Nothing stops a project—or a real estate deal—faster than an old, forgotten permit. For property owners, it’s a last-minute crisis that can cost you dearly. For contractors, it’s a frustrating roadblock that brings work to a halt. The rules around expired permits in South Florida can feel confusing, but they don’t have to be. Understanding when a permit expires and how to properly close open permits in Florida is key to protecting your investment and your timeline. We’ll show you exactly how to handle it.
In Florida, understanding permit renewals, extensions, and expirations is critical to keeping your project on track.
Why Permits Expire
Every county and municipality in Florida sets specific timeframes for how long a permit remains active. Typically:
- Work must begin within 6 months of the permit being issued.
- Permits often expire after 180 days of inactivity (no inspections called in).
- Certain projects may allow extensions if requested before expiration.
These rules are in place to ensure projects move forward safely and in compliance with updated codes.
Understanding Florida Building Permits
Before we get into the specifics of renewals and extensions, it’s helpful to have a solid grasp of what building permits are and why they matter so much. A building permit is an official approval issued by your local government agency that allows you or your contractor to proceed with a construction or remodeling project. It’s not just a piece of paper to hang on a window; it’s confirmation that your project plans comply with local ordinances, building codes, and zoning regulations. Think of it as a critical safeguard. This process ensures that all work is performed safely, protecting you, your family, and your investment from the risks of improper construction, like structural failures or fire hazards. It also creates an official record of all improvements, which is essential for insurance coverage and maintaining your property’s value.
The Purpose of a Building Permit
At its core, a building permit exists to ensure public safety and welfare. Local and state building codes are a set of minimum standards for construction, designed to make buildings safe and sound. The permitting process enforces these standards through plan reviews and on-site inspections. An inspector visits at key stages of the project—like before the foundation is poured or after the electrical wiring is installed—to verify the work is done correctly. This oversight is what prevents dangerous shortcuts and ensures your new addition won’t collapse or your new plumbing won’t leak. Without this system, there would be no way to guarantee that construction work meets professional standards, putting property owners and the public at risk.
Common Projects That Require a Permit
Many people are surprised by the wide range of projects that require a permit in Florida. It’s not just for building a new home or a major commercial structure. Generally, you’ll need a permit for most construction, alterations, repairs, or demolition. This includes common projects like replacing a roof, installing new windows, putting up a fence over a certain height, or building a backyard shed or swimming pool. Interior work isn’t exempt either; moving walls, reconfiguring plumbing, or making significant electrical changes all require a permit. Because the specific rules can vary between counties and cities, it’s always a good idea to check with your local building department before you start. Managing these different permit requirements is a crucial step in keeping your project moving forward without any surprises.
Permit Holder and Property Owner Responsibilities
While your contractor often handles the permit application, it’s important to know that as the property owner, you are ultimately responsible for ensuring all work is completed to code and the permit is officially closed. This responsibility doesn’t go away, even when you’ve hired a professional to manage the job. The permit holder, whether it’s you or your contractor, has a few key duties during the construction phase that keep the project in compliance.
Displaying the Permit
Once the permit is issued, the permit card or a copy must be posted in a visible location at the job site. This is usually on a front window or a temporary post where it can be easily seen from the street. This allows building inspectors, code enforcement officers, and even your neighbors to quickly verify that the work being done is authorized. Keeping it accessible is a simple but mandatory step in the process.
Scheduling Inspections
The permit holder is responsible for scheduling all required inspections at the proper times. These inspections happen at specific milestones in the project, and you cannot proceed to the next phase until the previous one has been approved. For example, you can’t put up drywall until the electrical and plumbing work inside the walls has been inspected. Missing an inspection can bring your entire project to a halt and may even require you to tear out completed work so it can be properly checked.
The Permit Application Process
Starting the permit process involves submitting detailed plans, drawings, and other required documents to your local building department for review. This is often the most challenging part for property owners, as each jurisdiction has its own unique set of forms and requirements. Once your application is submitted, plan reviewers from different departments (like structural, electrical, and plumbing) will check your plans to ensure they meet all relevant codes. If they find any issues, they will send back comments that must be addressed before the permit can be approved.
Application Timelines and Expiration
It’s vital to pay attention to the clock once your permit is issued. In most Florida jurisdictions, a permit expires if work doesn’t begin within 180 days. It can also expire if the project becomes inactive, meaning no inspections have been requested or approved for a period of 90 days. If you know you’re approaching an expiration date, some cities may allow you to request a one-time extension, but this must be done before the permit officially expires.
