What is the difference between zoning approval and a building permit?
Zoning asks whether the use and the location are allowed: setbacks, lot coverage, height, parking and use. The building permit asks whether the construction meets the Florida Building Code: structure, plumbing, electrical, energy and wind. A municipality may review them together or separately, so the order and the timeline depend on where the parcel is.
What drawings go into an ADU permit set?
Usually a site plan from a current survey, floor plans, elevations, a wall section, a foundation and structural plan, and plumbing, electrical and mechanical layouts. There are also energy calculations and product approval numbers for windows, doors and roofing. Some municipalities add landscape or drainage sheets. Your reviewer lists the exact set.
Does a flood zone change what can be permitted?
It can. In a FEMA flood zone, the reviewer checks the lowest floor against the base flood elevation, and may require an elevation certificate, flood vents or a raised slab. These affect the design and the structure. We check the flood map during feasibility, since a lot in a high-risk zone needs a different approach.
What happens when the reviewer sends comments?
Comments are normal, not a sign of failure. Reviewers in zoning, structure, plumbing, electrical and fire may each write corrections. We respond with revised sheets and a short letter that answers each one, then resubmit. Each round adds time, which is why clean, complete drawings at the first submission matter more than speed.
Are there fees besides the permit fee?
Often. Depending on the municipality, there can be plan review fees, impact fees, utility connection charges and inspection fees. Some are due at submission and some at permit issue. We list the fees you should expect from your municipality's published schedule, so you can plan the cash flow before the permit is ready.
How does a hurricane zone affect the drawings?
In Miami-Dade and Broward, the High-Velocity Hurricane Zone sets stricter rules. Every window, door, roofing product and garage door must show a valid product approval on the plans, with a design pressure that fits the building's exposure. The structural engineer also sizes the connections for wind load, so the drawings are more detailed.
Will my neighbors be notified?
It depends on the municipality and on whether your project needs a variance or special exception. A project that meets the standard rules usually does not trigger notice. One that asks for relief from a setback or height limit often does, with a public hearing. We tell you which path applies before you commit to design.
Can a permit expire before the work is done?
Yes. Permits generally lapse if no inspection passes within a set period, and some also have a final deadline. Extensions are possible but not automatic. We keep inspections on a schedule, so the permit stays active, and ask for an extension in writing if a delay, such as a long product lead time, would put it at risk.
