Questions we actually get

We handle the administrative path a permit takes: confirming jurisdiction, identifying which permits a scope triggers, assembling and checking the submittal package, filing it, tracking review daily, responding to comments, paying fees, and scheduling inspections. We do not design the project and we do not build it.

Not always, and we will tell you when you do not. For a single small permit with a clean package, filing yourself is often reasonable. Expediting earns its cost when there is a deadline, a complication, a multi-discipline review, or a record problem, and when your time is worth more than the queue.

Send the property address and one sentence about the project. We confirm jurisdiction, tell you what it needs, and quote it flat. All of that is free.

No. The scope check, jurisdiction confirmation, and quote are free. You pay after you approve a written quote and before we file.

We quote flat, per job, in writing, and the quote is free. We do not publish a rate card because a number on a page cannot know whether your folio is clean or carries four open records from three prior owners. Jurisdiction permit fees are separate and paid to them; our free estimator gives you a working range on those.

No. Flat quote before we file. Hourly billing pays the expediter more when the file drags, and we do not want that incentive in the relationship.

It depends heavily on jurisdiction and permit type. In Miami-Dade County, initial plan review commonly runs from about 24 hours to 10 business days depending on complexity, with rework on a similar cycle. Small projects often clear in weeks; complex commercial work runs months. We give you a realistic range for your specific file, and we do not promise dates we do not control.

We can eliminate the delay that comes from a wrong or incomplete filing, which in our experience is a large share of total elapsed time. We can also respond to comments the same day rather than next week. We cannot compress the reviewer's queue, and anyone telling you they can is selling something.

Yes, and it is one of the most common late-stage closing problems in South Florida. Title companies generally run a permit search, and open records typically have to be resolved or escrowed before funding.

Very common on older records. Depending on jurisdiction and permit type, the path is usually an owner-builder change of contractor, a new contractor of record taking over, or an after-the-fact permit. We identify which applies before you spend anything.

The ordinary outcome is a penalty fee on the permit, not personal enforcement. The far worse outcomes are a code enforcement case or a failed sale. Voluntarily legalizing is almost always the stronger position.

In practical terms, yes. The obligation runs with the property. This is exactly why a permit history search during your inspection period is worth the small cost.

The forty-year name is out of date in both counties. Miami-Dade's recertification threshold is now 30 years, or 25 within roughly three miles of the coast, then every 10 years. Broward's program, updated in 2024, generally begins at 25 years, then every ten years. Separately, Florida's statewide milestone inspection under F.S. 553.899 applies to condominium and cooperative buildings of three or more habitable stories at 30 years, with local enforcement agencies able to require it at 25 where circumstances such as proximity to salt water warrant it.

Possibly. They are separate requirements on separate clocks, and satisfying one does not discharge the other. Our free checker walks you through which apply.

No. Recertification reports must be prepared and sealed by a Florida licensed engineer or architect. We coordinate the process, handle the filing, and drive the follow-through.

Every municipality in Miami-Dade and Broward, plus unincorporated Miami-Dade and the Broward county-level reviews. Thirty jurisdictions in total.

Yes. Both of us work in English and Spanish.

Permit expediting is not a state-licensed profession in Florida. Some jurisdictions impose their own registration requirements: the City of Miami requires expediters to register and hold a Business Tax Receipt under Ordinance 14279. We meet the requirements of every jurisdiction we file in and will tell you which apply to your project.

Yes, and volume pricing is meaningfully better than one-off work because the research, licensing, and intake are already done. Tell us your monthly volume and we will quote an account rate. No contract lock-in, and the rate adjusts if your volume changes.