Permits, Finals, COs: Weston Sellers’ Timeline

Under contract in Weston and worried that an open permit or missing final could stall your closing? You are not alone. Lenders, title companies, and buyers often require proof that work like impact windows, generators, or pools was permitted and properly closed out. In this guide, you will get a clear, week‑by‑week plan to find, fix, and finalize permits so re‑inspections do not derail escrow. Let’s dive in.

Permits, finals, and COs explained

A Certificate of Occupancy applies to new construction or a change of use. For most residential upgrades in Weston, what matters is a closed permit with a passed final inspection. Some cities issue a final inspection card or certificate of completion. Confirm the exact terminology with the City of Weston Building Division.

The City of Weston issues permits, handles inspections, and keeps permit records for properties inside the city. The Florida Building Code applies statewide, with local amendments. Some items can involve Broward County agencies, so confirm with Weston if county coordination is needed.

Why this matters: lenders and title companies commonly require evidence that material improvements were permitted and finaled before closing. Unfinaled or unpermitted work can trigger lender conditions, title exceptions, or escrow holdbacks.

Who to contact in Weston

• City of Weston Building Division for permit records, inspection scheduling, and final documentation.
• Broward County Permitting and Construction Division if a specific item is handled at the county level.
• Florida Department of Business and Professional Regulation to verify contractor licenses.
• Florida Product Approval and Miami‑Dade NOA databases for impact window and door approvals.
• Your title company and the buyer’s lender to confirm exactly what documentation they will accept.

What to check first

Start with permit discovery and verification. Your goal is to confirm what was permitted, what is open, and what still needs to pass.

• Where to search:
  • City of Weston online e‑permitting portal if available, or request records at the Building Division counter.
  • Broward County permitting portal if county items apply.
  • Property appraiser and county recorder for recorded affidavits or contractor liens.
  • Ask Weston for a permit history or open permit report.
• What to capture:
  • Permit number, issue date, scope of work, contractor of record, inspection history, failures, and final date.
• Red flags to note:
  • No permit for visible regulated work such as pools, window replacements, or structural changes.
  • Permits opened but not finaled or with repeated failed inspections.
  • Finals with missing contractor information or missing final documents.

Assemble your proof early

Gather documentation now so you can deliver it to title and the buyer without delay.

• Permit cards or PDFs showing a final or closed status.
• Final inspection reports and any correction notices.
• Product approvals for impact windows and doors, such as Florida Product Approval or NOA, plus installer certification.
• Contractor invoices, scope, proof of payment, and current license and insurance.
• Affidavits of completion and lien waivers.
• As‑built documentation or engineer letters for structural items, if applicable.
• HOA or plat approvals if required.
• Photos of corrections and a written list of anything a lender or title company still needs.

Common upgrades and frequent pitfalls

Impact windows and doors

For window and door replacement, you typically need a building permit. Inspectors check manufacturer labeling, anchorage, flashing, and compliance with product approvals and installation instructions.

• Bring product approvals and installer certification to final inspection.
• Frequent fail items include missing or non‑matching approvals, removed labels, incorrect fasteners, improper flashing, or missing installer certification.

Standby generators

Generators usually require electrical permits for the transfer switch and wiring, and mechanical or fuel permits for gas lines. Some projects also need a building permit for pads or enclosures.

• Inspections often include electrical connections, grounding and bonding, transfer switch operation, fuel line pressure test, anchoring, and exhaust clearances.
• Frequent fail items include improper transfer switch installation, missing bonding or grounding, unsecured propane connections, incorrect exhaust clearances, missing gas shutoff, or open panels.

In‑ground pools

Pools typically require structural permits, electrical for pumps and equipment, and plumbing or gas permits for heaters. Inspectors review steel, plumbing or gas, and barrier requirements, followed by final inspections.

• Documents may include a barrier or fence compliance record and sometimes an as‑built survey for setbacks.
• Frequent fail items include non‑compliant barriers, electrical bonding or grounding issues, missing backflow preventers, setback discrepancies, or coping issues.

Other items sellers should confirm

HVAC replacement, room additions, kitchen or bath remodels, and re‑roofing each have specific permits and typical fail reasons. Verify permit scope, inspection history, and final status.

Your 6‑week permit timeline

Use this as a template. Adjust to your actual escrow length and inspection availability.

Week 0: Pre‑listing or right after contract

• Gather existing paperwork, receipts, and contractor contacts.
• Ask the title company and buyer’s lender what they will accept for closing and whether an escrow holdback might be required.
• Create a digital folder for all permit records.

Deliverable: A file started with everything you already have.

Week 1: Permit discovery and verification

• Request a permit search from the City of Weston or check the e‑permitting portal if available.
• If needed, visit the Building Division and request an open permit report.
• Confirm which permits are final, open, or have failed inspections.
• Verify contractor licenses with the Florida DBPR.
• Summarize open permits and next steps for each.

Deliverable: A list of open permits with permit numbers and inspection notes.

