Unpermitted work is one of the most common “hidden problems” in Miami real estate and it shows up in all the usual places: garage conversions, bathroom remodels, electrical upgrades, enclosed patios, and additions that were done fast, done years ago, or done by a previous owner. The work may look great. It may function perfectly. But if permits were never pulled or finalized, it can instantly change how your home is valued, marketed, and sold.
The problem usually doesn’t surface when the home is lived in. It surfaces when it’s sold, and that is when inspections, appraisals, and lenders start asking the one question that can derail everything: “Were permits pulled?”
Now, a simple sale turns into a stressful cycle of delays, repairs, renegotiations, and the possibility of buyers walking away.
A cash sale works differently. There’s no lender dictating repairs, no financing conditions tied to permits, and no requirement to “legalize” the work before closing. Instead, the buyer evaluates the risk, prices it into the offer, and decides what to do after the sale is complete.
If you’re considering selling your home for cash, this guide breaks down what actually happens, step by step, so you know exactly what to expect and how to move forward without getting trapped in the traditional process.
What Counts as Unpermitted Work?
Unpermitted work refers to any renovation, upgrade, or structural change that legally required a permit but was completed without one being pulled, approved, or properly closed out. In many cases, the work was done years ago, by a prior owner, or by a contractor who never finished the permitting process and the current homeowner has no idea until it becomes an issue during a sale.
Common examples of unpermitted work include:
● Finished basements or attic conversions
● Added bathrooms or kitchen remodels
● Structural changes, such as removing or relocating walls
● Electrical or plumbing upgrades
● Garage or carport conversions
● Room additions or enclosed patios
It’s important to understand that quality doesn’t matter when it comes to permits. The work can look great, function perfectly, and even improve daily living, but if the paperwork was never completed, it is still considered unpermitted in the eyes of the city and lenders.
Why Unpermitted Work Becomes a Problem in Traditional Sales
In a conventional, financed sale, unpermitted work often creates stress at several critical points in the transaction. Even when buyers love the home, the issue usually surfaces once professionals get involved.
Here’s how it typically plays out:
● A buyer’s inspector flags the work as non-permitted
● An appraiser may exclude the added square footage or features from the home’s value
● A lender may pause, condition, or deny the loan altogether
● Buyers begin demanding retroactive permits, repairs, or steep price reductions
Once this happens, momentum slows. Timelines stretch. Costs increase. And in many cases, the deal never recovers. What started as a promising sale can quickly turn into weeks or months of renegotiation, only to end with the buyer walking away and the seller starting over.
This is why unpermitted work isn’t just a technical issue; it’s a transaction risk in traditional home sales.
How Cash Buyers View Unpermitted Work
Cash buyers evaluate unpermitted work very differently than retail buyers and lenders.
Most cash buyers already assume that older or distressed properties will have compliance issues. Instead of asking the seller to fix or legalize the work, they price the property based on risk, cost, and usability.
What this means in practice:
- No lender requirements
- No permit corrections required before closing
- No delays for inspections or city approvals
The work is factored into the offer rather than treated as a deal breaker.
Do You Have to Disclose Unpermitted Work in a Cash Sale?
In most states, sellers are still required to disclose known material facts about the property. If you are aware that work was done without permits, it should be disclosed.
That said, disclosure does not mean you must correct the issue. In a cash transaction, disclosure simply allows the buyer to make an informed offer. Experienced buyers expect this and underwrite the deal accordingly.
Will the City or County Get Involved?
This is one of the biggest concerns homeowners have, and in most cases, it’s overstated. Selling your home privately to a cash buyer does not automatically alert the city or county, nor does it trigger inspections or enforcement on its own.
Municipalities typically only get involved when one of three things happens:
● A new permit is actively pulled
● A complaint is filed by a neighbor or third party
● An inspection is specifically requested
A straightforward, as-is cash sale does not require notifying the city, reopening old permits, or inviting inspectors onto the property. Simply transferring ownership does not put your home on a city enforcement radar. For many sellers, this alone removes a major source of anxiety.
Do Cash Buyers Tear Out Unpermitted Work?
Sometimes, but often, they don’t. And when they do, it’s entirely their decision, not the seller’s problem.
After closing, buyers may choose to:
● Leave the work exactly as it is
● Legalize it at their own pace
● Modify or remove it during renovations or redevelopment
What matters for the seller is this: the decision happens after the sale, and the responsibility ends at closing. You are not required to oversee changes, coordinate permits, or worry about what happens next. Once ownership transfers, your involvement is complete.
How Unpermitted Work Affects Your Offer Price
Unpermitted work doesn’t automatically destroy a home’s value, but it does affect how a cash buyer prices risk.
Instead of rejecting the property outright, cash buyers evaluate factors such as:
● The cost to legalize, modify, or leave the work as-is
● The likelihood of future compliance or enforcement issues
● How the work impacts resale or redevelopment potential
● Whether the improvement adds real, usable value
Because cash buyers aren’t constrained by lender rules, they can be far more flexible. In many cases, sellers still receive strong offers, especially when compared to the time, expense, and uncertainty of attempting to bring the property into full compliance before selling.
When a Cash Sale Makes the Most Sense
A cash sale is often the cleanest, least stressful option when:
● The work was done long ago and permits or records no longer exist
● Retroactive permitting would be expensive, invasive, or risky
● Speed and certainty matter more than squeezing out top retail value
● The property has multiple issues that could derail a financed sale
Rather than navigating inspections, reopening permits, renegotiating with buyers, or watching deals fall apart over financing, a cash sale allows you to close on your timeline and move forward with clarity.
For many homeowners, it’s not about cutting corners, it’s about choosing the path with the least friction and the most certainty.
Sell a Home with Unpermitted Work for Cash in Miami
Unpermitted work does not mean your home is unsellable, and it does not mean you need to open permits, schedule inspections, or spend months navigating city requirements before you can move forward. If your property has unpermitted renovations and you want to avoid lender roadblocks, inspection delays, or the risk and cost of retroactive permits, a cash sale offers a clear and practical solution.
Miami cash home buyers evaluate your property exactly as it stands today. There are no financing contingencies, no appraisal standards tied to permits, and no pressure to fix, remove, or legalize the work before closing. Instead, the buyer assesses the risk, estimates future costs, and reflects that in the offer, allowing you to sell without uncertainty or ongoing obligations.
This approach is especially valuable in Miami, where enforcement can be strict and timelines unpredictable. Rather than reopening old permits, triggering inspections, or exposing the property to additional scrutiny, sellers can move forward quietly and efficiently. The sale closes on your timeline, and responsibility for any future compliance decisions transfers to the buyer after closing.
If you want a clear picture of what your home could sell for in its current condition, without pressure, repairs, or obligation, reach out to Cash Out Your Home today. A no-commitment cash offer gives you real numbers, real options, and the ability to decide what makes the most sense for your situation, on your terms.
Call us at (786) 833-8455 or visit www.CashOutYourHome.com to learn more.