Permit look-up guide.

In Florida, most contracting work requires a permit. A permit is a written authorization from your local government — usually your city or county building department — confirming that the planned work meets code, that the contractor pulling the permit is properly licensed, and that the work will be inspected at key stages.

Permits protect you. A permitted project has been reviewed for safety and code compliance. An unpermitted project hasn't. If something goes wrong on unpermitted work — a fire from bad electrical, structural failure from improper framing, water damage from a missed plumbing requirement — your insurance may deny the claim, and selling the house later will be complicated.

This guide explains how permits work in Florida, what kinds of work require them, and how to check whether your project's permits were pulled and closed properly.

Who pulls the permit

The contractor pulls the permit, not the homeowner. This is important for a reason: when a licensed contractor pulls a permit, the contractor takes responsibility for the work meeting code. When a homeowner pulls a permit (which Florida allows in limited cases), the homeowner takes that responsibility.

If a contractor asks you to pull the permit yourself — instead of pulling it themselves — that's almost always a sign of trouble. It usually means one of three things:

• They're not properly licensed for the work they're proposing
• They've had disciplinary action that complicates their ability to pull permits
• They're trying to shift liability to you

None of those are good outcomes for you. A properly licensed contractor doing work in their scope has no problem pulling permits themselves.

What kinds of work require permits

Permit requirements vary by jurisdiction in Florida, but the general categories are consistent across most cities and counties:

• Structural changes. Almost always permitted. Walls, roofs, foundations, additions, decks, anything load-bearing.
• Electrical work. Almost always permitted. New circuits, panel changes, anything that involves wiring inside walls.
• Plumbing work. Almost always permitted. New supply lines, new drain lines, water heaters in many jurisdictions.
• HVAC work. Almost always permitted. New systems, system replacement, ductwork.
• Roofing. Almost always permitted in Florida — local codes are strict because of hurricane requirements.
• Pool installation. Almost always permitted. Concrete pools, in-ground pools, screen enclosures.
• Windows and doors. Usually permitted for new windows and doors, especially if they're impact-rated or change opening size.
• Cosmetic interior work. Variable. Like-for-like swaps (cabinet replacement, fixture replacement, flooring) often don't require permits. Anything that touches walls, electrical, or plumbing usually does.

Your contractor should be able to tell you upfront what permits a project requires. If they're unsure or evasive, call your local building department and ask directly — most building departments will tell a homeowner what's required for a given scope of work for free.

How to check whether a permit was pulled

Every Florida city and county building department has a permit search tool. You don't need an account or special access — these are public records, available to anyone.

To check a permit:

1. Find your local building department's permit search. A Google search for "[your city or county] Florida permit search" will usually surface it as the first result. Examples: Miami-Dade Permits, Broward County Permits, City of Tampa Permits, City of Orlando Permits.
2. Search by your property address. The system will list every permit ever pulled at that address, including the date, the type of work, the permit number, the licensed contractor who pulled it, and the current status.
3. Look for the permit related to your project. The contractor name should match the one you hired. The scope should match the work being done. The dates should align.
4. Check the status. Permits go through stages — Applied, Issued, In Progress (with various inspections), and Finalized. "Finalized" or "Closed" means all required inspections passed and the work is officially approved. Anything else means the project isn't fully closed out.

What to do if there's no permit

If you check the address and find no permit for work your contractor is doing — or has already done — that's a serious problem. Your options depend on where you are in the project:

• Work hasn't started yet. Stop work. Ask the contractor to apply for the permit immediately. If they refuse or stall, you may have grounds to terminate the contract.
• Work is partially complete. This is harder. Some jurisdictions allow "permit after the fact" filings, which usually require a higher fee and full inspection of completed work. Some don't. Contact your building department directly — they'll tell you the local process.
• Work is done and contractor is gone. You inherit the problem. Unpermitted work can affect your homeowner's insurance and can become a major issue when you sell. Talk to a Florida real estate attorney about your options — sometimes you can pursue the contractor, sometimes you can permit after the fact, sometimes the work has to be removed.

Inspection sign-offs

On any permitted project, the building department schedules inspections at key milestones — usually after framing, after electrical/plumbing rough-in, after HVAC, and at final completion. Each inspection has to pass before the next stage of work can proceed.

Ask your contractor to share inspection results with you as the project moves forward. The inspection record is also visible in the permit system — you can check it yourself anytime. If an inspection fails, the report will say why and what needs to be corrected. A failed inspection isn't necessarily a sign of a bad contractor; it's a sign that the system is working. Repeated failures on the same item, however, are worth asking about.

When the final inspection passes, the permit is closed. That's the official sign-off that the work is complete and to code. Keep a record of the closed permit — you'll want it when you sell the house.