Buying Florida homes since 2012 · 650+ homes purchased
North Miami inspects a house before it changes hands. Before closing, the city requires a Certificate of Re-Occupancy from its Building Department, issued after an inspection that confirms a home built as a single-family house is still used as one. Seller and buyer both sign a disclosure statement, and anything the inspector sees can lead to a code case for work done without permits.
So if your North Miami house has a converted garage, an enclosed porch or a rented back unit, it may be better to sell to a buyer who takes on the fix. We buy North Miami houses as-is, work through the re-occupancy inspection with you and the title company, and give you a written cash offer within 24 hours of seeing the property, with no commission and no closing costs.
Takes 60 seconds. No obligation.
Yes. We buy North Miami houses as-is, including homes with garage conversions or additions that may not pass the city’s re-occupancy inspection cleanly. You get a written cash offer within 24 hours of our visit, with no commission and no closing costs, and we close once title and the re-occupancy step are complete.
North Miami, which marks its 100th year in 2026, grew quickly after World War II. Its housing ranges from mid-century single-family homes in neighborhoods such as Central North Miami and Arch Creek Highlands to bayfront streets in Sans Souci and Keystone Point and the newer SoleMia development on the former Munisport landfill. Where a house has an addition or conversion that was never permitted, the re-occupancy inspection is where it can come to light. Larger buildings also go through the city’s 30-year and 10-year milestone recertification.
If a garage was converted, a porch enclosed or a unit added without permits, the city’s re-occupancy inspection can turn it into a code case. We buy with those conditions in place and take on the permitting after closing.
Original electrical panels, galvanized or cast-iron plumbing and old roofs can be priced into an as-is offer instead of being fixed one at a time.
On the bayfront streets, seawall condition, dock permits and flood insurance often decide what a buyer will pay. We look at all three when we price the house.
North Miami’s zoning code (section 3-213, first adopted by ordinance in 1992) makes it unlawful to occupy a single-family home, condo unit, duplex, triplex or multi-family property sold after January 1, 1993, until the city issues a Certificate of Re-Occupancy. The inspection checks that a building is still used the way it was built, for example that a single-family house has not become two units.
The application is tied to one seller and one buyer. If the sale falls through and a new buyer signs, the city requires a new application, a new disclosure statement and a new fee. The fee is paid in advance by cashier’s check or money order, the city allows up to 10 business days to inspect (an expedited inspection costs more), and the seller and buyer both sign the disclosure statement, with the buyer’s signature notarized. A property that transfers without a certificate can be fined.
Two warnings from the city’s own form matter to sellers. Conditions the inspector sees can lead to code enforcement for work done without permits. And the certificate is not a representation about the home’s condition or an electrical, plumbing or mechanical inspection.
The City of North Miami Building Department, at 12340 NE 8th Avenue, keeps permit records and takes requests for permit copies from microfilm. Comparing that history with what is actually on the lot, such as a converted garage, an enclosed porch or a back unit, tells you before the re-occupancy inspection whether anything is likely to be flagged.
Larger buildings also go through the city’s 30-year and 10-year milestone recertification. If you own a condo or a small apartment building in North Miami, ask the association or the Building Department where the building stands before you price it.
Permits, inspections, re-occupancy inspections and recertification.
Application, fees, disclosure statement and section 3-213 penalties.
Microfilm permit copy requests, certificate of occupancy and change-of-use checklists.
The city’s 30-year and 10-year recertification program.
Confirms the municipality and the recorded building details for a folio.
Flood zone for Sans Souci, Keystone Point and other bayfront streets.
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DetailsFounder Daniel Sasson has purchased Florida properties since 2012 and remains directly involved in seller conversations and buying decisions. If a direct sale is not the best fit for your North Miami property, the team will explain the alternatives rather than pressure you into accepting an offer.
Meet Daniel and learn how we workA useful offer must account for the actual property—not merely its ZIP code. In North Miami, that means reviewing issues such as a pre-sale inspection you would rather not face, mid-century systems, bayfront lots in sans souci and keystone point, along with title, occupancy, condition, and the seller's timing. Our published transaction stories show how that review works when several issues overlap.
Explore the case studiesThree transparent decisions take you from an initial North Miami property review to a title-company closing.
Share the address, condition, occupancy, and your preferred timing. Photos are helpful but are not required to begin.
For the North Miami property, we review comparable sales, title, and condition—including a pre-sale inspection you would rather not face, mid-century systems, bayfront lots in sans souci and keystone point—then explain the no-obligation cash terms.
If the North Miami offer fits, a licensed title company verifies ownership and payoffs. A clear-title purchase can close in as little as 10 days, or later when you need time.
Answers to the questions North Miami homeowners ask us most.
Yes. North Miami’s code (section 3-213) requires one before title transfers on a home sale. The Building Department allows up to 10 business days to inspect, with a faster expedited option for a higher fee, and both buyer and seller sign a disclosure statement. Transferring without it can bring fines.
The city’s form warns that conditions seen during the inspection can lead to code enforcement for work without permits, and the city also issues conditional re-occupancy certificates. If you sell to us, we buy the house as it is and handle the permits or removal afterward.
The City of North Miami’s Building Department, at 12340 NE 8th Avenue, issues permits and re-occupancy certificates for property inside city limits. Nearby unincorporated areas use Miami-Dade County instead.
Yes. Each application is tied to one seller and one buyer. If a sale falls through and a new buyer signs, the city requires a new application, a new disclosure statement and a new fee.
In advance, by cashier’s check or money order; the city does not accept personal or business checks. The amount depends on the property type and whether you choose the regular or expedited inspection.
No. The city says the certificate is not a representation about the home’s condition and is not an electrical, plumbing or mechanical inspection. A buyer still does their own due diligence.
We buy homes throughout Miami-Dade County and the surrounding area. Explore nearby markets:
Whatever the situation, we can help. Learn more about how we handle each one:
Before you decide, see exactly what happens and get straight answers:
Tell us the North Miami address, present condition, and the timing you need. We will explain the written terms so you can compare a direct sale with listing—without pressure or obligation.
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(954) 637-2999Takes 60 seconds. No obligation.