Selling a home in Broward County can become complicated when an open building permit, expired permit, or unpermitted improvement is discovered. These issues sometimes go unnoticed for years, only to surface when a homeowner decides to sell.

The good news is that you can often sell a house with open permits in Florida. However, whether the transaction can close without first resolving those permits depends on the circumstances, the purchase contract, the buyer's financing, and the requirements of the parties involved.

If you're preparing to sell a home in Hollywood, Miramar, Weston, Plantation, Davie, Fort Lauderdale, Pembroke Pines, or elsewhere in Broward County, understanding your options before listing can help you avoid unnecessary delays and protect your home's value.

An open building permit generally means that a permit was issued for work on a property but has not been officially closed by the responsible building department.

For example, a homeowner may have hired a licensed contractor to replace a roof, install impact windows, or complete an electrical upgrade. The work was finished and paid for, but the required final inspection was never completed or properly recorded.

Common improvements that may involve open permits include:

• Roof replacements and repairs
• Air-conditioning system replacements
• Impact windows and exterior doors
• Electrical panels and wiring
• Plumbing and water heater installations
• Swimming pools and patio enclosures
• Room additions and garage conversions
• Structural modifications

An expired permit is not necessarily the same as an open permit. It may indicate that the permit's authorized period ended before its requirements were satisfied. Unpermitted work is different again: it involves improvements completed without obtaining a permit when one was required.

Each situation may require a different solution.

An open permit does not automatically prevent the transfer of a Florida property. However, unresolved permitting issues can create obstacles during a transaction.

A buyer may be concerned about whether improvements were completed correctly or whether additional expenses will arise after closing.

A mortgage lender may have requirements relating to the property's condition, safety, or outstanding work.

The closing agent, title insurer, or attorney may also identify issues requiring further investigation or documentation.

The result depends on the specific permit, applicable contract provisions, and the requirements of the transaction.

For this reason, I recommend researching known permit issues before placing a Broward County home on the market rather than waiting until a buyer is approaching closing.

One important detail homeowners should understand is that Broward County municipalities maintain their own permitting records and procedures.

A property in Hollywood may have a different search process than a property in Miramar or Weston.

Here are several official resources.

The City of Hollywood provides online building-permit search tools.

In August 2026, Hollywood transitioned new permit applications to its Accela Citizen Access system. Certain older permits remain accessible through the city's previous systems.

Visit the City of Hollywood Building Permit Portal.

The City of Miramar provides an online permitting system where property owners and contractors can review permit information, submit applications, and schedule inspections.

Visit the City of Miramar Building Permits and Inspections.

Weston provides online permitting services and access to permit-related resources.

Visit the City of Weston Permitting Services.

Fort Lauderdale offers online access to permit records and inspection information.

Visit the Fort Lauderdale Permit Search.

Important: A permit search is only the beginning. If a record is unclear, contact the building department with the permit number and property address to confirm its official status and what, if anything, remains outstanding.

Whenever practical, resolving an outstanding permit before listing the home may provide the cleanest path forward.

Depending on the situation, the process may involve obtaining records, arranging a final inspection, completing unfinished work, or hiring an appropriately licensed contractor.

The building department will determine what is necessary to close the permit.

A properly documented resolution can reduce buyer concerns and prevent permit-related negotiations from becoming an issue near closing.

Florida law provides certain options for addressing older permits.

Under Florida Statutes Section 553.79, a local enforcement agency may close a building permit six years after issuance, even without a final inspection, when it determines that no apparent safety hazards exist.

The law also includes provisions addressing substantially completed work under expired permits.

These are potential remedies, not automatic approvals. The building department must determine whether the conditions are satisfied.

If you discover an old permit associated with a previous homeowner, it may be worth investigating whether one of these provisions applies.

In some transactions, the seller and buyer may reach an agreement that allows the sale to proceed while a permitting issue is addressed.

Potential arrangements include a negotiated repair or permit-resolution credit, an extension of the closing date, or an escrow holdback established under appropriate written terms.

An escrow holdback is not automatically available. The buyer, lender, closing agent, and other required parties must agree, and the arrangement must satisfy their requirements.

In a Broward County transaction I handled, two unresolved permits created additional closing considerations. By coordinating the circumstances and negotiating a post-closing escrow holdback, we were able to complete the sale while providing for the remaining permit work.

That type of solution is highly dependent on the transaction and should never be assumed to be available.

