Permits and boards
Permits and board approvals in South Florida
City permits, design review and historic boards, HOA committees and condo associations each have their own rules and calendars. We manage the submittal package, comment responses, board presentation and, when needed, outreach to neighbors.
The risk
What approval delays cost
Boards such as the Miami Beach Design Review Board, the Coral Gables Board of Architects and the Town of Palm Beach Architectural Commission (ARCOM) meet on set calendars. An incomplete application or an objecting neighbor can push you to a later meeting, and each permit resubmittal can add weeks.
For example, an owner carrying a $4M property at $30,000 a month loses $90,000 to a three-month delay before a contractor starts work. Approvals go faster when the package is complete and the board has had the project explained before the hearing. We prepare that package and manage it through approval.
What’s included
What we do for you
Results
What you get
Fewer review cycles because the package answers the reviewer’s questions.
Presentations made for the board, with neighbors heard before the meeting.
Every condition of approval tracked through final inspection.
How it runs
The process
- Map the pathJurisdiction, zoning, historic status, flood zone and association rules reviewed.
- Build the packageA complete submittal and board presentation, with your design team.
- Submit and trackSubmittals logged and comments answered in full.
- PresentWe prepare for and attend hearings and association meetings.
- Carry conditions forwardConditions of approval written into the drawings and checked at inspection.
Deliverables
What you receive
- 01Approval path map with sequence and dependencies
- 02Permit submittal checklist and package log
- 03Plan-review comment tracker with responses
- 04Board presentation package
- 05Neighbor outreach summary
- 06HOA or condo approval file
- 07Inspection log through final
How long does a building permit take in South Florida?
It depends on the jurisdiction, project size and how complete the submittal is. Major projects in Miami-Dade and Broward can take months, and boards add their own calendars.
What is a Miami-Dade NOA?
A Notice of Acceptance is Miami-Dade County’s product approval for windows, doors, roofing and shutters in the High-Velocity Hurricane Zone, which covers Miami-Dade and Broward.
Can you represent me at a design review or historic board?
We prepare the package and presentation and attend with your architect, who usually presents the design.
What is a Notice of Commencement?
Under Florida’s Construction Lien Law, the owner records it before work starts and posts it on site before the first inspection. It affects lien rights and payments, and it expires, which matters on long projects.
Can a private provider speed up plan review and inspections?
Florida law allows a licensed private provider for plan review and inspections. We check whether it fits your project.
Start a project
Get your approvals moving
Call (570) 339-7793 or book a consultation. Tell us the address and what you want to build, and we will map the approval path.
- A 30-minute call with Osher about your project
- An honest opinion, even if you decide not to hire us
- A written proposal: flat monthly retainer or a percentage of construction value