Have you discovered open or unpermitted work at your home in The Roads or Coral Way right as you plan to sell? You are not alone. Older homes and past remodels often leave a paper trail that is incomplete or missing. The good news: you can usually fix it with a plan, the right team, and realistic timing. In this guide, you’ll learn how to look up your permit history, choose the best path to legalize unpermitted work, and set a timeline that keeps your sale on track. Let’s dive in.
Confirm your jurisdiction first
Before you search anything, verify who regulates your address. The Roads and Coral Way sit inside the City of Miami, but some addresses in the greater Coral Way area fall under Miami-Dade County. Your jurisdiction decides where records live, which rules apply, and who will review your plans.
- City of Miami: Building Department and its ePermitting system.
- Miami-Dade County: Department of Regulatory and Economic Resources (RER), often called the iBuild or county permit portal.
Why this matters: buyers, lenders, and title companies treat open permits as encumbrances until resolved. Starting with the right agency avoids wasted time and wrong conclusions.
Look up permits and inspections
Follow this workflow to get a full picture of your property’s history:
- Establish jurisdiction
- Confirm City of Miami vs Miami-Dade County for your exact address. If unsure, call the building department or ask your listing broker to verify.
- Search online permit portals
- City of Miami: search by address or owner for permit numbers, types, dates, and inspections.
- Miami-Dade County (RER/iBuild): look up the same fields at the county level.
- Check supporting records
- Miami-Dade Property Appraiser: review the property record for notes, recent contractor activity, or recorded notices.
- County or City Clerk/Recorder: search for code enforcement liens, stop-work orders, or recorded Notices of Violation.
- Interpret key fields
- Status: Open, Closed/Finaled, Expired, or Canceled.
- Inspections: look for a Final inspection or a Certificate of Completion/Occupancy.
- Scope: structural, electrical, plumbing, mechanical, roof, remodeling, pool, etc.
- Dates: issuance, last inspection, and expiration.
- When records are unclear
- Contact the building department to request clarification or an official printout of permit status. For older work, ask about archived files or scans of the original permit card.
- Check for violations and liens
- Search code enforcement and the county clerk for any active cases or liens. Unresolved violations can block closing.
What your results mean
- Finaled or Certificate issued: this is the cleanest result and is accepted proof of closure.
- Open permit: inspections are missing or incomplete. You may be able to finish inspections and close it.
- Expired permit: you might reactivate it or pursue after-the-fact permitting, depending on local rules.
- No record but work exists: this likely requires an after-the-fact permit with as-built plans and inspections.
Cosmetic work like paint is often treated differently than structural or electrical changes. Electrical, plumbing, mechanical, structural, roofing, and additions are more likely to require permits and can trigger corrective work.
Legalize unpermitted work: your options
The right path depends on what you find and how the work was done. Here are the common routes sellers in The Roads and Coral Way use.
Close an open permit
- When it applies: a permit was issued but never received a final inspection.
- Typical steps:
- Review the record to see what inspections or corrections are missing.
- Complete any fixes and schedule the final inspection.
- Obtain a Final or Certificate of Completion.
- Timeline: days to a few months, depending on scope and inspector availability.
Renew or reactivate an expired permit
- When it applies: a permit expired, but the jurisdiction allows reactivation.
- Typical steps:
- Apply for reactivation or extension and pay fees.
- Complete remaining work and pass inspections.
- If reactivation is not allowed, switch to an after-the-fact permit.
- Timeline: several weeks to months, depending on plan review and corrections.
After-the-fact permit
- When it applies: work was completed without a permit.
- Typical steps:
- Hire a licensed contractor and, if needed, an architect or structural engineer for as-built drawings.
- Submit plans and an after-the-fact permit application for review.
- Make required corrections to meet current code, with special focus on life-safety and structural or electrical items.
- Pass inspections and receive the final.
- Outcomes:
- Approval and final closure.
- Required partial or full removal if work cannot meet code.
- Possible fines and administrative penalties.
- Timeline: a few months to 9+ months, depending on complexity and engineering.
Demolish and replace
- When it applies: noncompliant work cannot be feasibly corrected.
- Typical steps:
- Demolish the unpermitted portion with proper permits.
- Rebuild under a new permitted plan or leave it removed.
- Timeline: weeks to months.
Variance or zoning remedy
- When it applies: unpermitted work violates setbacks, lot coverage, or historic preservation rules.
- Typical steps:
- Apply for a variance or special exception and attend hearings as required.
