Common questions, direct answers.

An open permit, unresolved violation, enforcement order, or recorded lien can affect a current owner or future property transaction even when the original work was performed by someone else. The precise legal effect depends on the municipal record, recorded documents, contract terms, and type of enforcement matter. Permit Solutions can coordinate the compliance process, while legal and title questions should be reviewed by qualified professionals. Many of our cases come through this exact situation, and comparable matters are frequently resolvable.

It is possible, but often complicated. Open Notices of Violation can be identified during title review, four-point inspections, and lender underwriting; some lenders and title insurers require resolution before closing. The practical answer for most owners is to resolve the violation before listing. Comparable straightforward violations often resolve in roughly 6–12 weeks, though the schedule depends on the notice, municipal record, and jurisdiction.

An after-the-fact permit is the legal pathway for permitting existing work — work built without the required permit that now needs to be brought into compliance. Depending on jurisdiction, an after-the-fact application may carry increased permit fees, investigative charges, penalties, professional fees, and inspection costs, and is subject to inspection against current code. Many existing structures are legalizable through this path; some require modification and, less often, removal.

A permit was pulled and issued, but the final inspection never closed the file. The permit remains on the property record as "open" — and shows up in title searches, refinance underwriting, and building recertifications. Comparable open permits are often resolvable in roughly 4–8 weeks, but the schedule depends on the municipal record, missing documents, and reviewer response.

We work directly with property owners. Contractors and licensed expediters have their own established procedures for filing new permits through Miami-Dade and the municipalities. Property owners come to us because the case requires more than paperwork — typically violation resolution, after-the-fact permitting, or stalled projects.

For simple new permits (fences, small structures), initial plan review is typically 24 hours to 10 business days. Add 1–3 weeks for revisions and final inspection. For violation resolution and after-the-fact cases, the timeline depends on complexity — straightforward cases close in 6–10 weeks, complex cases involving engineering and recertification can take 4–6 months. We tell you on day one which case you have.

Each engagement is quoted in writing at intake. The estimate reflects the case complexity, the deliverables required (drawings, engineering, surveys), and the resolution path. Engineering and surveyor fees, when required, are quoted separately and flow directly to those professionals. We provide a written estimate before any engagement begins — no surprises.

Often yes, especially for fences, additions, and any work near setback lines. If you don’t have a current survey we’ll let you know during intake and connect you with a licensed surveyor in our network.

For pergolas, terraces, enclosed structures, and most additions: yes. We coordinate engineering through licensed Florida PEs in our network. The engineering fee is separate from our coordination fee and we’ll quote it as part of your intake.

All of Miami-Dade and Broward counties. In Miami-Dade: Miami-Dade Unincorporated, City of Miami, Coral Gables, Coconut Grove, Pinecrest, Palmetto Bay, Cutler Bay, Kendall, Homestead, Hialeah, Doral, Miami Beach, South Miami, Aventura, North Miami, and Miami Springs. In Broward: Broward Unincorporated, Fort Lauderdale, Hollywood, Pompano Beach, Coral Springs, Pembroke Pines, Davie, Plantation, Sunrise, Miramar, Weston, Deerfield Beach, and surrounding municipalities.

Submit the intake form, upload your violation notice or permit document if you have one, or call 305-600-9422. A specialist responds within one business day with the resolution path and a written estimate.

An issued permit may remain unresolved on the property record until it is properly finaled, expired, cancelled, voided, or administratively closed under the jurisdiction's procedures. The available closeout method depends on the permit status, age, inspection history, scope, and municipality — which is why open permits surface during title searches years after the work was completed.

Miami-Dade's building recertification program under Section 8-11(f) generally begins at 30 years for inland buildings and at 25 years for qualifying coastal buildings (within approximately 3 miles of the coast), with additional recertification at 10-year intervals. A licensed Florida engineer or architect performs the required structural and (where applicable) electrical inspection, and the report is filed with the Building Official. If deficiencies are identified, there is a defined cure period to resolve them or the property may be cited as an unsafe structure. Requirements depend on building type, height, use, location, jurisdiction, and applicable state and local rules.

It is possible, but buyers, lenders, and insurers frequently identify unpermitted work during inspection and underwriting, which can stall or re-price a deal. The practical answer for most owners: legalize the unpermitted work through an after-the-fact permit before listing. Comparable pergolas, decks, and small additions can often be legalized in roughly 8–14 weeks, though the schedule depends on documentation, engineering needs, and the municipal review queue.

Depending on the governing ordinance, violation history, hearing status, enforcement order, and jurisdiction, civil penalties or daily fines may be imposed once the cure period expires. Amounts, commencement dates, appeal rights, cure periods, and mitigation processes vary by municipality and case type and must be confirmed from the notice, municipal record, and applicable law. Some municipalities also apply higher tiers for repeat or serious violations. We review the notice and case record before estimating exposure and, where appropriate, coordinate mitigation at the Code Enforcement hearing.

Open permits can complicate or delay a refinance. Underwriters frequently flag them during title review and many lenders will require the permit be closed, voided, or otherwise addressed before funding — sometimes escrowing the estimated cure cost as an alternative. The specific effect depends on the lender, title underwriter, and property condition. The faster path in most cases is to close the permit; comparable straightforward closeouts often complete in roughly 4–8 weeks.

Yes for all three, with very few exceptions. Fences over 4 feet (Miami-Dade Unincorporated; varies by municipality), any pergola fixed to the ground or a structure, and any shed over 100 sq ft generally require a permit. Several municipalities (Coral Gables, Pinecrest) require permits at lower thresholds. Building without a permit triggers a violation; the after-the-fact pathway is more expensive than the original permit would have been.

HVHZ stands for High-Velocity Hurricane Zone — the special wind-loading code that applies to Miami-Dade and Broward counties under the Florida Building Code. It means every exterior product (windows, doors, roofing, fasteners, structural connectors) installed in this zone must carry a Florida Building Code-approved Notice of Acceptance (NOA). Plans get rejected when products lack current NOA documentation, even if the products are physically code-compliant elsewhere in Florida.

A four-point inspection is a Florida insurance underwriting inspection covering only four systems: electrical, plumbing, HVAC, and roof. It is required by most insurers for homes 25+ years old to issue or renew a policy. It is not a comprehensive home inspection — it is narrowly focused on the systems that drive insurance claims. Open permits, code violations, and unpermitted work often surface here even though the four-point itself does not test for them, because the inspector pulls the property record as part of the report.