Permit Processing Times
A common question is, “How long will it take to get my permit?” While many cities aim to process applications within 30 business days, this timeline can change depending on the complexity of your project and the current workload of the building department. A simple project like a fence might be approved quickly, while a major renovation could take much longer. If you’re feeling overwhelmed by the paperwork and timelines, you can always request expert help to manage the entire process and keep your project on track.
What Happens If a Permit Expires
Letting a permit expire can trigger serious consequences:
- Stop-work orders that halt construction immediately.
- Fines or re-inspection fees to restart the project.
- Re-application requirements that may mean new drawings, new fees, or compliance with updated building codes.
- Insurance complications if work was performed under an expired permit.
In some cases, expired permits can even create roadblocks when selling a property, title companies and buyers often require open or expired permits to be cleared before closing.
Code Violations and Penalties
An expired permit is more than just a missed deadline; it’s a code violation. Once a permit expires, your project is no longer in compliance, and local building departments can issue a stop-work order, bringing all progress to a halt. This violation gets attached to your property’s record, which can cause issues down the line. For contractors, the consequences can be even broader. As some municipalities like Miami Gardens note, having expired permits on your record can prevent you from pulling new permits for other projects, effectively stalling your business until the old issues are resolved.
How Long a Permit Is Valid
In Florida, the clock starts ticking the moment a permit is issued. Generally, you have 180 days to begin the work. After that, the permit remains valid as long as you don’t have a 180-day period of inactivity, which is usually tracked by scheduled inspections. If 180 days pass without a successful inspection, the permit expires. It’s also important to know that you typically cannot get new permits for other work on your property until the expired one is closed out. Managing these timelines is a critical part of any project, and it’s one of the key areas where our permit expediting services can keep you on track.
Potential Fines for Violations
Letting a permit expire or working without one can lead to significant financial penalties. Fines vary by city and county but can quickly add up. You may face daily penalties until the violation is corrected, plus re-inspection fees and the cost of renewing or re-applying for the permit. In some cases, you might have to undo completed work if it doesn’t meet current codes. The costs aren’t just from the building department, either. For example, hiring an unlicensed contractor can result in a fine of up to $5,000. The total cost to close an old permit and correct any related issues can range from a few hundred to several thousand dollars, making proactive management essential.
How to Renew or Extend a Permit in Florida
Each jurisdiction has its own rules, but generally:
- You must request an extension before the expiration date.
- Extensions often require a fee and sometimes justification (e.g., supply chain delays, storm impacts, or contractor changes).
- Renewals may reset timelines, giving you additional days or months to complete inspections.
- Some municipalities cap the number of extensions you can request.
Because policies vary by city and county, it’s essential to verify requirements with the local building department.
Buying or Selling a Home with Permit Issues
Discovering an open or expired permit during a real estate transaction can feel like hitting a brick wall. Whether you’re the one selling or the one looking to buy, understanding the implications is key to a smooth closing.
A Seller’s Responsibilities and Options
If you’re selling your home, any open or expired permits are your problem to solve. In Florida, an expired permit isn’t just an oversight; it’s considered a violation, and the current property owner is always responsible for correcting it. Fixing the issue usually means applying for a new permit, which can involve digging up old plans and paying new fees. It’s a process that requires careful coordination with the local building department to ensure everything is brought up to code and officially closed out. Tackling this alone can be overwhelming, which is why many sellers seek expert help to manage the paperwork and inspections.
A Buyer’s Rights and Protections
As a buyer in Florida, you have important protections. Sellers are legally required to disclose any work done on the property without the proper permits. If they fail to do so and you discover unpermitted improvements after the sale, you may have grounds for legal action. Don’t rely solely on the seller’s disclosure. Before you close, it’s a smart move to check the local building department’s online records for the property’s permit history. This due diligence can save you from inheriting someone else’s costly mistakes and give you the leverage to negotiate repairs or a price reduction before you sign on the dotted line.
How Open Permits Affect a Property Sale
Open permits can seriously complicate a property sale. They often raise red flags for title companies, which may refuse to issue a clear title until all permit issues are resolved, effectively halting the closing process. This can lead to significant delays and may even cause the deal to fall through. Beyond the logistical headaches, unresolved permits can also lower your property’s market value. Being upfront with potential buyers about any permit issues is the best approach. Addressing these problems proactively not only prevents last-minute surprises but also shows that you’re a responsible seller. If you find yourself in this situation, getting a clear plan to resolve the permits is your first step.
Where Projects Go Wrong
Many projects run into trouble because:
- The contractor fails to call in inspections regularly.
- Paperwork for extensions is overlooked.
- Owners assume permits stay open until the project is “done.”
- Delays from weather, labor shortages, or supply issues push timelines past expiration.
This is where having an expert partner makes all the difference.