- Timeline: often 3 to 9+ months due to reviews and public notice periods.
Escrow holdback at closing
- When it applies: you cannot complete closure before closing, and the buyer and lender agree to escrow funds for future corrections.
- Typical steps:
- Negotiate the holdback amount and terms with the buyer and lender.
- Title prepares an agreement with clear conditions for release.
- Timeline: the sale can close on schedule, but resolution may take months after closing.
Timelines and common delays
Set expectations early so you can plan your pricing and marketing.
- Quick fixes: 2 to 8 weeks for minor inspections, missing paperwork, or simple corrections.
- Moderate projects: 2 to 6 months for after-the-fact permits on nonstructural remodeling or basic electrical/plumbing corrections.
- Complex cases: 6 to 18 months for structural fixes, engineering, historic review, or variances.
Typical causes of delay:
- Incomplete or inaccurate as-built drawings.
- Structural or life-safety issues that need engineered solutions.
- Plan review backlogs at the city or county.
- Contractor scheduling and corrective construction time.
- Code updates since the work was performed.
Costs and closing impacts
- Permit fees: usually a smaller portion of total costs and vary by jurisdiction.
- Remediation or construction: ranges widely, from a few hundred dollars for minor fixes to several thousand or more for structural, electrical, plumbing, or removal and replacement.
- Fines and penalties: possible for unpermitted work, amounts vary.
- Title and lending: open permits can create title exceptions, and some lenders may not fund until permits are closed or escrowed. Recorded code liens must be resolved for clear title.
Practical tip: get written scopes and estimates from contractors before you list. You can then price confidently or present a clear remediation plan to buyers.
Seller checklist for The Roads
Use this pre-listing checklist to avoid surprises:
- Verify City of Miami vs Miami-Dade County jurisdiction for your address.
- Search both permit portals for your property.
- Request an official permit status letter or printout from the correct building department.
- Check the Miami-Dade Property Appraiser and county or city clerk for liens or recorded violations.
- Engage the right team: a licensed contractor, an architect or structural engineer for structural work, and an expeditor or permit specialist who knows local processes.
- If your home may fall under a historic overlay, consult the City of Miami Historic Preservation office early.
- Decide your path: aim to close permits before listing when feasible; if not, plan for disclosures and a possible escrow holdback.
- Complete required seller disclosures and be transparent about known permit issues.
- Collect documentation to share with buyers: estimates, timelines, inspection logs, and final certificates when achieved.
Disclosures and buyer communication
Clear disclosure builds trust and reduces last-minute negotiations. Document what you found, how you plan to fix it, and expected timelines. If you cannot resolve everything pre-listing, outline an escrow strategy with your attorney, title company, and the buyer’s lender.
Provide buyers with a neat file that includes permit status letters, contractor estimates, proof of completed corrections, final inspection logs, and the Certificate of Completion or Occupancy once issued.
When to bring in experts
Bring in professionals early if you see any of the following: structural changes, electrical or plumbing updates, additions, enclosure conversions, or any missing finals on prior permits. The right local team saves time during plan review and inspections.
Recommended roles:
- Licensed contractor experienced with after-the-fact permits in Miami.
- Architect or structural engineer for as-built drawings and engineered solutions.
- Expeditor or permit specialist who knows City of Miami and Miami-Dade workflows.
- Real estate attorney or title company to map title impacts and escrow options.
If you prefer Spanish, we are bilingual and ready to help. Hablamos español.
Ready to tackle permits the right way and sell with confidence in The Roads and Coral Way? Schedule a Personal Market Consultation with Unknown Company.
FAQs
Will an open permit kill a home sale in The Roads?
- Not automatically, but it often delays closing and may require you to close the permit or set up an escrow holdback, subject to lender and title policies.
Can I sell with unpermitted work using an escrow holdback?
- Sometimes, if the buyer and lender agree to escrow funds with clear conditions for release; many lenders still prefer permits closed before funding.
How do I prove a permit is closed in Miami?
- An official record from the building department showing the permit as Final or a Certificate of Completion or Occupancy serves as proof.
How long do after-the-fact permits take in Miami-Dade?
- Expect a few months for simple cases and up to 9+ months for complex scopes that need engineering, plan review cycles, or significant corrections.
What if my property is in a historic overlay in The Roads?
- You may need additional reviews and approvals through the City’s historic preservation process, which can add months for hearings and notices.
Who typically pays to fix permit issues when selling?
- It is negotiable, but sellers who resolve major issues before listing usually reach more buyers and reduce closing risk.
