Worried an open permit in Fort Lauderdale could stall your closing? You’re not alone. Open or expired permits can trigger lender holds, title delays, and last‑minute negotiation headaches. The good news is you can use LauderBuild, the City of Fort Lauderdale’s online permitting portal, to find issues early, coordinate fixes, and document closure for your lender. This guide shows you how to search permits, address corrections, schedule inspections, and compile a lender‑ready file. Let’s dive in.
What LauderBuild is
LauderBuild is Fort Lauderdale’s online platform for permitting, plan review, and inspections. You can search permit records, see plan‑review comments, upload corrections in the digital plan room, and schedule or track inspections. You can also access attachments like approved plans and inspection reports, which your lender or title company often requires.
Why open permits matter
An open permit means work was permitted but not fully approved or closed. An expired permit means it passed its permit life without final approval. A finaled/closed permit shows a passed final inspection or a Certificate of Completion/Occupancy.
Lenders and title companies usually want proof that prior work was properly permitted and finaled. Open or expired permits can cause underwriting delays, holdbacks, or require fixes before closing. Post‑closing, you risk code enforcement or contractor claims if the work is not properly resolved.
Find permits in LauderBuild
Start your search
- Use the public search to look up the property by full street address. Include unit numbers for condos or multi‑family.
- If available, also search by permit number, owner name, or contractor name.
- Open each permit record to view scope, status, issue and expiration dates, and the inspection log.
Smart search tips
- Check for older or alias addresses. Older permits might appear under a previous owner name or address format.
- Do not stop at “issued.” Review the inspection log for a passed “Final,” and look for a Certificate of Completion or Occupancy.
- Download and save PDFs of the permit detail page, plan approvals, inspection results, and plan‑review comments for your transaction file.
Read the record
- Compare issue and expiration dates. Permits can expire if required inspections are not scheduled on time.
- Scan inspection results for Pass, Fail, Corrections Required, or No Access. A passed final inspection is the primary indicator of closure.
- Review plan‑review comments. If corrections or resubmittals are listed, the permit remains open until you address them and receive approval.
Use the digital plan room
Accounts and permissions
To upload revised plans or respond to plan‑review comments, you typically need an authorized portal account. The owner, licensed contractor, or a written authorized agent can submit. If you are an agent, get written permission or coordinate with the owner or contractor.
Resubmittal workflow
- Reviewer posts comments outlining required corrections.
- Applicant uploads revised plans and documents with a cover letter that responds to each comment.
- The City reviews and either approves or requests more changes. Multiple rounds are common.
File formats and labeling
- PDFs are usually preferred for plans and supporting documents.
- Label files clearly with the permit number, revision date, and sheet index. Maintain version control and save the City‑approved, stamped set once cleared.
Tips if you are not technical
If the seller or contractor has portal trouble, contact Building Services staff or the assigned reviewer for upload instructions or alternative submission options. Always download and retain the approval stamp and final reviewer memo when cleared.
Schedule and track inspections
Request inspections
After plans are approved, inspections are requested through LauderBuild. Separate inspections are typical for trades like structural, electrical, plumbing, mechanical, and the final. Follow any lead‑time rules for scheduling, and confirm cancellation or reschedule policies to avoid reinspection fees.
Track results and reports
Inspection results should post to the portal. Download the inspection report showing the passing final. Keep inspector notes, dates, and any messages in your file, since lenders often ask to see proof of final clearance.
If an inspection fails
The inspector will list required corrections. Coordinate with your contractor to fix items, upload any requested evidence, and request reinspection. Keep a clear record of communications and updates.
Close open or expired permits
Common closure routes
- Complete any corrective work and pass final inspections.
- For expired permits, request reactivation, which may involve fees, updated documentation, and new inspections.
- If prior work lacked a permit, an as‑built or retrospective permit may be possible, subject to plan review and inspections.
- In some cases, a contractor affidavit plus municipal inspection can help, subject to City and lender acceptance.
Lender documentation you may need
- Permit search printout or official permit record showing final/closed status.
- Final inspection report showing “Passed” on the final.
- Certificate of Completion or Certificate of Occupancy if applicable.
- Contractor invoices and receipts showing payment.
- Contractor lien waivers and affidavits of completion if requested.
- For retrospective permits, approved as‑built plans and final inspection proof.
Expect stricter requirements for work affecting life‑safety systems, including roof, electrical, structural, and HVAC.
