Certificate of Occupancy: Why It Decides When You Close on a New Home
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A certificate of occupancy (CO) is the official sign-off from the local building department that says a new home passed its inspections and can be lived in. On a new-construction home, it usually comes near the very end of the build, and it often decides when you can actually close and move in. Florida's building code, for example, says a building ""shall not be used or occupied"" until the building official issues one.
If you are buying a brand-new home, the CO is one of the last boxes the builder has to check. Here is what it is, who gets it and why it matters for your closing date.
What is a certificate of occupancy?
A certificate of occupancy is a document from your city or county building department. It shows that the home was built under a permit, inspected and found to meet the building codes in place.
The City of Titusville, Florida, describes it simply: before a new home can be occupied and used, a certificate of occupancy must be obtained, and it is issued ""once the required inspections have been made and the construction found to be in compliance"" with the codes.
Different places use slightly different names. You may hear ""CO,"" ""occupancy permit"" or ""certificate of completion."" The idea is the same: the government says the home is ready for people to live in.
Who issues a certificate of occupancy, and who is responsible for getting it?
The local building official issues the CO. That might be a city building department or a county building division, depending on where the home sits.
On a new-construction home, the builder holds the building permit, so the builder is the one who schedules the inspections and requests the CO. As a buyer, you usually do not apply for it yourself. But you should know where it stands, because your closing can depend on it.
How does a new home get a certificate of occupancy?
Each building department has its own checklist. To give you a real example, the City of Greenacres in Palm Beach County, Florida, lists what a builder must send in when asking for a residential CO. The list includes:
A permit card with ""all inspections complete & fully signed off""
A final survey signed by a surveyor and a matching site plan
A final elevation certificate
A blower door test report (an air-leak test)
An insulation certificate
A slab packet, including termite treatment certification
Compliance certificates for drainage and landscaping
Greenacres cites the 2023 Florida Building Code, Section 111.1, as the reason the CO is required. Other cities and counties ask for similar items, but the exact list is set locally.
How long it takes also varies. Titusville, for example, says processing takes at least three business days once everything is in.
Can I close on a new home without a certificate of occupancy?
In most cases, no, and there are two reasons.
The building code. In places that follow rules like Florida's Section 111.1, the home ""shall not be used or occupied"" until the CO is issued. Moving in before then is not allowed.
Your loan. Lenders and loan programs care about whether the home is finished:
FHA loans. HUD's FHA handbook glossary says a home is ""Under Construction"" from the first placement of permanent material until 100 percent completion with no ""Certificate of Occupancy (CO) or equivalent."" In other words, FHA treats the CO (or its local equivalent) as the marker that construction is done.
USDA loans. USDA Rural Development's new-construction guidance lists a ""Certificate of Occupancy from local jurisdiction"" as one acceptable way to show the home meets its requirements.
Conventional loans sold to Fannie Mae. Fannie Mae's Selling Guide says ""verification of completion of construction is required"" before the loan is sold to it. It allows some small items to be finished later only if they ""do not affect the ability to obtain an occupancy permit.""
So if the CO is late, your closing usually waits too.
What is a temporary certificate of occupancy?
Some building departments can issue a temporary certificate of occupancy (TCO). It lets a building, or part of it, be used safely before every last item on the permit is finished.
Here is one Florida example. Collier County's building bulletin on TCO requests says the building official ""is authorized to issue a temporary certificate of occupancy"" before the entire permitted work is complete. Its rules include:
Collier County TCO rule (bulletin dated June 2, 2017, amended Sept. 30, 2026) | What it says |
|---|---|
How long it lasts | Up to 30 days at a time, with a total limit of 180 days |
Main condition | The space must be able to be ""occupied safely"" |
Hardship | The request must show a specific and significant hardship |
Fees | A processing fee, plus all impact and trash fees paid before it is issued |
This is just one county. Your city or county may have different rules, or may not use TCOs for single-family homes much at all. Also, a temporary certificate may not satisfy your lender. Ask your loan officer before you count on one.
Why do certificates of occupancy get delayed?
A CO can only be issued after the required inspections pass and the paperwork is complete. So the usual slowdowns are:
An inspection that does not pass and has to be fixed and checked again
A missing item from the building department's checklist, like a final survey or elevation certificate
Greenacres even warns that false or incomplete information can lead to extra fees or denial of the certificate. You cannot control these steps, but you can ask the right questions early.
What this means for new-construction buyers
The CO is the bridge between ""the house looks done"" and ""you can close."" Here is how to stay ahead of it:
Ask how the builder tracks the CO. Find out when final inspections are scheduled and who will tell you when the CO is issued.
Line up your rate lock with the CO, not just the contract date. If the CO slips, your closing can slip, and an expired rate lock can cost you. Ask your lender what an extension would cost.
Do not schedule movers too early. Wait for a firm closing date tied to an issued CO.
Still get your own inspection. A CO means the home passed the code inspections the building department requires. It does not mean every finish item is perfect. Your final walkthrough and an independent inspection are still smart moves.
Know your loan type. FHA, USDA and conventional loans each have their own completion rules. Ask your lender what proof of completion they need.
For today's build schedules and which homes are closest to finished, call 561-704-0091.
Common Questions
What is a certificate of occupancy on a new home?
It is the official approval from the local building department that a new home passed its required inspections and can be lived in. On new construction, the builder usually requests it near the end of the build. Many lenders and loan programs look for it before closing.
Who gets the certificate of occupancy, the builder or the buyer?
On a new-construction home, the builder holds the building permit, so the builder schedules the inspections and requests the certificate. The buyer usually does not apply for it. You should still ask the builder when it is expected and how you will be told.
Can you move into a new house without a certificate of occupancy?
Usually not. Building codes like Florida's say a building shall not be used or occupied until the building official issues the certificate. Your lender will also want proof the home is complete before closing.
How long does it take to get a certificate of occupancy?
It depends on the building department and on whether all inspections and paperwork are done. The City of Titusville, Florida, for example, says processing takes at least three business days once everything is in. Failed inspections or missing documents can add time.
What is a temporary certificate of occupancy?
It is a short-term approval some building departments give so a building can be used safely before every item on the permit is finished. In Collier County, Florida, a temporary certificate is approved up to 30 days at a time, with a total limit of 180 days. Ask your lender whether it will accept one.
Does a certificate of occupancy mean the house has no problems?
No. It means the home passed the inspections the building department requires. It does not cover every finish detail, so a final walkthrough and an independent home inspection are still worth doing.
Ready to take the next step?
Call 561-704-0091 to talk with a National House Search specialist, or Schedule a visit.
Related reading: How long does it take to build a house?, Final inspection for a new construction home, When to lock your mortgage rate, New construction final walkthrough checklist
Sources: City of Greenacres residential CO request, City of Titusville: Certificates of Occupancy, HUD FHA Handbook 4000.1 glossary, USDA Rural Development new construction guidance, Fannie Mae Selling Guide B4-1.2-05, Collier County TCO bulletin
This is general information, not financial, tax or legal advice. Figures checked October 15, 2026.