10 service categories · 100 service pages · Miami-Dade, Broward & Palm Beach
View all servicesAn expediter cannot make a plans examiner work faster, and anyone who tells you otherwise is selling something. What can be controlled is whether the submittal is complete, how fast comments come back answered, and whether the right reviews were identified before filing. That is where the weeks actually are.
Miami-Dade · Broward & Palm Beach Counties
ScrollPlan review takes what it takes. What turns a review into a three-month problem is a submittal that comes back with comments, sits while somebody works out who answers them, and goes back in incomplete — starting the clock again. Most permit delay is self-inflicted, and that part is controllable.
Identifying every review your scope triggers before filing, assembling a complete submittal package, filing it, tracking it, coordinating the design team’s responses to comments, managing sub-permits and inspections, and closing the permit with the certificate at the end.
Discuss your projectUsually a business with a lease date, a landlord, a design team and no interest in learning a municipality’s comment system. The value is not access — it is somebody whose job is to keep the file moving.
A South Florida commercial submittal can pass through building, structural, electrical, mechanical, plumbing, fire, zoning and public works — and depending on the scope and county, environmental and health review as well. Each is a separate reviewer who can issue comments independently.
Which fits depends on where the project already is, and whether anything has gone wrong yet.
Involved before the submittal is assembled, so completeness is designed in rather than corrected. This is where the largest time saving genuinely is, and it is the least dramatic to describe.
A file that has been through two or three comment cycles and is not moving. The work is reading every comment properly, finding which are actually unanswered, and getting the right consultant onto each one.
Where the design team is assembling the package themselves and what is needed is somebody to file it, watch it, and chase it through the reviews.
Booking, sequencing and being present for inspections, and dealing with corrections immediately rather than at the next scheduling window.
Mechanical, electrical, plumbing and fire sub-permits, each with its own contractor, registration and schedule.
Permits left open by a previous contractor surface at sale or refinance. Closing them is its own project, and it is usually urgent by the time anyone asks.
Important: every image in this section is an AI-generated educational illustration, not a photograph of an Elbaz Construction project or of any real document. Permit expediting is a document and process service — there is nothing photographic to show, and we will not stage client paperwork to pretend otherwise.
How these images are labelledSix things worth understanding about commercial permitting before you buy help with it.
No private company can move a submittal ahead of others in a municipal review queue. Anyone implying otherwise is either misinformed or describing something you should not want to be part of. The time is saved on completeness and responsiveness.
Every image on this page is an AI-generated educational illustration. None is a photograph of an Elbaz Construction project, and no real document, drawing or permit is depicted.
A first review takes what the jurisdiction takes. A second and third review because the first submittal was incomplete can easily double or triple that — and each cycle usually goes back to the end of a queue.
Disciplines review independently and can each issue comments. A file is only as fast as its slowest unanswered comment, which is why routing each one to the right consultant the day it lands matters more than any relationship does.
Contractor registration with the jurisdiction, notice of commencement, impact and connection fees, and landlord approvals running alongside. None of it is difficult and all of it can hold a start date.
The permit has to be closed and the certificate issued. Open permits surface later at sale or refinance, and resolving them years afterwards is far harder than closing them at the time.
Permitting is a sequence with gates, and each gate has a different failure mode. Select one to see what it does.
Establishing every discipline and agency your scope brings in before filing anything. A review discovered after submission is not a delay of days — it usually means a new cycle.
The cheapest hour in the whole process.
LayerChecked against the jurisdiction’s own submittal checklist rather than against what was enough last time or in the next city. Requirements differ and they change.
LayerContractor registration, fees, notice of commencement and the submission itself. Unglamorous and a common source of a lost week when nobody owns it.
LayerComments arrive per discipline. Each goes to the consultant who can actually answer it, gets answered, and goes back as one coordinated resubmittal rather than in pieces.
This stage is where an expediter earns their fee, and it is entirely about response speed.
LayerMechanical, electrical, plumbing and fire permits, each pulled by a registered trade contractor. They gate their own inspections, so a missing registration stops a trade rather than delaying paperwork.
LayerInspections in sequence, corrections dealt with immediately, then final inspection, the closed permit and the certificate that lets you occupy. The job is not over until that certificate exists.
Involved before assembly, so completeness is designed in. Largest genuine time saving.
Picking up a project several comment cycles in and getting the outstanding comments actually answered.
Your design team assembles; we file, track and chase through the reviews.
Review times are set by the jurisdiction and vary with workload and scope, and no private company controls them. What we will tell you is which reviews your scope triggers, what typically takes longest, and where your particular project is most likely to lose time.
Requirements are set by the authority having jurisdiction for your municipality and genuinely differ between them. What follows is how the stage runs, not a promise about timing.
Each is a separate reviewer able to issue comments independently:
The most common cause of a stalled application is a comment nobody picked up because it was not obviously anyone’s. A named owner for the file removes that entirely.
A failed inspection is rarely just the fix — it is the fix plus the wait for the next available slot. Being ready before booking is worth more than booking early.
Review times, submittal requirements and which agencies are involved differ between jurisdictions and change with workload. Nothing here is a legal opinion or a guaranteed timeline. We do not control review speed and will not pretend to.
Illustrations of the permitting process. These are AI-generated educational images, not photographs of Elbaz Construction projects or of real documents. Use the thumbnails, the arrows, arrow keys, or swipe on the image.
Almost none of it is the fee. These are the twelve factors that decide how long a commercial permit really takes.
The single largest controllable factor. An incomplete package buys a whole extra review cycle, usually at the back of the queue.
The days between a comment arriving and the answer going back are entirely yours, and they are frequently the largest block of dead time in the whole process.