Common problems and fixes
- Orphan permits from previous owners. Solution: Contact the original contractor to finish and final, or hire a licensed contractor to bring work to current code and proceed to final.
- Expired permits. Solution: Request reactivation with the City, which often means fees, updated plans, and inspections.
- Unlicensed or unavailable contractor. Solution: Hire a currently licensed contractor to assume responsibility, perform corrections, and obtain final; collect invoices, waivers, and affidavits where needed.
- Partial or conditional approvals. Solution: Identify what remains incomplete, confirm what your lender will accept, and plan to reach full final if required.
- Missing records online. Solution: Request archival documents from Building Services Records/Clerk or file a public records request. Your title company can often help with a deeper records pull.
Step‑by‑step workflow
Initial search: Use LauderBuild to run a permit and inspection search by property address. Download permit details, plan‑review comments, and inspection logs.
Verify scope and status: Identify which permits are open or expired. Note failed inspections or unresolved plan‑review comments.
Confirm responsible party: Record the listed contractor or owner of record. Verify contractor licensing through the appropriate state resource before proceeding.
Assess risk: Flag permits involving structural, roof, electrical, plumbing, or HVAC. Discuss with your buyer, lender, and title which items must be resolved pre‑closing.
Coordinate corrective action: Engage a licensed contractor to quote corrections, upload revised plans through the plan room, and respond to reviewer comments. Ensure the uploader has written authorization.
Schedule inspections: Request inspections in LauderBuild, monitor results, and save the passing final report.
Assemble documentation: Collect final inspection pass reports, Certificate of Completion or Occupancy if issued, contractor invoices, lien waivers, affidavits, and the stamped approved plan set.
Deliver to lender and title: Write a cover memo summarizing permit numbers, corrective actions, dates of final approvals, and include all supporting documents. Keep a copy for your file.
Printable checklists
Permit search checklist
- Property address, including unit number
- All permit numbers found, with scope and status
- Inspection logs downloaded, with dates and results
- Plan‑review comments downloaded
- Attachments saved, including approved plans and any certificates
Lender documentation checklist
- Permit record showing final or closed status
- Final inspection report(s) showing “Passed”
- Certificate of Completion or Occupancy if applicable
- Approved, stamped plans or as‑built drawings
- Contractor invoices and receipts
- Contractor lien waivers and affidavits of completion
- Summary cover letter with dates, actions, and contacts
Who to call
- Permit Center or Customer Service for status and records
- Plan Review staff for comments and resubmittals
- Inspection scheduling office for results and next steps
- Records/Clerk for older or scanned files
- Building Official or Permit Manager for escalations
- Title company or closing attorney for lender requirements
- Licensed contractor or design professional for corrections
Timing and cost expectations
Timelines can vary by scope and demand. Simple resubmittals can take days, complex ones can take weeks. Inspections might be available quickly or take longer during busy periods. Final closeout after corrections can range from a few days to several weeks. Expect plan‑review, reactivation, inspection or reinspection fees, along with contractor costs. Always confirm current timelines and fees with the City before you act.
Final thoughts
Finding and closing open permits in Fort Lauderdale is manageable when you start early, keep clear records, and work with the right team. Use LauderBuild to uncover issues, follow reviewer guidance, schedule inspections on time, and compile a complete, lender‑ready package. With a clear plan, you protect your deal timeline and minimize surprises.
If you want a local, experienced partner to coordinate due diligence and keep your closing on track, schedule a free consultation with the Dija & Eliot Team.
FAQs
Can an agent close a permit on behalf of a seller in Fort Lauderdale?
- Only an authorized person, like the owner, licensed contractor, or an agent with written consent, can submit corrections or request inspections. Agents often coordinate but need authorization.
Will Fort Lauderdale close an open permit if fees are paid without fixes?
- No. Closure usually requires a passing final inspection or approved documentation. Administrative steps may exist, but corrections or inspections are typically required.
What if the original contractor is out of business for a Fort Lauderdale permit?
- A currently licensed contractor can assume responsibility, correct issues, and obtain final inspections. Lenders often want invoices, affidavits, and lien waivers.
Who typically pays to close open permits in Broward County transactions?
- It is negotiable. By custom the seller often resolves undisclosed open permits before closing, but the contract should define responsibility.
What documents do lenders need to clear an open permit in Fort Lauderdale?
- Expect the permit record showing final or closed status, passing final inspection reports, a Certificate of Completion or Occupancy if applicable, approved plans, invoices, and lien waivers.
