Sellers
Selling a House With Unpermitted Work in Orlando: Your Options
By Yogi Ganeshram · 10/31/2026
Unpermitted work is one of the most common surprises in a home sale, and it is fixable. The key is to deal with it up front instead of letting a buyer's inspector or lender find it.
What counts as unpermitted work
Work that required a permit and did not get one. Common examples in Central Florida:
- Enclosed garages, lanais, or patios turned into living space
- Room additions
- Electrical, plumbing, or A/C replacements
- Roof replacements and water heaters
- Windows, doors, and fences
Why it matters at sale
- Disclosure. Florida law requires sellers to disclose known facts that materially affect a home's value and are not readily observable. If you know about it, you generally have to say so.
- Lenders, appraisers, and insurers. Unpermitted square footage may not count toward value, and some lenders and insurers will not move forward on a property with open problems.
- Buyer leverage. Once a buyer knows, they will ask for a lower price, a repair, or a walk.
Your options
- Permit it after the fact. Contact the city or county building department. They will tell you what is needed. Expect inspections and sometimes opening up walls. Cost and time vary, so get answers before you list.
- Disclose and adjust the price. Some buyers will take it with a reduction.
- Sell to a cash buyer who takes it as is. The price will be lower, but you skip the permit process.
- Undo the work. Rarely practical, but sometimes the cheapest route.
What not to do
- Do not hide it. Concealing a known issue can create legal exposure after closing.
- Do not guess what the county will require. Ask them.
- Do not start new work without a permit to "clean it up."
What to do this week
Gather what you know: who did the work, when, and any invoices. Check your property's permit history with the city or county. Then compare the cost and time of fixing it against what a buyer would discount.
If you want the numbers on all three paths, send me the address.
Disclosure: I am a licensed REALTOR with eXp Realty, and I also invest in homes through my own company. If I am ever the buyer, I will tell you in writing before you decide.
Common questions
About Yogi
Yogi Ganeshram, eXp Realty licensed REALTOR, 23+ years, 500+ homes sold, 200+ flips, 400+ short sales with deficiency waivers secured
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This article is general education, not legal or tax advice. Talk to a licensed Florida attorney or tax professional about your situation.
Yoganand Ganeshram PA · Licensed Florida Real Estate Agent — SL 3131685 · eXp Realty in Florida · Equal Housing Opportunity.