COs and Permits: A Seaford Buyer’s Checklist

Buying in Seaford and worried a missing permit could stall your loan? You’re not alone. In coastal Nassau County, small paperwork gaps can turn into big closing delays or costly fixes. This guide shows you how to spot issues early, confirm what’s on file, and plan solutions that keep your purchase on track. You’ll learn exactly what to request, who to call, and how to negotiate repairs or credits with confidence. Let’s dive in.

What a CO covers

A Certificate of Occupancy confirms a home or a changed area of a home was inspected and meets building code and zoning for its approved use. Towns issue COs for new construction, major renovations that change layout or occupancy, and use changes like adding a dwelling unit. You may also see a temporary CO or a partial CO if only part of the property is cleared for use. If a home has older improvements, there may not be a recent CO. That is common, but you should still ask for any CO, Certificate of Compliance, and final inspections for significant work. Always confirm what exists with the Town of Hempstead Building Division.

Permits you should expect

Most Seaford homes will have permit history for major work. Watch for these permit types:

• Building or structural: additions, roofline changes, and structural alterations.
• Electrical: new circuits, service upgrades, or panel changes.
• Plumbing: new fixtures, relocations, or drainage work.
• HVAC: furnace or AC installations that alter the system.
• Pools and spas: in-ground and many above-ground pools, plus required safety barriers.
• Decks and fences: size, height, and setbacks often trigger permits.
• Driveway or curb cut: changes to driveways and aprons may need approval.
• Demolition: full or partial demo.
• Accessory dwelling or change of use: basement apartments or conversions. If work happened without permits, many towns allow after-the-fact applications with penalties and required corrections. Expect inspections and possible upgrades to current code.

Who handles approvals in Seaford

In Seaford, the Town of Hempstead Building Division is the primary authority for permits, inspections, and COs. For septic or well issues, the Nassau County Department of Health may be involved. Properties near bays, creeks, or marshes can fall under the New York State Department of Environmental Conservation or New York State Department of State for coastal and wetlands work. FEMA flood maps determine floodplain status and elevation needs. Utilities like PSEG Long Island for electric and National Grid for gas maintain service standards and inspection records relevant to connections. For recorded deeds and certain notices, the Nassau County Clerk is the public land records source.

Seaford-specific watchouts

Seaford sits on Long Island’s south shore, so flood risk and coastal rules are more common. If a property is in a FEMA flood zone, you should ask for an elevation certificate and confirm flood insurance options. Older homes may still have cesspools or septic systems, so verify whether the home is on public sewer or an on-site system and if there are required health approvals. Also keep an eye out for illegal conversions, like finished basements with kitchens or separate entrances that suggest an unpermitted apartment.

Red flags during showings

• Finished basements with a kitchen or separate entry that do not appear in the listing details or public records.
• Newer electrical panels, gas meters, or mechanical systems with no permits on file.
• Pools, docks, bulkheads, or shoreline work without clear permits.
• Multiple open permits or past code enforcement activity at the address.
• A property in a flood zone with no elevation certificate or flood insurance history.
• Additions or sunrooms that do not match public records or prior COs.

Your step-by-step checklist

Use this simple process to verify what you are buying.

Step 0: Pre-offer

• Ask for copies of any COs, Certificates of Compliance, final inspections, and permits for major work.
• Ask whether any work was done without permits. Put the answer in writing.

Step 1: Contract and inspections

• Include a permit and CO contingency or a broader municipal-violation contingency in your contract.
• Order a home inspection and ask your inspector to note signs of unpermitted work.
• Order a municipal search with the Town of Hempstead to check permits, inspections, and violations. Your attorney or an expeditor can handle this.
• Verify sewer or septic status and request records from the Nassau County Department of Health if applicable.
• Check FEMA flood maps. If in a flood zone, request an elevation certificate and flood insurance history.

Step 2: Verify with agencies and your team

• Confirm permit and CO status with the Town of Hempstead Building Division. If items are missing, ask about after-the-fact procedures and likely steps.
• Share findings with your lender and title company early. Ask if any unpermitted work will impact loan approval or title exceptions.
• Check with your homeowner’s insurance broker to see if unpermitted work affects coverage or premiums.

Step 3: Negotiate and plan fixes

• If problems appear, you can ask the seller to secure permits and complete corrections before closing.
• Negotiate seller credits or escrow holdbacks to cover remediation costs if allowed by your lender and title company.
• If the work cannot be permitted, be prepared to walk away.

Step 4: Close with confidence

• Require proof of final inspections, a CO, or a Certificate of Compliance for remedied items if your contract calls for it.
• Review title insurance exceptions so you understand any remaining risk. Involve a New York real estate attorney for unresolved violations.

