Design & Preconstruction
Permit Coordination
Coordination of building permits, plan review, zoning questions and HOA or condo approvals, from application through final inspection.
Overview
Most construction work in Florida needs a building permit from the local building department, and many projects also need zoning review, HOA or condo association approval, or other agency sign-offs. Permit coordination is the work of identifying what approvals apply, assembling a complete submission, responding to plan-review comments and scheduling inspections through to final.
Requirements differ by jurisdiction and by project type. A kitchen renovation, an addition in a flood zone, and a commercial build-out each involve different documents and reviews. We start by confirming what the project needs, then build the submission from the drawings, engineering, product approvals and forms the reviewer expects.
Where licensed trade work is involved, those trade permits are typically pulled by the appropriately licensed contractor partner. We coordinate the overall package so that the reviews and inspections move in the right order.
Who it’s for
- Homeowners planning renovations, additions or new homes that require building permits
- Owners in HOA or condo communities who need architectural approval before permitting
- Business owners opening or renovating a space who need zoning, building and other approvals
- Owners with drawings already prepared who need help getting them through plan review
- Projects that received plan-review comments and need a coordinated response
What’s included
Typically included
- Confirmation of the permits and approvals the project likely requires in your jurisdiction
- Zoning review of setbacks, height, lot coverage and use, with questions raised to the design professional
- HOA or condo architectural review submissions, including drawings, material samples and renderings where required
- Assembly of the permit package: drawings, engineering, surveys, product approvals and application forms
- Coordination of trade permits pulled by licensed electrical, plumbing, mechanical and roofing partners
- Tracking of plan review and coordination of responses to reviewer comments
- Inspection scheduling and on-site coordination through final inspection
- A permit record kept with the project closeout documents
Common exclusions
- Permit, plan-review, impact and utility fees charged by the jurisdiction or utility
- Revisions to drawings or engineering required by plan review, which are prepared by the design professionals
- Variance or rezoning applications and public hearings, unless scoped separately
- Legal representation before boards or associations
- Resolution of open permits or code violations from prior work, which is assessed separately
Every proposal lists its own inclusions and exclusions in writing.
Materials, design options & upgrades
How pricing works
Permit coordination is priced per project, based on the number and type of approvals required, how complete the drawings are, and how many review cycles are expected. Government and association fees are passed through at cost and listed separately from our coordination work.
On complete projects, permit coordination is included in the project scope rather than quoted on top of it.
What changes the cost
- Number of approvals: building, zoning, HOA or condo, environmental, utility, fire
- Residential versus commercial review requirements
- Flood zone, coastal or wind-zone requirements that add documentation
- Completeness of the drawings and engineering at submission
- Number of plan-review comment cycles
- Number of inspections and trade permits to coordinate
- Open permits or unpermitted prior work that must be addressed
If this work is part of a larger project, it’s priced within that project’s budget — please don’t add separate estimates together. Read the pricing guide.
Typical stages
Approvals checklist
We confirm which permits and approvals apply and what each requires, including association review if you are in an HOA or condo.
Association review
Where required, the HOA or condo application is submitted first, since its conditions can affect the permit drawings.
Package assembly
Drawings, engineering, surveys, product approvals and forms are gathered and checked for consistency.
Submission and review
The package is submitted and tracked; reviewer comments are routed to the right professional and answered together.
Permit issued
Conditions of approval are added to the construction plan and the permit is posted on site.
Inspections and final
Inspections are scheduled as work reaches each stage, through final inspection and, where applicable, a certificate of occupancy or completion.
What affects the schedule
- Building department workload and review cycles, which vary by jurisdiction and season
- HOA or condo meeting schedules and approval procedures
- Completeness of the first submission, which has a large effect on the number of comment rounds
- Additional reviews for flood zones, coastal construction or commercial occupancy
- Inspection availability as construction progresses
Questions & answers
Does my project need a permit?
Most structural, electrical, plumbing, mechanical, roofing and window or door replacement work requires a permit in Florida, and many cosmetic projects do not. Requirements vary by jurisdiction, so we confirm with the local building department for your specific scope.
Who pulls the permit?
The permit is pulled by the appropriately licensed contractor for the work. Licensed trade partners typically pull their own trade permits. We coordinate the full set so reviews and inspections happen in the right order.
What if my HOA has to approve the work too?
Association approval is usually needed before or alongside the building permit, and its conditions can affect the drawings. We prepare the association application and build any conditions into the permit package.
Can you help with an open permit from a previous owner?
We can research the permit history and coordinate what is needed to close it, which may involve inspections, documentation or corrective work. That is assessed and priced once the situation is understood.
Start here
Planning permit coordination?
A short form — three steps, a few minutes. Share plans or photos if you have them. We’ll review it and follow up using the contact details you provide.