Suspected Unpermitted Construction

Verify the concern. Protect the building. Follow the proper process.

When a board hears drilling, sees windows being replaced, or learns of walls or plumbing being changed, it should promptly check the facts. Suspicion alone does not establish a violation, but work affecting a multi-unit building deserves timely attention.

What the supplied UCO report illustrates

The October 3, 2026 UCO Operations report describes county inspection of suspected unpermitted plumbing, electrical, ceiling, exterior-door, and interior-wall work. It also describes checking permit records for a window installation and referring the matter to Code Compliance.

The practical lesson is to investigate through records, qualified personnel, and the responsible county offices. This page does not identify individual owners or determine the outcome of those cases.

1. Document observations without making accusations.

Notify the association manager and designated board contact. Record the location, date, observed work, known contractor, and any apparent effect on common elements or neighboring units.

Photograph only from a safe, lawful location. Separate direct observations from hearsay. Do not enter a construction area, touch wiring, or publicly label a resident or contractor as acting illegally.

2. Ask the owner for the work details.

Request a written description of the project, association approval where required, contractor details, applicable permits and approved plans, and inspection information. Ask how the work affects structural components, plumbing, electrical systems, windows, exterior appearance, or common elements.

Give a clear response deadline appropriate to the urgency and governing documents. Keep communication factual and apply the same review process consistently.

3. Check the county permit record.

1. Start with Palm Beach County’s Permit Center and current permit-tracking tools.
2. Search using the exact address, unit, parcel, or permit number available.
3. Check whether the record matches the actual work and location.
4. Distinguish an application from an issued permit, and an issued permit from final inspection approval.
5. If results are unclear, ask the Building Division to confirm requirements and status.

An empty search result may reflect an address variation, a building-wide permit, or indexing details. It is a reason to investigate further, not automatic proof of unpermitted work. Likewise, one permit does not establish that every part of a project is covered.

Not every maintenance task requires a permit. Ask the county about the specific scope rather than announce that all interior work is prohibited.

4. Verify the contractor and insurance.

Check the license required for the specific trade and scope, using the applicable state or county records. Request current insurance evidence and confirm the named contractor matches the person or firm doing the work.

County licensing requirements have changed for some trades; that does not eliminate permit requirements or licensing requirements that still apply to other work. Ask the county or DBPR when the classification is unclear.

Owner-builder claims also deserve verification with the permitting authority. They should not be accepted as a blanket exemption from association approval, permits, or applicable condominium restrictions.

5. Involve county officials and counsel promptly.

If permits appear missing, work differs from approved plans, or a safety concern persists, contact the appropriate county office with the facts. The county determines permit and code requirements and can investigate.

• Code Compliance: 561-233-5500; follow the county’s current complaint instructions.
• Suspected unlicensed activity: county Contractor Regulations lists 561-233-5525.

Consult association counsel about enforcing alteration requirements, requesting a pause in work, formal notices, access disputes, emergency relief, and any applicable hearing process. Let authorized county officials issue governmental stop-work orders. Do not present a board’s request as a county order.

UCO may help coordinate a community concern, but contacting UCO does not replace the association’s response or county investigation.

Can the board enter the unit?

Florida Statutes §718.111(5) provides access for specified association maintenance and damage-prevention purposes. It is not an unrestricted right to investigate every suspected rule violation. Coordinate the legal basis, notice, timing, and qualified attendees with the manager and counsel.

If access is refused, seek the appropriate legal or county process rather than force entry. Immediate threats should be handled through emergency responders.

6. Follow the issue through correction and closeout.

Assign a coordinator and keep a restricted log of requests, responses, photographs, permit numbers, county case numbers, professional reports, and legal advice.

Ask the county what is needed to resolve its case. Obtain relevant permit closeout and inspection information, and separately verify compliance with association approval conditions. A later permit does not automatically resolve damage or unauthorized changes to association property.

Where common elements or neighboring units may be affected, arrange appropriate professional assessment. Do not assume the association can charge every investigation or repair cost to the owner without confirming authority and process.

Board response checklist

• Assess immediate danger and notify the manager.
• Record facts and request the owner’s project information.
• Check approval, permit scope/status, licensing, and insurance.
• Obtain county and professional clarification where needed.
• Consult counsel before disputed access or enforcement action.
• Track correction, inspections, and association closeout.

Careful oversight. Safer buildings. Stronger associations.

Related resources and official references

Reviewed October 17, 2026. Sources: supplied UCO Operations report dated October 3, 2026; official county pages linked above; county licensing-change notice; and Florida Statutes §718.111(5). General education; association counsel and the county should determine requirements and remedies for the specific work.

Separate observations, findings, and enforcement decisions

Maintain a factual case summary showing what was directly observed, what the owner supplied, permit information checked, official findings received, professional concerns, required actions, and the next review date.

• Record uncertain information as uncertain rather than describing it as an established violation.
• Keep county instructions and association enforcement decisions distinct.
• Send new safety information or formal notices promptly to the responsible coordinator.
• Track county resolution and association approval or restoration requirements separately.

Use careful communication and unit-access guidance. A board should obtain counsel’s advice about disputed entry, remedies, and charges rather than improvising enforcement.

Connected project and community resources

• Building permits →
• Palm Beach County Permit Center →
• Material alterations →
• Unit alterations →
• Palm Beach County Code Compliance →
• UCO POD storage authorization →
• Contractor licensing and insurance →
• Inspection follow-up →
• Moving and delivery procedures →
• Understanding UCO and separate community responsibilities →