31
Aug

Stop the Sale? Not Anymore—How to Clear Open Permits and Liens Before Selling in Miami

Selling property in Miami can already feel like running a marathon. Between inspections, financing, and negotiations, the last thing you want is an unexpected obstacle just before closing: an open permit or municipal lien.

Yet, this is one of the most common issues that stall real estate transactions in Miami-Dade. Sellers often discover—sometimes at the last minute—that their property has unresolved permits, expired approvals, or unpaid code violations. Title companies won’t issue a clean title, buyers lose confidence, and deals get delayed or even canceled.

The good news? With the right approach—and the right partner—you can clear open permits and liens before selling and move your transaction to the finish line.

Why Open Permits and Liens Are Deal Killers

An open permit is any permit that was applied for but never officially closed out with a final inspection. Common examples include:

  • Roof replacements without final inspection
  • Electrical or plumbing work left incomplete
  • Remodeling projects done with expired permits

Even if the work was done years ago, the city considers the permit “active” until it’s formally closed.

A municipal lien typically stems from unresolved code violations, unpaid fines, or contractor disputes. Miami’s Code Compliance Department issues liens for issues like unpermitted work, illegal additions, or failure to maintain the property.

Why it matters: Open permits and liens follow the property, not the owner. That means if you sell without resolving them, the buyer inherits the problem—something no title company will allow.

Step 1: Search for Open Permits and Violations

Before listing your property, check for outstanding issues. You can start with:

Many sellers skip this step, only to discover issues when the title company conducts a lien search. By then, it’s too late to resolve them without delaying the closing.

At Cosmo Management Group, we run these searches early for our clients—giving them time to fix issues before listing.

Step 2: Understand What Needs to Be Done

Once you’ve identified the open permits or liens, you’ll need to determine the best path forward.

For open permits:

  • If the work was completed, you’ll need to schedule a final inspection.
  • If work wasn’t done to code, corrections may be required.
  • In some cases, you’ll need an after-the-fact permit, requiring engineered drawings and possibly penalties.

For liens:

  • Confirm the amount owed.
  • Negotiate with the city to reduce fines (common if you show proactive compliance).
  • Provide documentation of compliance once the issue is corrected.

Step 3: Coordinate with the Right Departments

Different issues mean dealing with different municipal departments. For example:

Cosmo has long-standing relationships across these departments, allowing us to expedite reviews and coordinate inspections faster than owners working alone.

Step 4: Engage the Right Professionals

You’ll often need licensed professionals to resolve open permits. This may include:

  • Engineers or architects for drawings and affidavits
  • Licensed contractors to bring work up to code
  • Expediters familiar with Miami-Dade’s ePermitting process

At Cosmo, we maintain a vetted network of professionals who understand city requirements. This saves sellers from scrambling at the last minute—and from hiring unqualified contractors who only make the situation worse.

Step 5: Clear the Permit or Lien and Get Proof

Once the issue is corrected, you’ll need formal documentation from the city confirming closure. This proof must be presented to the title company so they can issue a clean title.

  • For permits, this means a final inspection sign-off.
  • For liens, it’s a release of lien filed with the Clerk of Courts.

Without these documents, the transaction can’t move forward.

The Cost of Waiting Until the Last Minute

Many sellers don’t realize how long it can take to clear permits and liens. Depending on complexity, the process can range from a few weeks to several months.

Imagine losing a qualified buyer because your property isn’t legally clear. Or worse, being forced to slash your price to compensate the buyer for inheriting unresolved issues.

By addressing permits and liens early, you protect your deal and maintain negotiating power.

Real-World Example

One of our clients purchased a duplex in Little Havana and remodeled without pulling permits. Years later, when selling, the title search revealed five open permits and $12,000 in municipal fines.

Cosmo stepped in:

  • Coordinated with engineers to prepare after-the-fact drawings.
  • Negotiated with the Code Compliance Board to reduce fines by nearly 60%.
  • Worked with the Building Department to close all permits within six weeks.

The property sold at full asking price—something that would have been impossible without clearing these issues.

Why You Shouldn’t DIY Permit Resolution

Trying to resolve permits and liens alone is frustrating and time-consuming. Municipal departments each have their own processes, and one misstep can reset your progress. Without experience, sellers often face:

  • Endless back-and-forth with city clerks
  • Missed deadlines for hearings
  • Repeated rejections for incomplete paperwork
  • Higher penalties for delays

By contrast, Cosmo navigates these challenges daily. We know who to call, what documents to prepare, and how to prevent your sale from being derailed.

Conclusion: Sell Clean, Sell Confidently

Open permits and liens don’t have to stop your sale—they just need to be handled properly, proactively, and with the right expertise.

If you’re preparing to sell in Miami, the smartest move you can make is clearing issues before your property hits the market. It protects your deal, maximizes your price, and saves you the stress of last-minute surprises.

At Cosmo Management Group, we specialize in helping owners, investors, and associations resolve open permits and liens quickly and efficiently. With years of experience and deep municipal relationships, we know how to cut through red tape and protect your bottom line.

Click here to connect with us today and let us help you get your property sale back on track. Don’t let paperwork and fines derail your investment—take control with Cosmo’s dedicated support and close with confidence.

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