How to pull the permit history for the house
To find the permit history for a house, search the city or county building department's permit portal by address or parcel number, then call the records desk for anything older. Compare what you find with the actual house. Look for final inspections, open permits and work with no record, and raise any gaps with your agent before closing.
What a permit history for a house shows
A permit history is the local government's record of building work approved at an address. A good one lists the type of work, issue and completion dates, the contractor, the project cost, whether the permit is still active, and the inspections it passed. Miami's records, for example, show all of these.
The most useful word in the file is final. A permit that was issued but never passed its last inspection tells a different story from one that was signed off. For new construction or a major project, look for the certificate of occupancy, which confirms the work met code when it was finished.
When to pull the permit history for a house
Start as soon as you are under contract, not the week before closing. Paper files can take time, and your inspection period gives you the most leverage. If you've already closed, it's still worth doing. You'll learn what work was done, and when, before you plan your own projects.
What building permit records cost and how far back they go
There's no standard price or timeline, but these points help you set expectations.
| Item | What to expect |
|---|---|
| Online record coverage | Often only back to the 1990s or 2000s |
| Homes built before about 1950 | Paper records may be incomplete or missing |
| Copies of old records | Some offices charge a small fee |
| Retroactive permit for past work | Often charged at a penalty rate, sometimes two or three times the normal fee |
How to find the permit history for a house
- Find the right office
Use the county assessor's site to confirm the jurisdiction, then go to that building department's website.
- Get the parcel number
You'll find it on the assessor's site or the tax bill. Search by parcel and by address, and try spelling variations.
- Call the records desk
Ask for every permit on file, including expired and finaled ones, plus open permits, code violations, stop-work orders and certificates of occupancy.
- Walk the house with the list
Match each finished basement, addition, deck, panel upgrade and remodeled bath to a permit. Note the year and whether it passed final inspection.
- Check other records
Compare the seller's disclosure and assessor data, and ask your home inspector about anything that looks like unpermitted work.
- Raise gaps before closing
Get a contractor's estimate for retroactive permitting, then discuss options with your agent: seller fixes it, a price change or credit, or walking away.
- Save what you find
Keep copies of permits, inspection reports and certificates with your house records. You'll want them when you sell.
How to search building permit history by address where you live
Permits are local, so the rules can change at a city line. Which office holds your records depends on whether the home is in a city, an unincorporated county area or a township. Your county assessor's site can point you to the right one. If the area was recently annexed, check both the city and the county.
Search tools differ too. Miami's portal takes a process number, a permit number or a 13-digit folio number and requires an account. Other places let you search by street address, owner name or parcel number. Parcel numbers tend to work better for old records, since street addresses can change. What needs a permit, and what a seller must disclose, also varies by state and city.
Unpermitted work and open permits to watch for
- No record doesn't always mean no permit. Older files may sit in storage, so ask staff to check the archives before you assume the worst.
- Open or expired permits. Some places let you reactivate one, but the work may have never been finished or approved.
- A size mismatch. If the assessor's square footage is smaller than the house you're touring, an addition or finished basement may never have been reported.
- Permit scope that doesn't match what you see, such as a water heater permit where a whole bathroom was built.
- Quick fixes. Unpermitted work can bring safety problems, financing and appraisal trouble, resale issues, and claim disputes. Ask your insurer directly how it treats this work.
Stop and call a pro if the gaps involve the electrical panel, gas lines or structural changes. Have a licensed electrician, plumber or structural engineer review it before you close or use the space. Speak with a real estate attorney about disclosure and liability.
Are building permits public record? Common questions
Are building permits public record?
Generally, local building departments keep them and many offer online searches, while others need a phone call or a formal records request. Ask your local office how it handles requests.
What happens if a house has unpermitted work?
It depends on the work and your local rules. Common options are a retroactive permit with inspections, a seller repair or credit, or walking away. Talk with the building department and a real estate attorney before you decide.
Can I get a permit for work the last owner did?
Often yes, through a retroactive or as-built permit. You usually submit drawings of the existing work, pay fees, schedule inspections and correct what fails, so opening walls may be part of it.
Sources: miami.gov, bridgelegal.org, siteplancreator.com
General guidance for U.S. homes, not professional advice. For gas, electrical and structural work, call a licensed pro.