Pre‑Listing Permit Checks Sellers Should Do In Manatee

Are you getting ready to list your Manatee County home? The fastest way to avoid delays and last‑minute stress is to confirm that every improvement was permitted correctly and closed out. Buyers, lenders, and title companies all look for clean permit and code histories, and Florida now requires a specific flood disclosure at contract. In this guide, you will learn exactly what to check, where to find records in Manatee’s systems, and how to fix common issues before you hit the market. Let’s dive in.

Why permit checks matter in Manatee County

Open, expired, or incomplete permits can slow negotiations, invite repair requests, or put closing on hold. Manatee County considers work complete only after final inspections are passed and any holds are cleared, which is when Certificates of Occupancy or Completion are issued. You can verify inspections and request copies through the county’s Inspections page and automated systems listed there. Learn more on Manatee’s guidance for inspections and certificates of completion.

Florida now requires a statutory flood disclosure at or before contract execution. The form asks about flood damage during ownership and about any claims or assistance received. Review the disclosure requirements in Florida Statute 689.302.

If your property sits in a mapped flood zone, Manatee’s Floodplain Management team can help with flood maps and elevation certificates. This can affect permitting after storms and insurance. See the county’s Flood Protection FAQs for how flood zones and elevation information work locally.

What to check before you list

Building and trade permits

Confirm permits and final inspections for roofing, additions, pools, HVAC replacements, electrical panel upgrades, and plumbing work. Manatee recognizes express permit types, but all jobs still need final approvals. Under the Florida Building Code, permits typically expire after 180 days without an approved inspection, which can require re‑permitting or corrections. Review permit types and requirements on Manatee’s Building Permits page.

Roofing often requires specific documentation such as Florida Product Approvals. Collect your paperwork, including invoices and product approvals, to speed buyer underwriting.

Floodplain and elevation information

Complete the required flood disclosure accurately and early. If you need help confirming a flood zone or retrieving an elevation certificate, start with Manatee’s Flood Protection FAQs, which link to FEMA maps and local services. See Florida Statute 689.302 for the required disclosure language.

Septic systems

If your home uses a septic system, confirm construction or repair permits and any operating permits for advanced treatment units. In Manatee County, septic records are handled by the Florida Department of Health. You can request files through DOH Manatee’s OSTDS page. The state is transitioning some septic permitting through DEP, so also review the DEP onsite sewage FAQ for current guidance.

Code enforcement and liens

Unresolved code cases or fines can attach to the property and trigger payoff requirements at closing. Use Manatee’s Online Services portal to check for enforcement cases and request lien verifications before you list.

Contractor licensing

Make sure the contractor named on each permit holds an appropriate, active license. Verify status and scope quickly through the state’s DBPR verification tool.

Certificates of Occupancy or Completion

Final documents matter. If you completed a remodel or pool, verify that the certificate was issued and that no final inspection or fee holds remain. See Manatee’s Inspections page for how to check results and request copies.

Trees, waterfront, and environmental rules

If you made changes to trees, shoreline structures, or setbacks, confirm they align with local ordinances. Manatee’s Land Development Code outlines requirements for buffers, waterfront structures, and related activity. When in doubt, confirm before listing.

How to search Manatee records

• Start with Manatee’s Online Services portal. Create a free account, then search your address for permits, inspection status, and documents. Older items may require a records request.
• Check inspections and certificates. Use the Inspections page to see how to pull inspection results or request Certificates of Occupancy or Completion.
• Confirm flood zone details. Manatee’s Flood Protection FAQs explain how to locate flood zones and request elevation certificates.
• Pull septic records. Request septic permits and approvals through DOH Manatee’s OSTDS page. If you have an advanced system, include any operating permits.
• Verify licensing. Confirm contractor license status through DBPR’s Verify a License tool.

Pre‑listing permit checklist

1. Gather what you already have
   • Collect permits, final inspection reports, Certificates of Occupancy or Completion, contractor invoices, product approvals for roofing, warranties, elevation certificates, and septic paperwork.
2. Search county permit records
   • Use Manatee’s Online Services portal to find open, expired, or incomplete permits and to confirm inspection status.
3. Confirm inspections and final sign‑offs
   • Make sure major work shows a passed final inspection and no outstanding holds. Use the Inspections page to request copies of final certificates.
4. Resolve open or expired permits
   • Contact the original contractor or a permit specialist to schedule inspections, correct work, or apply for after‑the‑fact permits if needed. See application guidance on Manatee’s Building Permits page.
5. Verify contractor licenses
   • Match the contractor on each permit to DBPR records using the Verify a License tool.
6. Check septic documentation
   • Request septic permits and approvals through DOH Manatee’s OSTDS program. Review DEP’s onsite sewage FAQ for the transition details.
7. Run code enforcement and lien checks
   • Use the Online Services portal to identify any code cases and to request lien payoff information.
8. Confirm flood risk and disclosures
   • Use the county’s Flood Protection FAQs to find your flood zone and locate elevation certificates, then complete the statutory flood disclosure under Florida Statute 689.302.
9. Document your remediation plan
   • Summarize what you fixed and what remains, including permit numbers, inspection dates, and any warranties.
10. Bring in professional help when needed

• For complex issues or multiple open permits, coordinate with a licensed contractor or permit expediter. See Manatee’s Permitting Section for process guidance.

Timing and cost expectations

Closing an open permit can take days to months, depending on inspection schedules, corrective work, and reviews. Manatee’s Digital Plan Room has improved plan review timelines for many applications, but field work still depends on contractor availability.

Costs vary by scope. Expect permit and inspection fees, contractor labor for corrections, and possible engineering or elevation certificates in flood zones. In limited post‑storm situations, the county has temporarily waived specific fees. See the county’s announcement for details and timing.

Avoid last‑minute deal stress

The cleanest listings in Manatee County anticipate buyer due diligence. When you confirm permits, inspections, flood disclosures, and code status ahead of time, you protect your timeline and your price. If you would like hands‑on help organizing records and preparing your listing, reach out to The VanDuren Group. We can coordinate your pre‑listing checklist so you launch with confidence.

The VanDuren Group

FAQs

What should Manatee County sellers check for open or expired permits?

• Search your address in Manatee’s Online Services portal, then review inspection status and final certificates on the Inspections page.

Are flood disclosures required for Florida home sales?

• Yes. Florida Statute 689.302 requires a flood disclosure form at or before contract execution, including questions about flood damage, claims, and assistance.

How do I verify that a contractor who pulled my permit is licensed?

• Use the state’s DBPR Verify a License tool to confirm license status, scope of work, and disciplinary history.

Where do I find my property’s flood zone and elevation certificate in Manatee?

• Start with Manatee’s Flood Protection FAQs for local maps and guidance, and request elevation certificates if available.

Who handles septic permits and records in Manatee County?

• Septic records are managed by the Florida Department of Health in Manatee; request files through the DOH Manatee OSTDS page and review DEP’s onsite sewage FAQ for program updates.