About us
Engineering, drawings and permits under one roof
Most permit companies can only file what somebody else drew. We engineer it, we draw it, we file it, and where it helps we inspect it ourselves as a licensed private provider. That is why the difficult files end up here.
Why this is a job
Florida does not have one permitting system. It has 67 county systems and more than 400 municipal ones, layered with state agencies, water management districts, fire districts and utility authorities, none of which share boundaries or requirements. A contractor licensed statewide can be blocked from pulling a permit three towns over because of a registration form. A homeowner can lose a sale over a permit somebody else pulled in 2016.
None of that is complicated in a technical sense. It is complicated because there is a lot of it, it changes, and it is different everywhere. Which is a good description of a job that should be handed to somebody who does it every day.
What we actually do
We file permits and we drive them to closed. Along the way that means confirming jurisdiction, checking submittal packages against current checklists, keeping contractor registrations and insurance certificates current, tracking files through every reviewing discipline, turning comments around fast, scheduling inspections, and dealing with building department staff so our clients do not have to.
We also take the files other people decline: after-the-fact permits, permits abandoned by a contractor who has gone, code enforcement cases with fines running daily, and open permits discovered eleven days before a closing. Those are a large part of the work and they are the reason most people find us.
Everything under one roof
This is what separates us from a permit runner. Most expediters can only file what somebody else drew. When a plans examiner returns a comment that needs a structural detail redrawn or an engineer’s letter, they stop and wait on your design professional. We do not wait, because the engineering, the architecture, the drafting and the filing all happen here.
- Engineering and architectural design. Signed and sealed drawings, structural detailing, wind load calculations, engineer’s letters for after-the-fact work, and product approval documentation.
- Drafting and plan preparation. Full permit sets, as-builts where nothing was ever drawn, site plans, floor plans and revision packages.
- Permit facilitation and filing in all 67 counties and 400+ municipalities.
- Private provider plan review and inspections under Florida Statute 553.791, so your project does not have to sit in a county queue.
- Code compliance and violation resolution, including after-the-fact and expired permits.
- Municipal registration and DBPR licensing support.
One firm, one point of contact, one invoice. When a comment comes back at four in the afternoon, the person who can fix the drawing is down the hall from the person who files it.
How we charge
A flat professional fee, quoted before we start, separate from the government fees the building department charges. Government fees are passed through at cost. Contractors with regular volume get monthly arrangements that work out substantially cheaper per permit. We do not charge a percentage of project value, so the cost does not inflate because your project is expensive.
Where we work
All 67 Florida counties and more than 400 municipalities. Our deepest bench is the Suncoast — Sarasota, Manatee, Charlotte and Lee — plus Tampa Bay, because that is where we are and where we file weekly. We handle Miami-Dade, Broward, Palm Beach, Orange and Duval work daily. See the county guides.
How it works
Tell us the address and the problem
One call or one form. We identify which building department, planning office, fire marshal, health department or state agency actually controls your project — including which of the 400+ Florida municipalities you are really in, which is not always obvious near city lines.
We review the file before it goes in
Most permit delays are not caused by the building department. They are caused by an incomplete submittal that gets kicked back. We check the package against that jurisdiction's current checklist, confirm your license and municipal registration are active, and fix the gaps before filing.
We file and we track it
We submit through the correct portal, pay the fees, and follow the file. You get status updates without having to call anyone. When review comments come back, our own engineers and drafters make the correction and we turn the resubmittal around fast — usually the same day — because a missed cycle can cost weeks.
We close it out
Approved permit in hand is not the finish line — an unclosed permit becomes tomorrow's problem at closing. We schedule inspections, chase corrections, and drive the permit to final so it is closed on the record.
Why contractors call us
Engineering and permits, one roof
Most permit companies stop when a comment needs a drawing changed. We do not — the engineers, the drafters and the permit techs all work here. Signed and sealed drawings, as-builts, revisions and the filing itself, without a handoff.
Florida only, and that is the point
We do not file in fifty states. We file in Florida, every day, which is why we know that Tampa and Hillsborough County run separate portals, that Pinellas licenses trades through PCCLB rather than DBPR alone, and that a Miami-Dade product approval is not the same thing as a statewide one.
You get a person, not a ticket number
Every project has a named specialist who knows the file. When you call, you talk to someone who can tell you exactly where it stands without looking it up.
We take the ugly ones
Expired permits. Work done without a permit. Code enforcement liens accruing daily. Permits an old contractor abandoned mid-project. These are the files other people decline, and they are a large part of what we do.
Se habla español
Full Spanish-language support across intake, filing and inspection coordination.
What clients say
Contractors, realtors and owners we have unstuck
They handled our after-the-fact permit situation when we thought we were stuck. Two months of dead-end phone calls, and they had it resolved and closed.
We were three days from closing when the title search turned up an open permit from 2019. They got it closed out and the deal went through on time.
Our plans had been sitting in review for seven weeks with no movement. They took over the file, chased the comments, and we had the permit in twelve days.
Ready to get your permit moving?
One call tells you which jurisdiction controls your project, what it will take, and what it will cost. Most of the time we can scope it on the phone.