Some buyers may be willing to purchase a property despite unresolved permitting issues, particularly when they understand the potential work and costs involved.

Investors and certain cash buyers may have more flexibility than buyers relying on mortgage financing.

However, selling to an investor is not necessarily the best financial outcome.

Before accepting a discounted offer, sellers should compare the potential proceeds with what they might receive through a properly marketed MLS listing.

The right strategy should balance sale price, closing certainty, expenses, and timing.

Florida law requires sellers to disclose known material facts that may affect the value of a property and that are not readily observable by the buyer.

An open permit, unpermitted improvement, or known code violation may qualify as a material fact depending on the circumstances.

Sellers should disclose known open permits, unpermitted improvements, and related issues as required by applicable law and their purchase contract.

Failing to disclose a known material issue can create legal exposure after closing.

If you are uncertain about your disclosure obligations, consult a licensed Florida real estate attorney before listing your property.

There is no single answer.

For example, an older improvement may require additional work, contractor involvement, engineering documentation, or corrections before approval.

The cost can depend on:

• The type and age of the permit
• The municipality's requirements
• Whether the work was completed
• Any outstanding inspections or corrections
• Whether the original contractor is available
• Whether new plans or professional evaluations are necessary

Before agreeing to a major price reduction because of an open permit, sellers should first establish what the actual problem is and obtain a reasonable estimate of the cost to resolve it.

A buyer's concern about an unknown expense should not automatically determine how much equity a seller gives away.

Not necessarily.

An AS IS contract generally addresses the property's condition and the parties' contractual rights and responsibilities, but it does not automatically clear municipal permit records or override lender requirements.

The specific purchase contract matters.

For example, the Florida Realtors/Florida Bar AS IS contract contains provisions requiring seller cooperation with certain permit-related investigations, while the standard residential contract includes different provisions addressing permit responsibilities and limits.

Before accepting an offer, both parties should understand whether any outstanding permits must be resolved, who will bear the associated costs, and whether the transaction can close with the issue unresolved.

Ambiguity at the beginning of a transaction can turn into an expensive disagreement later.

When I work with a seller who has an existing permit issue, my priority is to understand the problem before allowing it to interfere with the entire sale.

That means identifying the outstanding permit, contacting the appropriate building department, reviewing available documentation, and determining how the issue may affect the property and prospective buyers.

From there, the seller can evaluate the available options.

Sometimes resolving the permit before listing makes the most sense. Other times, a carefully negotiated agreement may preserve the transaction without requiring unnecessary delays or concessions.

The key is to make those decisions with accurate information rather than assumptions.

This is especially important when a home has other considerations affecting its sale, such as deferred maintenance, insurance concerns, code violations, liens, or an upcoming financial deadline.

For related information, read our guide on resolving title issues when selling a home in South Florida.

Yes, it may be possible. An expired permit does not automatically prevent a sale, although the buyer, lender, contract, or closing professionals may require the issue to be addressed.

Potentially, yes. Florida law provides certain protections for qualifying arm's-length purchasers and procedures for addressing permits associated with earlier work. The circumstances and applicable building-department requirements still matter.

Not necessarily. Traditional title searches focus on recorded property interests and encumbrances. Permit records are generally maintained by local building departments and may be reviewed through separate permit searches or municipal investigations.

It depends on the lender, the property, and the nature of the outstanding issue. Some permit problems may be acceptable to a lender; others may need resolution before closing.

No. You can speak with an experienced Realtor before resolving the permits. Understanding the market value of the property and the potential closing issues can help you decide which approach makes the most financial sense.

An open permit does not have to mean the end of your home-selling plans.

With the right preparation, professional guidance, and a clear understanding of the available options, many homeowners can move forward with a successful sale.

I'm Erik Granda, REALTOR®, with more than 21 years of South Florida real estate experience. Through Your Realtor For Life Team at Florida Grande Real Estate, I help homeowners throughout Broward County, Miami-Dade County, and Palm Beach County navigate home sales, including properties with more complicated circumstances.

Our team offers full-service home selling with a 1% listing-side commission, professional marketing, pricing guidance, negotiation, and support through closing.

If you're considering selling your property, I would be happy to review your situation and help you understand your options.

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Our advertised 1% commission applies to the listing side only, with a $3,500 minimum for properties selling below $350,000. Buyer-broker compensation, closing costs, and other expenses are separate and negotiable as applicable. Eligibility and terms are subject to a written listing agreement. This article is general information, not legal advice.

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