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An open permit from work someone did years ago is one of the most common reasons a Miami-Dade sale falls apart at the last minute. Here's what they actually do.
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Some houses need more than fresh paint. We have bought properties with unresolved probate, non-paying tenants, open permits, unsafe-structure violations, back taxes, major structural damage and demolition orders.
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Someone pulled a permit to do work — windows, a roof, an A/C changeout, an addition — and the job never got its final inspection. The work may be perfectly fine and finished years ago. On the county or city record, it is still open.
Sellers usually find out at the worst possible moment: after a contract is signed, when title or the buyer's lender runs the property and the closing stops.
A retail buyer is nearly always using a mortgage. Their lender and their title company want a clean record. Closing out an old permit means bringing the work up to whatever code applies now, getting an inspector back out, and sometimes hiring an engineer to certify work nobody witnessed. That's weeks, and it's money, and the seller is the one expected to spend both while a buyer waits and eventually walks.
We're buying with cash and we're doing work on the house anyway. Closing permits out is already part of what we do, so it's a line item on our side instead of an emergency on yours.
We bought a house in West Little River in 2023 with open permits on window work. Rather than push it back to the seller, we hired an engineer ourselves to inspect and certify the work so the permits could be closed out before we closed on the purchase. The seller didn't pay for it and didn't manage it.
We closed on a house in Allapattah carrying two open permits with violations attached — a roof and an air conditioning changeout — with a month-to-month tenant living in it. Any one of those three things would have been enough to end a conventional sale. All three together, and the house was effectively unsellable on the open market without months of work first.
We bought it as it stood, took the permits on as our problem from the day we closed, and kept the tenant. They seem like good people, and the plan is to improve the house around them so that staying is the easy choice. Buying an occupied property does not have to mean somebody loses their home.
The most severe thing the city can put on a building is an order to demolish it. Faced with one, most buyers either walk away or reprice the property as bare land, and tell the owner that is simply what it is worth now.
Sometimes that is true. Often nobody has checked. We have bought a Little Havana property carrying a demolition order on one of its three buildings, put our own attorney in front of the city before closing, and agreed a plan to repair the building rather than lose it. That plan is what made the purchase safe — we closed knowing exactly what was required rather than discovering it from an inspector afterwards.
The point for an owner is narrow but useful: before you accept that your building has to come down, find out whether anyone has actually asked. And that work belongs on the buyer's side of the table, at the buyer's expense.
Sometimes a structure genuinely has to go. Even then there is a decision worth understanding, because it is worth real money.
If the city carries out the demolition, the cost of the work and the fines attached to it are charged back against the property, and that total is normally a good deal higher than arranging the work privately would have been. On a Little Haiti parcel with two condemned shells on it, we reached an agreement with the city to demolish privately instead. It cost less, it moved faster, and it took two dangerous buildings down sooner than waiting for the city would have.
If you are sitting on a demolition order and hoping it resolves itself, that is the expensive option quietly becoming the default.
Code enforcement fines accrue daily, which is why owners are shocked by the totals. They attach to the property, so they follow the house rather than the person. In practice they get resolved at closing out of the proceeds — often negotiated down — and title clears.
The thing not to do is wait. A violation you ignore for another six months is a larger number, and the same is true of unpaid taxes.
Pull your own permit history before you talk to anyone. Miami-Dade and each city keep it online, and it takes ten minutes. Knowing what's open on your house is the difference between negotiating and being ambushed. If something's there, it doesn't change whether we'll buy — it changes how the closing is scheduled.
Not easily to a retail buyer with a mortgage — their lender and title company will usually require it closed out first. A cash buyer can take the property with the permit open and resolve it afterward, which is what we do.
In our purchases, we do. On a West Little River house in 2023 we hired the engineer ourselves to certify open window work so the permits could be closed.
Arranging it privately is normally far cheaper. When a city carries out a demolition, the cost of the work plus the fines attached to it are charged back against the property. On a Little Haiti parcel with two condemned shells we agreed with the city to demolish privately instead - it cost less, moved faster, and removed the danger sooner.
They attach to the property, so they're normally settled at closing out of the proceeds, and they can often be negotiated down. They don't stop a cash sale.
Yes. A demolition order does not always mean the building has to come down - sometimes a repair plan can be agreed with the city instead, but somebody has to do the work of finding out. We have bought a Little Havana property with a demolition order on one of three buildings by putting our own attorney in front of the city before closing and agreeing a plan to save it.
Yes. We closed on an Allapattah house carrying two open permits with violations attached, a roof and an air conditioning changeout, with a month-to-month tenant in place. We took the permits on as our problem and kept the tenant.
Selling a House in Probate · Inherited a House That Needs Work · When Heirs Disagree · Selling a Hoarder House · Stalled Builds & Unsafe Structures · Spotting a Real Cash Buyer · Inherited a Reverse Mortgage · Behind on an FHA Loan
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Selling a House in Probate · Inherited a House That Needs Work · When Heirs Disagree · Selling a Hoarder House · Open Permits & Violations · Stalled Builds & Unsafe Structures · Spotting a Real Cash Buyer · Inherited a Reverse Mortgage · Behind on an FHA Loan
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