A person reviewing property records on a laptop to check for unrecorded municipal liens in Miami.
07
May

How to Check for Unrecorded Municipal Liens in Miami Before You Buy

When buying or developing real estate in Miami, due diligence goes far beyond the title search. One of the most overlooked—and potentially costly—issues is the existence of unrecorded municipal liens. These hidden liabilities won’t appear in public records or standard title reports but can become your responsibility once the property changes hands.

In this post, we’ll explain what unrecorded municipal liens are, how to check for them in Miami, and why it’s critical to address them before closing a real estate deal.

What Are Unrecorded Municipal Liens?

Unrecorded municipal liens are debts placed by local governments for unpaid fees or violations that have not yet been filed in public records. They typically include:

  • Code enforcement violations
  • Unpaid utility bills or solid waste fees
  • Unsafe structure notices or permit issues
  • Special assessments from local improvement projects

These liens are not visible in a title search, but under Florida law, they can transfer with the property—leaving the new owner liable.

📌 Miami-Dade County Code Compliance has more information on common violations and their impact on ownership.

How to Search for Unrecorded Liens in Miami

Since they are not recorded at the county level, uncovering these liens requires direct inquiry with specific city or municipal departments. Here’s how to do it:

1. Request a Municipal Lien Search

This is a formal request submitted to the city or municipality where the property is located. In Miami, this can be done through:

2. Ask for All Departments to Be Checked

A comprehensive search should include:

  • Code Enforcement
  • Building & Zoning
  • Public Works and Utilities
  • Solid Waste

3. Work With a Local Expert

Municipal lien searches can take time, and knowing which department to contact isn’t always obvious. This is where a property management or permitting specialist becomes invaluable.

Why You Can’t Afford to Skip This Step

Unrecorded municipal liens can delay your transaction, derail your financing, or result in thousands of dollars in surprise fees after closing. They can also lead to:

  • Stop work orders on renovations
  • Delays in obtaining permits or COs
  • Legal disputes with previous owners

If you’re purchasing an investment property, flipping, or developing in South Florida, this due diligence step should be non-negotiable.

Conclusion: Protect Your Investment from Hidden Liabilities

Unrecorded municipal liens are silent deal-breakers. Don’t wait for them to surface after closing—take proactive steps to uncover and resolve them before you buy or build.

At Cosmo Management Group, we take the stress out of the equation by conducting thorough lien research and guiding you through every step of the permitting and compliance process. With decades of experience in the Miami real estate and construction sectors, we are the trusted ally you need to navigate local regulations, avoid costly delays, and secure timely approvals.

Our team helps you identify and prevent code violations and municipal liens before they become roadblocks, ensuring your transactions move forward without disruption.

Don’t let unrecorded liens derail your project—contact Cosmo Management Group today for professional lien search and permitting assistance that protects your investment and keeps you on track.

Disclaimer: This article is for informational purposes only and does not constitute legal or financial advice. It is recommended to consult with a professional in the field before making any decisions.

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