What if permits are missing

Missing permits can lead to fines, required corrections, or orders to remove work. Your lender and title company may have concerns, especially with illegal units or open violations. You have four common paths: the seller fixes the issue before closing, you receive a credit and handle it after closing, funds are held in escrow to ensure completion, or you cancel the deal if the risk is too high. Ask the town whether the work can be legalized and whether upgrades to current code will be required.

Common scenarios to expect

• Finished basement with a kitchen and separate entrance, but no permits on file. Treat it as a potential illegal apartment, involve your lender and attorney, and require permits or remediation before closing.
• A recent addition shows a partial CO with conditions outstanding. Review the conditions and set a firm timeline for the seller to complete them or hold funds in escrow.
• The home is in a FEMA flood zone and no elevation certificate is available. Ask the seller to provide one or share flood insurance history so you can price coverage.

Documents to request

• Any CO, temporary CO, partial CO, or Certificate of Compliance.
• Final inspection sign-offs for completed permits.
• Permit applications and plans for additions, pools, decks, and system upgrades.
• Records for septic or cesspool work, or proof of public sewer connection.
• Flood insurance declarations and any elevation certificate, if applicable.
• Utility approval records related to gas or electric service changes.

Open permits vs. no permits

An open permit means work was started and inspected but never closed. Lenders and title companies often flag open permits, and the town can require final inspections or corrections. No permit means the work was never approved. That can be a larger issue that calls for after-the-fact applications, penalties, and possible upgrades. In both cases, confirm the town’s requirements and get timelines in writing.

Coastal and wetlands considerations

If the property sits near Seaford’s bays, creeks, or marshes, extra rules may apply. Shoreline work like bulkheads, docks, or fill often needs state-level review. If you see signs of shoreline improvements, ask for permits and approvals tied to that work. For future projects, plan extra lead time for environmental reviews and inspections.

Sewer, septic, and health approvals

Some older homes may rely on on-site wastewater systems. Ask whether the home is on sewer or a septic system and request any health department records. If upgrades are required, factor timing and costs into your negotiation. Your inspector can flag obvious signs, but municipal and health records are the proof you need.

Budget and timeline planning

After-the-fact permits take time, especially if drawings or corrections are needed. The town may require current-code upgrades even if the work is older. Ask licensed contractors and, if needed, an architect for estimates to bring the work into compliance. Share those estimates with your lender and attorney so you can structure credits or escrows that match real costs.

How to avoid surprises

• Request complete permit and CO packages before you sign.
• Order a municipal search early in attorney review.
• Involve your lender, title company, and insurance broker as soon as you suspect issues.
• Keep timelines tight in your contract so open items do not drift to closing week.

Local contacts to engage

• Town of Hempstead Building Division: permits, inspections, COs, and open-permit records.
• Nassau County Department of Health: septic and well records and certain sanitation approvals.
• FEMA Flood Map Service Center: to confirm flood zone status and elevation needs.
• NYS Department of Environmental Conservation and NYS Department of State: for coastal and wetlands permitting questions.
• PSEG Long Island and National Grid: for utility service connections and inspection requirements.
• Nassau County Clerk: for recorded deeds, easements, and recorded municipal notices.
• Title company, lender, and a New York real estate attorney: to manage any transactional impacts.

Next steps

COs and permits do not have to derail your Seaford purchase. With a clear checklist, early verification, and smart negotiation, you can protect your financing, insurance, and resale value. If you want local guidance on a specific property, reach out to Nick and Natalie for a quick CO and permit strategy check before you make your next move.

FAQs

Do Seaford homes always have a CO on file?

• Not always. Older homes may lack a recent CO, but you should still request any CO, Certificate of Compliance, and final inspections for major work and verify with the Town of Hempstead.

What is an open permit and why is it risky?

• It is a permit that was never closed by final inspection. Lenders and title companies may flag it, and the town can require corrections or additional inspections before closing.

How do I check flood zone status in Seaford?

• Use FEMA’s flood maps to confirm the property’s zone and ask the seller for any elevation certificate and flood insurance history if the home is in a mapped flood area.

Who issues permits and COs for Seaford properties?

• The Town of Hempstead Building Division handles permits, inspections, and COs. Health-related approvals may involve the Nassau County Department of Health.

What if I find an unpermitted basement apartment?

• Treat it as a potential code violation. Coordinate with your lender and attorney, and require permits or remediation before closing, or negotiate credits or an escrow holdback.

Can I close with a temporary or partial CO?

• Sometimes, but review the conditions carefully with your attorney, lender, and title company, and set clear timelines or escrows to complete outstanding items.