Week 2: Prioritize and price corrections

• Prioritize high‑risk items that can hold up closing, especially structural or safety items or anything flagged by lender or title.
• Get 1 to 2 licensed contractors to estimate costs, timelines, and availability.
• For windows, contact the installer or manufacturer for product approvals and an installer affidavit that matches the approval.
• If work was unpermitted, discuss options to legitimize through permitting or agree on a holdback or credit.

Deliverable: Written quotes and a projected schedule for corrections.

Week 3: Schedule and start the work

• Hire licensed contractors and get a written scope, cost, and timeline. Confirm they will pull any required new permits and provide final documentation and lien waivers.
• Coordinate with Weston for inspection dates and windows.
• For windows, have approvals and installer certification ready for inspection.
• For generators, schedule electrical and fuel inspections in sequence.
• For pools, schedule any barrier fixes and order any needed surveys or engineer letters.

Deliverable: Contractors engaged and inspection appointments on the calendar.

Week 4: Inspections and documentation

• Attend inspections or confirm results the same day. Save reports or screenshots of results.
• If finals pass, obtain stamped or dated final cards or permit PDFs from Weston and save multiple copies.
• If an inspection fails, get a written correction list immediately, complete corrections, and reschedule.
• Send finals, affidavits, product approvals, and lien waivers to title and the buyer’s lender as they are available.

Deliverable: Closed permit PDFs for passed items and a written plan for any failed items.

Week 5: Re‑inspections and closing paperwork

• Finish punch list corrections and schedule re‑inspections promptly.
• If items cannot be finalized before closing, negotiate an escrow holdback or seller credit and put the terms in writing with title.
• Collect contractor final invoices, releases of lien, affidavits of completion, and any as‑builts or engineer letters.

Deliverable: Finals submitted where available and a written resolution plan for anything still open.

Week 6: Final checks and handoff

• Confirm title removed permit‑related exceptions or that holdback language is in the closing package.
• Assemble a closing packet with permit PDFs, inspection reports, approvals, contractor license and insurance, lien waivers, and affidavits.
• Keep digital and printed copies for your records and for the buyer.

Deliverable: Complete proof of permitted work or a recorded agreement for post‑closing remedies.

If you need more time

Complex fixes, new permits, or pool work may push beyond six weeks. Plan for extended city review timelines and contractor lead times.

• Consider a negotiated escrow holdback or a delayed closing.
• Ask Weston if any conditional letters are available when full finals are not yet possible.
• If HOA or architectural review is required, request expedited review.

Documentation checklist for closing

• Permit number(s) and scanned permit cards or PDFs showing final status.
• Final inspection report(s) or a final stamp or letter from Weston.
• Contractor final invoice(s), proof of payment, license, and insurance certificate.
• Lien waivers or releases and a contractor W‑9 if the title company requests it.
• Manufacturer approvals or NOAs for impact windows and doors, plus installer certification.
• As‑built survey or engineer letter, where applicable.
• Any recorded affidavits or permits tied to the property.
• Written escrow holdback or seller credit agreement with amount and release conditions.
• Contact list for inspector, permit technician, and contractors.

Avoid delays with these tips

• Start your permit search immediately and share findings with the buyer, title, and lender.
• For impact windows, bring product approvals and installer affidavits to inspection and do not remove labels before the final.
• Use licensed contractors familiar with Weston and the Florida Building Code.
• Collect signed lien waivers at final payment and keep proof of payment.
• Align early with title and the lender on what documents they will accept.
• If a code enforcement case is active, coordinate with Weston to resolve it, since holds can block finals and closings.

A smooth Weston closing, step by step

With a clear plan, most permit issues can be solved inside a standard escrow. Start early, document everything, and keep title and the lender in the loop. If timing is tight, negotiate remedies in writing so everyone knows how open items will be handled.

When you want concierge guidance, The Sklar Team pairs local expertise with a high‑touch process to keep your sale on schedule and protect your bottom line. Request Your Free Home Valuation today and let us tailor this timeline to your property and your closing date.

FAQs

What is a permit final in Weston?

• A permit final is a passed final inspection that closes the permit with the City of Weston Building Division, which is what most lenders and title companies look for at closing.

Do I need a Certificate of Occupancy to sell my home?

• For typical residential upgrades like windows, generators, or pools, you usually need closed permits with final inspections, not a new Certificate of Occupancy.

How do I find out if my permits are open?

• Request an open permit report or search your address with the City of Weston Building Division, and check any relevant Broward County systems if a county item may apply.

What if my impact windows fail the final inspection?

• Get the correction list, supply product approvals and installer certification, correct anchorage or flashing issues, and schedule a prompt re‑inspection.

Can I close with an open permit in Weston?

• Many lenders and title companies require closed permits; if not possible, you may negotiate an escrow holdback or seller credit with terms documented in writing.

Who verifies my contractor’s license in Florida?

• You can verify the contractor’s license with the Florida Department of Business and Professional Regulation and include that verification in your closing packet.

What documents should I give the title company?

• Provide permit PDFs showing finals, inspection reports, contractor invoices and lien waivers, product approvals, installer certifications, and any required surveys or engineer letters.