Open, expired and after-the-fact permits
An open permit is not your fault. It is still your problem.
Permits from a contractor who left years ago stay attached to the property, and they turn up at the title search. We research the history, correct what the county requires, coordinate the inspections and close it out.
- Roughly 70 expired permits closed to date
- All five trade licenses in house, so corrections do not wait on a sub
- We act as your liaison with the building department
- Pay at closing available on qualifying jobs
Check your permit
Three questions and your details. We will tell you what you are actually dealing with.
All five Florida trade licenses, in house
- GeneralCGC1518648
- PlumbingCFC1428287
- RoofingCCC1333495
- HVAC/MechanicalCAC1821988
- ElectricalEC13015822
Two different problems
Which one do you have?
An open or expired permit
The work was permitted, but nobody ever closed it. Sometimes that means a final inspection and nothing else. Sometimes it means reopening the permit or producing architect plans, and repairs to satisfy the inspector.
Closing of permitsWork with no permit at all
A garage conversion, an added room, a panel swap, none of it on record. The county has to verify existing work meets code before it will approve it, which is what an after-the-fact permit does.
After-the-fact permitsWhy these fail
Too many contractors
We see it over and over. The electrician blames the framer. The framer blames the plumber. The plumber blames the plans. Every inspection fails and nothing moves.
After-the-fact projects are harder than standard builds because the conditions are unknown. The work was never inspected in phases, and the code may have changed since. With four or five contractors trying to piece it together, nobody owns the outcome.
That is why one company has to be responsible for all of it: the plans, engineering, structural corrections, electrical, plumbing, framing and final inspections. We hold every one of those licenses, so when we need to open a wall, run new wire, fix a vent and close it back up, that is one crew coordinating internally.
- GeneralCGC1518648
- PlumbingCFC1428287
- RoofingCCC1333495
- HVAC/MechanicalCAC1821988
- ElectricalEC13015822
Common questions
Can I get a permit after the work is finished?
Yes. Florida allows after-the-fact permits for most completed work. We handle the inspections, the documentation and any corrections needed to bring it up to code.
Will I have to tear it out?
Not always. Many projects pass with minor corrections. We inspect first and find the path that keeps as much intact as possible. If the inspector needs to see inside a wall, our quote includes opening it and putting it back.
How long does it take?
It depends on scope, the county backlog and what has to be corrected. We tell you what we are seeing after the permit research rather than guessing on day one.
Can I sell with an open permit?
It is risky. Open and expired permits surface in the title search, stall closings and can trigger code enforcement. Resolving it before you list protects the sale.
We are not the local building department
We are a privately owned company that represents you with your county building department. To reach yours directly:
- Pinellas County(727) 464-3888Permit information
- Pasco County(727) 847-8126 option 5Permit information
Google reviews
What people say after we clear it
As a Realtor, I cannot express how pleased I am to be able to refer 4Pt Punchlist to my sellers. It makes sense to have a professional company who understands how important it is to correct any failing 4-point inspection issues. Also, I love the fact that one company can address many different issues including Electric, HVAC, Plumbing, etc. No need to waste a lot of time meeting with a bunch of different professionals. 4Pt Punchlist is definitely an asset to Realtors and Sellers!
My sellers needed to replace their central air conditioning unit before closing but did not have the funds to pay upfront. 4Pt Punchlist stepped in, installed the new HVAC system before closing, and allowed payment to be made directly from the seller proceeds at closing. They were prompt in providing a quote and completing the work, and what really stood out was their honest pricing. My sellers had already received a quote from another company, and 4Pt Punchlist pricing was completely in line, proving they do not take advantage of sellers with limited options due to closing constraints.
Great concept! We needed repairs done quickly involving roofing, plumbing, and electrical. Rather than having to deal with several separate companies this company was able to handle all the repairs. Also they were able to see our punchlist repairs and photos and give us a quote without having to make a separate trip out to the house. The repairs were superb. The repairmen were on time, courteous and professional.