A-01Service

Open & Expired Permit Closeout

An open permit on the property record will stop a closing cold. We pull the full permit history, figure out exactly what each open record needs, and drive it to final inspection or administrative closure.

Closing in 30 days or less? This is the one to call about today.

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Who it's for

Sellers, buyers, realtors, title companies, estate attorneys

Turnaround

Research in 24-48 hrs. Closure typically 2-10 weeks depending on what the record needs.

Fee structure

Flat rate, quoted in writing before anything is filed

Cost

Quoted per project once we've seen the scope

01Scope of work

What's included

Full permit history pull on the folio, going back as far as the jurisdiction keeps records
A written record-by-record breakdown: what is open, why, and what closes it
Identifying which records can be closed administratively vs. which need inspection
Locating the original contractor of record, or documenting that they are gone
Scheduling and meeting inspectors on site
Re-inspection coordination when a first inspection fails
Final closure confirmation letter you can hand to the title company

What we need from you

Property address or folio number
Signed authorization letter from the owner (we send the template)
Your closing date, if there is one
Any permit paperwork you already have

Missing something on this list? Send what you have. We will tell you what else is needed before you pay anything.

02Sequence of work

How it actually goes

Records pull

We search the jurisdiction's permit records against the folio and build the full open-record list. Most owners are surprised by what turns up: permits pulled by prior owners, or by contractors who never called for final.

Triage

Every open record gets sorted into one of three buckets: closes on paper, closes on inspection, or needs a new permit to legalize work already done.

Closure plan

You get a written plan with a cost and time estimate per record before we run anything. No surprise invoices.

Execution

We file, schedule, meet inspectors, and handle corrections until each record reads closed.

Proof

Final confirmation from the jurisdiction, packaged for your title company or buyer.

03Questions we get

Straight answers

Can an open permit really stop my sale?

Yes. Most title companies in Miami-Dade and Broward run a permit search as part of the closing and will require open permits to be resolved or escrowed before funding. It is one of the most common last-minute closing derailments in South Florida.

What if the contractor who pulled the permit is out of business?

That is extremely common on older records. Depending on the jurisdiction and the permit type, the options are usually an owner-builder change of contractor, a new contractor of record taking over the permit, or an after-the-fact permit. We identify which path applies before you spend money.

The work was done 20 years ago. Does that matter?

It affects which code the inspector applies and whether the record can be closed administratively. Older records sometimes have easier paths. We check the specific record rather than guessing.