Engineering

Full-Service Engineering, Attached to the Permit

Architectural, structural, MEP, life safety, civil and specialty trade plans — produced in house and filed by the same firm. Most permit companies stop when a plans examiner asks for a drawing to change. We do not, because the engineers are here.

Architectural, structural, MEP, life safety and civil
Every trade plan a Florida permit requires
Signed and sealed in house
As-built letters and engineer's certifications

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Every plan type, one firm

We are a full-service engineering and architectural practice. Below is the complete set of plans, calculations, reports and letters we produce for Florida permitting. If a building department asks for it, it is on this list.

Architectural plans

Floor plans, demolition plans and partition plans
Exterior elevations, interior elevations, building sections and wall sections
Reflected ceiling plans and roof plans
Door, window, finish, wall type and hardware schedules
Enlarged plans — restrooms, kitchens, stairs and specialty areas
Millwork, casework and interior construction details
Code analysis sheets — occupancy classification, construction type, allowable area and height
Accessibility and ADA compliance plans and details
Change of occupancy and change of use documentation
Interior build-out and tenant improvement sets

Life safety plans

Life safety is where commercial permits most often stall, and it is reviewed by fire as well as building. We produce the full package:

Life safety plans with occupant load calculations and egress capacity
Exit access, travel distance and common path of travel analysis
Fire-rated assembly plans, ratings schedules and penetration details
Exit signage and emergency egress lighting layouts
Fire sprinkler plans — NFPA 13, 13R and 13D systems
Standpipe and fire pump layouts
Fire alarm plans, device layouts and riser diagrams
Smoke control and stairwell pressurization where required
Fire department access, hydrant and FDC siting
Kitchen hood suppression coordination

Structural engineering

Foundation plans — slab, footing, pile and grade beam
Floor and roof framing plans, column and beam schedules
Connection details, anchorage and hold-down detailing
Lateral analysis, shear wall and diaphragm design
Wind load calculations, component and cladding, uplift and opening protection
High Velocity Hurricane Zone design for Miami-Dade and Broward
Masonry, tie beam and tie column detailing
Structural steel and light-gauge framing
Concrete and post-tensioned design
Truss and pre-engineered assembly review and deferred submittal coordination
Retaining walls, seawalls, docks and marine structures
Balcony, railing and guardrail design — including recertification repair work
Structural repair, retrofit, underpinning and foundation remediation
Threshold and special inspection plans and reporting

Mechanical (HVAC) plans

Equipment schedules, selection and layout
Supply, return and exhaust duct design
Cooling and heating load calculations
Ventilation and makeup air design
Commercial kitchen hood, exhaust and makeup air systems
Refrigeration and walk-in systems
Energy code compliance documentation
Change-out and equipment replacement permits

Electrical plans

Power plans, device layouts and circuiting
Lighting plans and photometric analysis
Panel schedules, one-line and riser diagrams
Service and feeder load calculations
Grounding and bonding details
Emergency power, generator and automatic transfer switch design
Solar photovoltaic and battery storage plans
EV charging infrastructure
Low voltage, data and communications rough-in
Service upgrades and panel replacements

Plumbing plans

Water supply and distribution design
Drain, waste and vent layouts and riser diagrams
Fixture schedules and fixture count analysis
Natural gas and LP piping design and sizing
Grease interceptor sizing and detail
Backflow prevention
Water heater, recirculation and booster systems
Roof drainage and storm piping
Pool and spa circulation and equipment

Specialty and trade plans

Roofing plans, attachment detailing and product approval packages
Window, door and impact opening protection with Miami-Dade NOA documentation
Pool, spa and screen enclosure plans with barrier and safety compliance
Solar PV structural and electrical packages
Sign structural design and permitting
Tent, stage and temporary structure engineering
Elevator and lift coordination
Fence, wall and gate structural
Generator pads, equipment platforms and rooftop supports

Reports, letters and calculations

As-built letters certifying existing and concealed construction
Engineer’s letters for structural, roofing, electrical and mechanical work
As-built drawings produced from field measurement
Wind load reports and design pressure schedules
Florida Energy Code compliance calculations and forms
Product approval and NOA compliance packages
Structural condition assessments and damage evaluations
40-year recertification and milestone inspection reports
Structural Integrity Reserve Studies
Substantial improvement and substantial damage determinations under the FEMA 50% rule
Threshold and special inspector reports
Letters of intent, feasibility and code interpretation for building officials

Not sure which of these your project needs? That is a normal question and it is the first thing we work out on the call. Tell us the address and the scope and we will tell you exactly which sheets the reviewing jurisdiction will expect.

Why the combination matters

Consider what happens when a plans examiner returns a comment at four in the afternoon asking for a revised structural detail and an updated calculation.

At a permit expediting company, that comment gets emailed to your engineer, who may respond tomorrow or next week, then it comes back, then it gets packaged, then it gets resubmitted. That round trip is routinely two to three weeks, and in a jurisdiction with a three-week review cycle it costs you a full cycle.

Here, the person who can answer the comment is down the hall from the person who files it. Same-day turnarounds on review comments are normal rather than exceptional, and clearing review in one cycle stops being luck.

Questions about this service

Do you actually seal the drawings, or do you subcontract it?

We do the work. Engineering and design are performed in house under the firm’s Florida professional licensure, which is why we can turn a plan review comment around the same day instead of waiting on an outside consultant.

Can you do the engineering if another firm has already started the project?

Yes. We take over partially completed sets regularly, including projects where the original engineer has become unresponsive. We review what exists, tell you honestly what is usable, and carry it from there.

Can you write an as-built letter for work someone else built?

Yes, and it is a large part of our practice. We assess what was built, determine whether it meets current code, and certify it where it does. Where it does not, we tell you what corrective work would make it certifiable — which is almost always cheaper than demolition.

Do you handle High Velocity Hurricane Zone work?

Yes. Miami-Dade and Broward HVHZ projects carry design and product approval requirements well beyond the rest of the state, including Miami-Dade NOA documentation rather than statewide product approval alone.

Is engineering priced separately from the permit work?

You get one scope and one fee covering the design and the permitting together. Government fees are always separate and passed through at cost.

Get a free quote for engineering services

Tell us the address and what is happening. We will tell you which jurisdiction controls it and what it takes.

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We respond within 30 minutes, day or night. No obligation, and we answer with a straight assessment — including when you do not need us. Or call (866) 314-6931.

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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.

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