DFW Property Permit Lookup - How to Verify What Was Actually Inspected

Why permit history matters more than disclosure

The standard Texas seller disclosure asks about known defects and known repairs. Permits are the public record of what actually happened. A seller who "does not remember" pulling a foundation permit will be contradicted by the city record. Permit history is also where you find work that should have been permitted but was not - a sign of unlicensed or non-code-compliant work.

Where to look for each DFW city

Permit portals are city-specific (not county). Most have free online lookup but quality varies.

• ✓City of Plano - www.plano.gov (Permits dashboard, address search)
• ✓City of Frisco - data.frisco.gov
• ✓City of Dallas - dallascityhall.com (Development Services portal)
• ✓City of Fort Worth - data.fortworthtexas.gov
• ✓City of McKinney - www.mckinneytexas.org (Citizen Self Service portal)
• ✓City of Arlington - www.arlingtontx.gov

What to look for

Pull the full permit list for the address. For each permit, check:

• ✓Date the permit was opened (matches seller disclosure timeline?)
• ✓Permit status (Open / Closed / Expired) - expired permits with no completion are a red flag
• ✓Inspection records attached to the permit - some cities log every inspection visit with pass/fail
• ✓Contractor name - matches the seller as a self-contractor? That is a higher-risk pattern
• ✓Type of work permitted (foundation, electrical, plumbing, roofing) - cross-check with the seller disclosure

Red flag combinations

Single flags are noise. Combinations are signal.

• ✓Recent acquisition (within 12 months) + 3+ permits pulled = cosmetic flip pattern. Inspect for shortcuts.
• ✓Foundation permit opened + no inspection records + closed by city not contractor = work may not have been inspected
• ✓Seller listed as contractor on the permit + work outside their license class = unlicensed work, voids most warranties
• ✓Old open permit (over 12 months) + city has not followed up = work may be incomplete or never inspected

What to do if the permit history is murky

Three escalations, in order:

• ✓Email the city building department asking for the inspection record on any open or recently closed permit
• ✓Request an open records (FOIA-equivalent) request for all inspection notes on the address. Texas Public Information Act applies.
• ✓Have your buyer's agent attach a contingency: closing conditional on documented inspection completion for any work done in the last 24 months