Built for realtors & title companies
Permit Resolution for Realtors and Title Companies
You did nothing wrong. The lien search found a permit from 2018 that nobody knew about, and now a closing that was routine on Monday is in trouble on Wednesday. Here is how these actually resolve.
The problem
What actually costs you time
It surfaces late, by definition
Municipal lien searches happen near the end of the transaction. That is when open permits appear, which is exactly when there is no slack left in the calendar.
The lien search does not tell you the severity
A permit needing one final inspection and a permit needing a full after-the-fact filing look identical on a lien search report. One is a week; the other is a season. Nobody can advise the parties until someone pulls the actual permit record.
The original contractor is gone
Very common on older permits, and it changes the process — some jurisdictions require the permit holder to request the final inspection, so the file has to be untangled before anything can be scheduled.
Everyone wants a date
Buyer, seller, lender and both agents all need a date to make decisions. An optimistic guess that slips is worse than an honest longer estimate that holds.
What we take off your plate
- Same-day permit history pull on any Florida address
- A written scope, cost estimate and realistic timeline you can put in front of the parties
- The fastest legitimate resolution path identified — final inspection, reinstatement, or after-the-fact
- Documentation suitable for an escrow holdback where the calendar will not stretch
- Direct line for transaction files under deadline
- Status updates written so you can forward them without rewriting
- Pre-listing permit audits so the next one does not surface at closing
- Lunch-and-learns for brokerage offices on how these cases actually work
Questions from realtors & title companies
How fast can you tell me how bad it is?
Within 30 minutes of getting the address. The permit history tells us whether this is an inspection or an investigation, and that determines everything else — and on a transaction you need that answer today, not tomorrow.
Can a closing proceed with an open permit?
Sometimes, with an escrow holdback and a documented resolution plan, depending on the lender and title underwriter. What makes that workable is a credible written scope from someone who has read the permit record.
Do you offer pre-listing permit audits?
Yes, and they are the cheapest possible version of this problem. Running a permit history before listing turns a closing crisis into a scheduled repair.
Do you work with title companies directly?
Yes. We have a referral arrangement with a direct line for urgent files, and we can invoice the title company, the seller or the buyer depending on how the parties allocate it.
Services realtors & title companies use most
Realtor & Closing Support
The municipal lien search came back with an open permit from 2017. Closing is in eleven days. Everyone is looking at you. Thi…
Learn moreAfter-the-Fact & Expired Permits
Work done without a permit. A permit that expired before final inspection. A permit an old contractor opened and walked away …
Learn moreCode Compliance & Violations
A code enforcement case does not pause while you decide what to do about it. In many Florida jurisdictions fines run daily fr…
Learn moreCertificate of Occupancy (CO)
The building is finished. The lease starts in two weeks. And the Certificate of Occupancy is waiting on one inspection, one c…
Learn moreWhat clients say
Contractors, realtors and owners we have unstuck
They handled our after-the-fact permit situation when we thought we were stuck. Two months of dead-end phone calls, and they had it resolved and closed.
We were three days from closing when the title search turned up an open permit from 2019. They got it closed out and the deal went through on time.
Our plans had been sitting in review for seven weeks with no movement. They took over the file, chased the comments, and we had the permit in twelve days.
Get a free quote
Tell us the address and what is happening. We will tell you which jurisdiction controls it and what it takes.
Ready to get your permit moving?
One call tells you which jurisdiction controls your project, what it will take, and what it will cost. Most of the time we can scope it on the phone.