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Permit Research & Due Diligence
Know what a property’s records say before you close, lend, list or bid. We pull the permit, zoning, code enforcement and inspection history and explain what it means for your plans.
Permit research in Florida is often the difference between a smooth closing and an expensive surprise. Records for a single property can be spread across a city building department, the county, the zoning office and code enforcement, each with its own search system and its own naming conventions. An enclosed patio with no permit, an addition that never got a final inspection, or a use that the zoning does not allow can all sit quietly in those records until a buyer, lender or building official finds them.
We do that digging for you. Instead of a stack of printouts, you get a clear summary of what we found, where it came from and what it may affect, so you can decide what to negotiate, what to fix and what to walk away from.
A list of the permits on file for the property, their status and the work they covered.
Identification of permits that never closed. If you need them resolved, see our open and expired permits service.
Confirmation of what certificate of occupancy or certificate of use is on record and for what use.
The zoning district, future land use designation and what they allow for your intended use.
Open or past violations, notices and liens connected to code enforcement cases.
Which inspections passed, failed or never happened on each permit.
When the research points to a project, we can take it from there through our permit expediting services for residential and commercial projects.
Check for unpermitted work and open permits before the inspection period ends.
Test a site against zoning and permitting requirements before committing capital.
Spot permit problems early so they do not surface days before closing.
Get documented permit, CO and code enforcement findings for a file or a loan decision.
Know the permit history and likely requirements before pricing the work.
Find out what is already on record before applying for a new permit.
Our research is a records review. It is not a legal opinion, a title search, a survey or a physical inspection of the property, and it does not replace advice from your attorney, title company or engineer.
Permit records are kept by the building department that has jurisdiction, which may be a city or the county. Many offer online search, but older records are often incomplete online and may require a records request. We search the relevant departments and pull the history for you.
Not always. A standard title search focuses on recorded documents, and open permits are generally kept in building department records rather than recorded as liens. Many buyers order a separate permit or municipal lien search for that reason.
Compare what exists on the property with what the permit history shows. An addition, garage conversion, new windows or a replaced roof with no matching permit is a red flag worth asking the seller about before closing.
The future land use designation comes from the local comprehensive plan and sets the general type and intensity of development. Zoning applies the detailed rules, such as allowed uses, setbacks and height. Both need to support what you plan to do with the property.
Flood zones come from FEMA flood maps, which can be searched by address. The flood zone can affect insurance, design requirements and how much renovation is allowed before an older building must meet current flood requirements, so it is worth checking early.
Send us the property address and what you need to know. We will scope the research and send a flat-rate quote.