the permit will expire.
5. Administrative Errors or Paperwork Delays
Sometimes, permits remain open due to simple administrative delays—missing paperwork, delayed inspection reports, or filing errors at the local building department.
Solution: A permit expeditor or professional permitting service can help track down missing documents and get your file back on track.
Why It Matters
Open or expired permits can:
Delay closings
Prevent refinancing
Trigger code enforcement actions
Reduce property value
Lead to fines or penalties
How to Fix It
At American Permitting Services (APS), we specialize in resolving open and expired permits across South Florida. We coordinate inspections, handle paperwork, and communicate with city officials to ensure your property is brought into full compliance—efficiently and affordably.
Final Thoughts
Open or expired permits are more common than you think, especially in older properties or those with multiple renovations. The good news? With the right team behind you, they can be resolved quickly and professionally.
Need help? Contact us today for a free consultation and let us handle the red tape for you.
