Florida permitting, answered plainly

A permit expediter — sometimes called a permit runner or permit puller — manages the permit application process on your behalf from intake to final close-out. That means assembling and reviewing the submittal package before it goes in, filing it with the correct department, tracking it through plan review, responding to review comments, coordinating revisions and resubmittals, scheduling inspections, and closing the permit out at the end. We design it, we draw it, we file it, and where it helps we inspect it ourselves as a licensed private provider. The construction itself is performed by your crew.

Pricing depends on the jurisdiction, the permit type, and how much of the file already exists. Straightforward residential filings sit at the low end; multi-agency commercial packages, after-the-fact permits and code violation resolutions cost more because they take more work. We quote a flat professional fee up front, separate from the government fees the building department charges, so you know both numbers before we start. Call (866) 314-6931 and we will scope it on the phone.

Broadly: simple residential trade permits run about two to six weeks in most jurisdictions; residential new construction and larger remodels run six to twelve weeks; commercial projects run eight to sixteen weeks or longer where multiple agencies review in sequence; after-the-fact permits and code compliance cases run eight to sixteen weeks because they include an investigation phase. Those are ranges, not promises — the single biggest variable is whether your submittal is complete on the first pass.

Yes. We file in all 67 Florida counties and more than 400 municipalities. Our deepest bench is on the Suncoast — Sarasota, Manatee, Charlotte and Lee — plus Tampa Bay, but we handle Miami-Dade, Broward, Palm Beach, Orange and Duval work daily.

Both ways, depending on what suits your project. We can file as your authorized agent under your license and qualifier with signed authorization on file, or we can pull the permit under our own license as authorized agent so you do not have to be registered in that jurisdiction at all. That second option is worth knowing about if you are working outside your usual area — it removes the registration problem entirely. We also keep your own licenses, registrations and insurance certificates current in every jurisdiction you file in.

It is a permit issued for work that was already performed without one. Florida jurisdictions generally allow it, but the process is different from a normal permit: there is usually an investigation fee, often at a multiple of the standard permit fee, the work may need to be exposed for inspection, and you may need sealed drawings or an engineer's letter certifying what was built. It is resolvable. It is not fast, and it gets worse the longer it sits.

It depends how long it has been inactive and what your jurisdiction's ordinance says. Many Florida building departments treat a permit as expired after a set period without an approved inspection, and offer a renewal or reinstatement window before requiring a fresh application under current code. The distinction matters, because a fresh application means today's code, not the code in force when the permit was issued. We check the status first and tell you which path applies.

Yes, and this is one of the most time-sensitive things we do. An open or expired permit found in a municipal lien search will usually stop a closing. We pull the permit history, determine what is actually outstanding, and work the fastest legitimate path to close it — final inspection, an after-the-fact filing, or in some cases a statutory closure process. Call as soon as it surfaces; days matter.

Yes. We are a licensed private provider under Florida Statute 553.791, which means we can perform the plan review and the inspections ourselves rather than waiting in the building department queue. On a jurisdiction running weeks behind, this is often the single biggest schedule saving available — and because we also engineer and draw the project, there is no handoff between the people who designed it and the people inspecting it.

Call (866) 314-6931 or send the project details through the quote form. Tell us the address, what you are trying to do, and where it currently stands. We will tell you which jurisdiction controls it, what it will take, and what it will cost — usually on the first call.