frequently asked questions
- Home
- FAQ’s
General Permitting
Under Florida law, it’s unlawful to construct, modify, repair, or demolish any building or structure without first obtaining a permit from the proper enforcing agency, unless specifically exempted.
Permission is required for the vast majority of projects. Some minor or load management component work may be exempt, but these exceptions are narrow.
When a private provider handles plan review, local agencies have 30 business days to approve or issue plan deficiency notices; if they fail to do so, the permit is automatically approved by law the next business day.
Applicants must submit detailed construction documents per the Florida Building Code and Fire Prevention Code, including stamped plans and specifications.
Many Florida counties, such as Miami-Dade, offer e-permitting systems where you can apply, pay, and check status online.
Legally, either party can apply for the permit; but the applicant remains responsible for compliance. Hiring a professional expediter can simplify the process.
In Florida, a building permit typically expires if work hasn’t started within 180 days of issuance or if work is suspended for 180 days. Permits can often be extended by the local building authority—usually for another 180 days—by applying before the permit expires. Additionally, a passing inspection within 180 days of the last inspection resets the clock, keeping the permit active.
Code Violations & Enforcement
If a project extends past the permit’s expiration, the owner or contractor can request an extension from the building official—typically for 90 days. Extensions are granted from the date of the last approved inspection, providing up to an additional 180 days in most cases.
Specific Scenarios
- The general steps:
- Assess the unpermitted work and gather documentation
- Consult local building department to confirm compliance
- Submit as-built plans (by a licensed architect/engineer)
- Apply for a retroactive permit
- Complete inspections and corrections
- Obtain final approval or certificate of occupancy
Why Consider Hiring Permit Express Pro?
- Expert permit expediting to avoid filing errors and delays
- Guidance on documentation—ensuring your plans and as-built drawings are compliant
- Coordination with permitting authorities, including retroactive permit filings and inspections
- Support for appeals or correction plans, reducing your risk of fines or legal headaches