Every additional reviewer is another independent source of comments and another way to be waiting.
Outside anyone’s control, and it moves. We will not quote you a number we do not set.
Structural work, occupancy change and life-safety scope all deepen the review.
Comments are answered by the consultant who sealed the drawing, not by the expediter.
Each trade must be registered with the jurisdiction before pulling its sub-permit.
Separate from the permit, and able to hold the start just as effectively.
Frequently larger than expected, and payable before issue rather than after.
Changing what a space is used for can trigger reviews the fit-out alone would not.
An unclosed permit on the property can block a new one entirely.
Booking an inspection before the work is genuinely ready costs the correction and the wait for the next slot. It is the most avoidable delay at the end of a project.
You get a written scope for the expediting work itself, a list of every review your project triggers, and an honest statement of which stage is likely to be the long one — without a promised approval date, because that is not ours to promise.
Request an estimateFilter by what you are trying to work out. Every answer stays on the page.
Not by moving it up a queue — nobody can do that, and a company implying they can is describing either a misunderstanding or something you do not want to be part of.
What genuinely shortens the calendar is filing a complete package the first time and answering comments within days rather than weeks. On a typical commercial file that is worth considerably more than any relationship.
That depends on your jurisdiction, its current workload and your scope, and we will not quote you a number we do not control. What we will tell you is which reviews you trigger, which is typically slowest, and where your project is most likely to lose time.
Identifies every review your scope triggers before filing, assembles and checks the package against that jurisdiction’s requirements, files it, tracks it, routes comments to whoever can answer them, manages the sub-permits and inspections, and closes the permit at the end.
Most of the value is in the first and last of those, which is the opposite of how the service is usually sold.
Yes, and it is a common request. The work is reading every comment issued so far, establishing which are genuinely unanswered, and getting the right consultant onto each one. Frequently the file is stuck on two or three comments nobody took ownership of.
The consultant who sealed the relevant drawing — the architect or the engineer. An expediter cannot answer a structural comment, and should not pretend to. What we do is make sure each comment reaches the right person immediately and that the responses go back as one coordinated resubmittal.
Frequently, yes — it can block a new permit entirely, and it tends to surface at the worst moment, usually a sale or a refinance. Closing an old permit is its own process and is much easier to start early than under pressure.
On a commercial project with a rent clock, usually — because the fee is small next to the cost of extra review cycles and a delayed occupancy date. On a small, simple, uncontested scope with a responsive design team, sometimes not, and we will say so.
Yes. Mechanical, electrical, plumbing and fire each need their own permit pulled by a contractor registered with the jurisdiction. A missing registration does not delay paperwork — it stops that trade from working.
A recorded document identifying the property, the owner and the contractor for a construction project, required before certain work and inspections. It is administrative rather than difficult, and it is a routine cause of a lost week when nobody has owned it.
Approved means you may build. Closed means the work was inspected, accepted and signed off, and the file is finished. A permit approved but never closed stays on the property as an open item, and it is a genuine problem years later.
Getting your design team to commit to answering comments within a few days. Review time is not yours to control; response time entirely is, and on most stalled files it is where the majority of the elapsed calendar actually went.
Yes. We work with four financing partners — Service Finance, Synchrony, Ygrene and Renew Financial — so you can compare options before you finalise the scope. Terms and eligibility are set by each lender and differ by programme.
No questions in that topic yet.
Further illustrations. AI-generated educational images, not project photographs.
An illustration of an assembled submittal set. This is an AI-generated educational image, not a photograph of an Elbaz Construction project or of any real document.
Scope review, then assembly and a completeness check, then administration and filing. Then comment cycles — the part with the most variance. Then sub-permits, inspections and closing.
The package against the jurisdiction’s own checklist before filing. Every comment logged, owned and dated. Readiness confirmed before an inspection is booked rather than after it fails.
Everything here is either a licence number, a figure Elbaz publishes company-wide, or a description of how we work. No awards, memberships or certifications are listed, because inventing them is the easiest lie in this industry to tell.
Certified building contractor, bonded and insured. Verifiable with the State of Florida.
Across residential and commercial work in Miami-Dade, Broward and Palm Beach counties.
Combined years across the team, in this market and this climate.
Cities served across the three counties.
We file with your building department directly, and we close the permit at handover.
Specified products are checked against their Notice of Acceptance or Florida Product Approval before ordering.
Service Finance, Synchrony, Ygrene and Renew Financial. $0 down and 100% financing available on qualifying PACE work, subject to lender approval. Compare all four.
No private company moves a submittal up a municipal queue, and we will not imply that we can. What we control is completeness before filing and response speed afterwards — which is where the recoverable time genuinely is.
This is a document and process service with nothing photographic to show. Rather than stage client paperwork or use stock images of somebody else’s drawings, the page is illustrated and every image says so.
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Proudly serving homeowners across Miami-Dade, Broward and Palm Beach
104 municipalities across three counties — and we hold the licence to build in all of them. Not sure about your address? Ask us.
Where to go next, depending on which part you are pinning down.
The construction side of the same project — and the programme the permit has to fit inside if the lease date is going to hold.
The jurisdiction, the scope and where the application already is are the useful things. If you have review comments outstanding, send them — they tell us most of what we need.
If your scope is simple, your jurisdiction is straightforward and your design team is responsive, you may not need an expediter at all — and we will tell you that on the first call.
Sun–Fri 7am–7pm · Saturday closed. Licensed, bonded and insured · CBC1265280.
Your details are with the Elbaz Construction team and we will come back to you, usually the same or next working day. If it is urgent, call (754) 236-0675.
Almost all recoverable permit time is won before submission and in how fast comments come back answered. Start with a conversation — no obligation, and no promised date.
