City inspector talking to a homeowner during a house remodel in Miami.
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Surprise Visit: What to Do When the City Shows Up Mid-Remodel in Miami

It Starts With a Knock

It was 10:07 a.m. on a Wednesday when our client—an out-of-state investor renovating a boutique condo unit in Little Havana—called us in a panic.

“The City’s here. Code enforcement. I don’t even know what they’re looking for.”

We knew exactly what was happening. No visible permit on-site. Dumpster out front. Half-tiled floors. A neighbor, likely irritated by noise or dust, had called it in.

This scenario plays out all the time in Miami. And if you’ve ever been mid-remodel without the right permits in place, you know that one unannounced visit can derail your project, trigger fines, or even get you red-tagged.

At Cosmo Management Group, we’ve helped dozens of owners and developers navigate this exact situation. Here’s how we handle it—and how you can too.

Step 1: Don’t Panic—Document Everything

The first thing we advised the client to do: stay calm and cooperate. City inspectors—especially those from Code Compliance or the Building Department—aren’t out to sabotage your project. But their job is to enforce safety and permitting laws.

They’ll ask for:

  • Work permits
  • Contractor information
  • Site plans
  • Scope of work
  • Whether electrical, plumbing, or structural changes are involved

If the answers aren’t convincing—or if work looks extensive—they may issue a Notice of Violation (NOV) or refer the case to the Unsafe Structures Division.

At Cosmo, we recommend taking photos of the job site as-is, noting which trades are present, and requesting the inspector’s card and case number.

Step 2: Freeze Unpermitted Work Immediately

Continuing construction after a visit from the city can trigger major penalties—especially if the work involves life safety systems or structural changes.

Once the client confirmed the violation notice, we advised halting all construction activity. We contacted the GC directly and had workers leave the site. Then we scheduled a follow-up meeting with the inspector via the Code Enforcement Board liaison to understand exactly what was cited.

This “cooling-off period” showed the city that the owner was cooperating—an important signal that can reduce fines or help negotiate cure deadlines.

Step 3: Launch a Full Permit & Microfilm Search

Before correcting anything, it’s essential to understand what was already permitted, and what might be grandfathered in from earlier construction phases. That’s where a search through the Permit Records / Microfilm Section comes in.

Cosmo pulled all previous permit records tied to the unit and the building, comparing them with the current remodel plans. We flagged discrepancies, such as missing mechanical permits and bathroom layout changes that weren’t reflected in the original approved drawings.

This allowed us to prepare an accurate “as-built” package to submit with an after-the-fact permit application, along with supporting documentation to show we were actively resolving the issue.

Step 4: Activate Our In-House Network of Experts—Without Delay

When it comes to legalizing unpermitted work, time is money—and delays caused by searching for the right professionals can set a project back weeks if not months.

Unlike many management companies that must start from scratch—requesting quotes, negotiating fees, and coordinating with unfamiliar vendors—Cosmo Management Group already has everything in place.

Our team includes integrated, trusted professionals we work with daily:

  • Licensed architects
  • Structural and MEP engineers
  • General contractors
  • Permit expediters and runners

Because they’re part of our established operation—not just names in a Rolodex—we’re able to respond quickly and cohesively. In this case, we dispatched a licensed architect within 48 hours to prepare drawings of the completed work, and then coordinated a review with the Building Department Director to ensure every sub-trade—plumbing, mechanical, and electrical—was properly addressed.

Step 5: Submit and Walk Through the After-the-Fact Permit

Applying for an after-the-fact permit is not the same as starting fresh. It requires not just drawings and contractor credentials, but also a code violation number, a timeline of work completed, and often, inspections to verify concealed work hasn’t already been closed off improperly.

Cosmo assembled the permit package, flagged it for priority review, and walked it through directly using our internal contacts at the Planning Department.

By doing this in person—and not relying solely on the online portal—we avoided the weeks-long backlog that many contractors face. The permit was approved, retroactively, in just 12 business days.

Step 6: Schedule Final Inspections Strategically

Even once approved, the project wasn’t out of the woods. The final step was inspections—and we needed to control the flow.

Instead of allowing multiple departments to inspect simultaneously (which increases the risk of conflict or conflicting directives), we scheduled them sequentially and had Cosmo staff on-site for each one.

Because we had already cleared the plans with each division head—including zoning, structural, and mechanical—we were able to pass inspections with minimal corrections.

The project resumed legally, with only minor changes required.

Lessons Learned: You’re Not Alone, But You Need a Pro

Our client avoided fines, cleared their violation, got permitted, and ultimately completed the remodel on time. But it wouldn’t have happened if they had tried to navigate the system alone.

City processes are complex. Departments operate independently. And once a red flag is raised, there’s no shortcut—you need experience, strategy, and relationships to get it back on track.

That’s where Cosmo comes in.

Conclusion: Don’t Let a Surprise Visit Derail Your Investment

If you’ve been hit with a stop-work order, a code violation, or an unannounced visit from the city, you don’t have to panic—but you do need a plan.

At Cosmo Management Group, we’ve spent years building the relationships, systems, and expertise to resolve violations, legalize work, and bring your remodel back into compliance—fast.

Whether you’re renovating a condo, flipping a unit, or managing a full building remodel, our team has done it before—and we know who to call, what to file, and how to keep your investment protected.

If you’ve been caught mid-remodel, Cosmo Management Group is here to help. With tailored solutions, fast-track permit coordination, and city-level insight, we’ll defuse the situation and guide you back to compliance.

Click here to connect with our team today—and take control of your remodel with confidence. Let us handle the stress while you focus on the finish line.

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