Buying a Tampa Bay Home? Check the Permits Before You Commit

By Andrew Ricker | The Ricker Group
Reviewed October 26, 2026

Buying a renovated home or one in a flood-prone area? Ask your Realtor to help check its Tampa Bay permit history before you commit. The records can help explain what work took place and which questions still need answers.

The new kitchen looks great. Now let’s check the paperwork.

Start with what changed

New floors, updated bathrooms, or a converted garage? First, ask when the work happened and why.

Did the owner plan a remodel, fix a leak, or repair storm damage? Then ask your Realtor to help gather:

Permits that describe the work.
Inspection results and final approvals.
Contractor invoices and warranties.
Seller disclosures about flooding and repairs.
Any local findings about flood damage or repair limits.

If an online search turns up nothing, ask the permit office for help. A missing record alone doesn’t prove someone did the work improperly.

Take a closer look at flood repairs

If the home flooded, ask which permits covered the repairs. Also, find out whether the local building department reviewed the damage.

For example, Pinellas County requires repair permits for homes in its unincorporated floodplains damaged by Hurricanes Debby, Helene, or Milton. That includes repairs the owner has already finished.

However, that guidance applies to unincorporated Pinellas County. For homes inside Tampa or St. Petersburg city limits, check with the city’s building department.

Ask what “under the 50% rule” means

You may hear that repairs stayed “under the FEMA limit.” Before relying on that claim, ask for the records.

The FEMA 50% Rule dictates that if a home in a high-risk flood zone is damaged or undergoing renovations, the cost of that work cannot equal or exceed 50% of the structure’s market value unless the entire building is brought up to current flood codes.

Under the federal substantial-damage rule, repair costs that reach 50% or more of the building’s value before the damage can trigger current floodplain requirements. FEMA explains that land value does not count in this calculation.

The Consequence: If you cross the 50% mark, you must bring the entire home into full compliance with modern building codes. This almost always means elevating the entire house above the flood level, which is a massive and expensive engineering feat.

Planned renovations can also trigger substantial-improvement rules. Local rules may be stricter, too.

FEMA confirms that local officials make substantial-damage decisions. Your Realtor can help gather records. The local building or floodplain official should explain what those findings mean for the home.

Use the right permit office

A mailing address doesn’t always tell you which office handles the property.

For homes within Tampa city limits, the City of Tampa’s permit search guide explains how to look up construction permit records by address.

Outside city limits in unincorporated Hillsborough County, use HillsGovHub.

Meanwhile, the Pinellas permitting guide can help you find out whether the county or a city serves the address.

Check what each permit covers

A closed roof permit tells you about the roof work. It doesn’t answer questions about a separate bathroom remodel.

Instead, compare each permit’s scope with the changes you see. Ask how the office finalized the permit and whether anything remains open.

Planning an addition or a major remodel? Discuss those plans with the building department before you count on a renovation budget.

Also, keep home inspections and insurance quotes on your list. Permit records alone cannot confirm the home’s current condition or future flood risk.

Common questions

Should I walk away if a permit is open?

Not automatically. First, ask what remains unfinished, who can resolve it, and how it affects your plans and contract deadlines.

Does a closed permit mean the home won’t flood again?

No. A closed permit does not guarantee protection from future flooding.

When should I start checking the records?

Start early. Your Realtor can help fit record requests and professional reviews into your contract timeline.

Found a home you like? Talk with Andrew Ricker about checking the records before you commit.

Andrew Ricker | The Ricker Group
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