Quick Answer
How do I check building permits on a Hillsborough County home?
Use HillsGovHub at hcfl.gov for permits issued after January 2021. For older records (2005-2021), use the county's Building Permits Reports page. Search by property address or folio/parcel number. Look for open permits, missing final inspections, and unpermitted work.
Why Permit History Matters When Buying a Home
Permit history tells you what work was done to a house — and more importantly, whether it was done legally. In Hillsborough County, every major project needs a building permit: roof replacements, HVAC installations, water heaters, electrical panels, additions, even window replacements. If a seller tells you they put on a new roof in 2022, there should be a permit to back it up.
Unpermitted work creates real problems. Your homeowners insurance may not cover damage related to unpermitted improvements. When you go to sell, the next buyer's inspector will flag the same issues. And if the county discovers unpermitted work, they can require you to bring everything up to code — at your expense — even though you weren't the one who did the work.
How to Search HillsGovHub (Records After January 2021)
HillsGovHub is the county's current portal for building permits and inspections. No login required — it's a public search.
- Go to hcfl.gov and find the HillsGovHub portal
- Select Building Records
- Search by Site Address — enter the street number and name
- You can also search by Parcel Number (the folio number from the property appraiser)
For each permit, you'll see the permit number, type (building, electrical, mechanical, plumbing), description, application and issue dates, status, contractor name and license number, and the job value. Click into any permit to see the full inspection history — every inspection with its result and date.
How to Search Older Records (2005 to January 2021)
Records from before January 19, 2021 are NOT on HillsGovHub. They're on a separate county page called Building Permits Reports. Search the same way — by address or folio — but know that the interface is different and older.
This matters because a house built in 2013, for example, would have its original construction permits, any early repairs, and warranty-period fixes in the older system. The newer system only picks up from 2021 forward. You need to check both systems to get the full picture.
Have Questions About a Property You're Considering?
I'll pull the permits, check the tax bill, and flag anything you need to know before you make an offer.
Send Me the Address Call (813) 733-7907What to Look For — Red Flags
Open or Expired Permits
An open permit means work was started but never received a final inspection. An expired permit means the permit was issued but the work was never completed or inspected within the allowed timeframe. Both are problems. The county may require the current owner (that's you, if you buy it) to close out those permits — which could mean paying for inspections, corrections, or even redoing work.
HVAC and Roof Permits
These are the big ones. A new air conditioning system or a full roof replacement without a permit means the work wasn't inspected. For AC, that raises questions about whether the system was properly sized, connected, and meets code. For roofs, an unpermitted reroof can void your insurance entirely in Florida.
Missing Final Inspections
A permit that shows "issued" but no final inspection passed is essentially the same as unpermitted work from an insurance and code perspective. The work was started but never verified.
Water Heater and Electrical Work
Water heater replacements require permits. Gas-to-electric conversions require both plumbing and electrical permits. Electrical panel upgrades need permits. If you see these improvements in the home but no matching permits, that's a conversation you need to have with the seller before closing.
What I Do for My Clients
I pull permit history on every property my buyers are seriously considering. It takes 15 minutes and can save you thousands. I check both the HillsGovHub system and the older records, cross-reference what's in the inspection report, and flag anything that doesn't match. If there's an open permit from 2018 or a roof with no permit, I want to know before you're under contract — not after.
If you're looking at homes in Riverview, Brandon, Valrico, or anywhere in Hillsborough County, call me at (813) 733-7907 and I'll walk you through the permit history on any property you're considering.
Frequently Asked Questions
Do I need to check permits before buying a home in Florida?
It's not legally required, but it's one of the smartest things you can do. Unpermitted work can affect your insurance coverage, your ability to resell, and your liability if something goes wrong. It takes minutes to check and can save you from a costly surprise.
What happens if I buy a home with unpermitted work?
You become responsible for it. The county can require you to obtain permits retroactively, which may mean opening walls for inspection, hiring licensed contractors, and bringing everything up to current code. The seller who did the work is long gone — the obligation stays with the property.
Can my home inspector check permit history?
Most inspectors focus on the physical condition of the home, not permit records. Some will cross-reference, but don't count on it. This is something your agent should be doing independently. I check permits on every property my buyers consider — it's part of the due diligence process.
About Barrett Henry — Barrett Henry is a licensed REALTOR® and Broker Associate with REMAX Collective, serving buyers, sellers, and investors across the greater Tampa Bay market. With 23+ years of real estate experience, Barrett brings data-driven advice and a client-first approach to every transaction. Learn more