### Hiring the Right ContractorThe contractor you hire can make or break your project, and their qualifications go beyond a good portfolio. Their standing with the local building department is just as important. A contractor with a history of expired permits can create significant roadblocks, as some cities will not issue them a new permit until old ones are resolved—stopping your project cold. This is a real policy in places like Miami Gardens, which notes that a contractor’s past permit issues can prevent them from pulling new ones. Verifying that your contractor is licensed, insured, and in good standing is a non-negotiable step to avoid future headaches and ensure your project is completed safely and to code.
### Understanding Owner-Builder Permit RulesTaking on a project as an owner-builder can seem like a great way to save money, but it comes with serious responsibilities you need to understand upfront. The rules can be surprisingly strict. For example, if you get an owner-builder permit for specific trades like plumbing or electrical, you are legally required to perform all the work yourself. As the City of South Miami clarifies, you cannot hire subcontractors or even day laborers for these tasks. While a general building permit allows you to hire licensed contractors, you remain the responsible party for all their work. This means you are the one who must manage inspections and ensure everything meets code, placing the ultimate liability on your shoulders.
How All Florida Permits Can Help
Navigating permit renewals and expirations across Florida’s many jurisdictions can be overwhelming. That’s why All Florida Permits exists, to help contractors, developers, and property owners avoid costly delays.
We:
- Track permit expiration deadlines so you don’t miss them.
- Handle renewal and extension requests with the correct jurisdiction.
- Resolve expired permit issues, including re-applications and compliance with updated codes.
- Communicate directly with local building departments to save you time and stress.
Whether you’re managing a single home renovation or a large-scale commercial project, we ensure your permits stay active and compliant so your project keeps moving forward.
Permit expiration isn’t just an administrative detail, it can derail an entire project. By staying ahead of deadlines and knowing your renewal options, you can protect your investment, avoid penalties, and keep construction on schedule.
With All Florida Permits on your side, you’ll never have to worry about missing a deadline or dealing with expired permits alone.
Worried about missing a permit deadline? Don’t risk fines, delays, or expired approvals. Contact All Florida Permits today at (786) 883-1883 for expert help with renewals, extensions, and clearing expired permits so your project stays on track.
Frequently Asked Questions
My contractor was supposed to handle the permit, but it expired. Am I still responsible? Yes, you are. While your contractor is responsible for managing the project, the law ultimately holds you, the property owner, accountable for any permit violations tied to your address. An expired permit is a violation that attaches to the property itself, not the person who pulled it. This means it’s your responsibility to ensure it’s properly closed, even if the contractor is no longer on the job.
What’s the first step I should take if I discover my permit has already expired? The very first thing you should do is stop all work on the project immediately. Continuing to work under an expired permit can lead to a formal stop-work order and additional fines. Your next step is to contact your local building department to understand their specific process for resolving the issue. Each municipality has different rules, and they will tell you what’s needed to either renew the permit or apply for a new one to get back into compliance.
I’m trying to sell my house and just found an open permit from years ago. Can I still sell it? Technically, yes, but it will almost certainly cause major problems during the closing process. Title companies often won’t issue a clear title on a property with open or expired permits, which can halt the sale entirely. Your best option is to resolve the permit issue before you list the home. Being proactive prevents last-minute delays and shows potential buyers that the property has been properly maintained.
Is it better to get a permit extension or just apply for a new one? Requesting an extension is always the easier and more cost-effective path, but it must be done before the permit expires. An extension simply pushes the deadline out. If the permit has already expired, you don’t have that option. You’ll have to go through the more involved process of re-applying, which can sometimes require submitting new plans that conform to any building codes that have changed since your original permit was issued.
Can I just finish the last bit of work if my permit expired? It’s almost done. It’s a tempting shortcut, but you absolutely should not. Any work done while a permit is expired is uninspected and considered a code violation. An inspector could issue a stop-work order at any time, and you may face fines or even be required to tear out the work you just completed. To officially close the project, you need a valid permit for that final inspection, so it’s best to resolve the permit status first.
Key Takeaways
- Treat Your Permit Like a Ticking Clock: Most Florida permits expire after 180 days of inactivity. Ignoring this deadline can halt your project with stop-work orders, lead to fines, and create major headaches when it’s time to sell your property.
- You’re Ultimately in Charge, Even with a Contractor: Your contractor might handle the paperwork, but the law holds you, the property owner, responsible for making sure the permit is properly closed. Stay involved and confirm that inspections are being scheduled on time.
- An Extension is Easier Than a Re-Application: If you see a deadline approaching, request an extension before the permit expires. This simple step is far less expensive and time-consuming than having to start the entire application process over again under potentially new building codes.