Selling in Miami can move fast, but the quickest way to stall a deal is a surprise permit issue or missing flood paperwork. You want a smooth closing, the best price, and no last‑minute drama. This guide shows you exactly which permits, elevation documents, and disclosures matter in Miami, and how to get them right the first time. Let’s dive in.
Why permits and flood prep matter
Miami sits low, and many neighborhoods fall within Special Flood Hazard Areas. Lenders and insurers look closely at flood zones, base flood elevations, and elevation certificates. You can check current conditions using the official Miami‑Dade flood maps and by understanding FEMA Flood Insurance Rate Maps.
Permits matter just as much. Open or expired permits, unpermitted improvements, and code violations can delay underwriting or lead to price negotiations. Getting ahead of these items protects your timeline and your net.
Permits: find and fix issues
Start by pulling your permit history. Use the City of Miami permit history search and, if applicable, the Miami‑Dade permits portal. Look for final inspections, Certificates of Completion or Occupancy, and any permits that never closed.
If you find open or expired permits, talk with your contractor or the building department about next steps. Some items can be closed with a final inspection, while others need corrective work or retroactive permitting. Buyers and lenders often expect a final CO or CC when there were major changes to the home.
Order a municipal lien or violation search early. Municipal reports can reveal unpaid fines, open violations, and code liens. Title policies often exclude municipal code matters, so clearing these before listing helps you avoid post‑contract delays.
Elevation and flood zone essentials
Elevation drives flood insurance and rebuilding rules here. An Elevation Certificate shows how your home sits relative to the Base Flood Elevation, and insurers and lenders use it to set premiums and underwriting. Review the county’s Elevation Certificate information for Miami‑Dade to see how to find an existing EC or order a new one.
Expect buyers or their lenders to ask for your flood zone and EC during inspections. If your home is in a Special Flood Hazard Area, flood insurance is usually required for federally backed loans. Having your documents ready helps buyers compare insurance options and feel confident about the property.
Required disclosures in Florida
Florida now requires a written flood disclosure for residential sales. Under the Florida flood disclosure law, you must provide the form at or before contract execution. It asks about prior flood damage, flood insurance claims, and any federal disaster assistance you received.
Florida sellers also have a general duty to disclose known facts that materially affect value and are not readily observable. The rule comes from Johnson v. Davis and applies even if you use an “as‑is” contract. Be direct about any unpermitted work, open permits, prior flooding, or code notices you know about.
There are other key items too. Chapter 689 includes required notices about sanitary sewer laterals and a property tax disclosure summary, both delivered at or before contract signing. You can review these within Chapter 689 disclosures.
If your home was built before 1978, federal rules apply. Provide the pamphlet and forms required under the federal lead‑based paint disclosure. Buyers also get a 10‑day inspection period unless they waive it in writing.
How buyers, lenders, and title respond
Lenders and appraisers may exclude unpermitted additions from square footage and can require permit issues be resolved before funding. Insurers generally treat flood coverage as separate, and pricing depends on your elevation and flood zone. Title companies often order municipal lien searches, and municipal code matters are usually outside standard title coverage.
When you bring clear documents to the table, you reduce surprises. Buyers make stronger offers when they understand flood risk, insurance, and the true legal status of improvements.
Miami seller checklist
Use this quick list to get market‑ready with fewer headaches:
- Run your permit search and save records: permit numbers, plans, final inspections, CO or CC.
- Order a municipal lien or violation search and decide what to cure before listing.
- Find your Elevation Certificate or schedule a surveyor to create one if needed.
- Complete the Florida flood disclosure at or before contract signing and gather any flood claim documents.
- Fill out your Seller’s Property Disclosure fully, including any unpermitted work you know about.
- Provide the lead‑based paint pamphlet and forms if your home was built before 1978.
- Loop in your agent, title company, and, if needed, a real estate attorney or permitted contractor to plan fixes and timing.
Work with a local advisor
You should not have to guess what a lender, appraiser, or title officer will flag. With the right prep, you can price confidently, move faster, and protect your negotiating power. If you want a clear, step‑by‑step plan tailored to your property, reach out to Juan Reyes for white‑glove seller representation in Miami‑Dade.
FAQs
What is an Elevation Certificate for a Miami home?
- It is a document that shows your home’s height relative to the Base Flood Elevation, and insurers and lenders use it to set flood insurance and underwriting.
How do I check for open permits on my Miami property?
- Search the address in the City of Miami permit history tool and, if applicable, the Miami‑Dade permits portal, then confirm final inspections and closures.
When must I give the Florida flood disclosure to a buyer?
- You must deliver the statutory flood disclosure at or before contract execution for residential sales in Florida.
Can I sell a Miami home with unpermitted work?
- Yes, but you must disclose known unpermitted work and open permits, and lenders or buyers may require correction, pricing adjustments, or extended timelines.
What is a municipal lien search and why does it matter?
- It is an official search that checks for unpaid fines, open violations, and code liens, and clearing issues early helps avoid closing delays.
