Planning & Permitting

Most structural, electrical, plumbing, and mechanical work needs a permit, even inside an existing kitchen or bathroom — that includes moving walls, relocating plumbing or wiring, and structural changes. Purely cosmetic work generally doesn't, but the line moves by city, so confirm before starting.

It depends heavily on jurisdiction and project — a straightforward remodel might clear review in a few weeks in some cities, while structural changes, additions, or flood-zone requirements can take considerably longer, especially with revisions.

More common than expected — through a neighbor complaint, an inspector noticing while reviewing an unrelated permit, an insurance inspection, or when you try to sell. A building department can issue a stop-work order and require opening finished walls for retroactive inspection.

Yes — Florida sellers must disclose known unpermitted work, and it surfaces in title searches and appraisals anyway. It narrows your buyer pool, can complicate financing, and frequently becomes a costly negotiating point at closing.

Two separate approvals: a building permit is a legal requirement confirming the work meets the Florida Building Code and zoning rules; HOA approval is a private, contractual requirement confirming the work meets community design guidelines. If you have an HOA, you typically need both.

An NOA (Notice of Acceptance) is Miami-Dade County's product approval confirming a specific product has passed HVHZ testing. It's a prerequisite for using that product in Miami-Dade or Broward, but installation still has to be inspected and approved separately as part of your permit.

In almost all cases, the licensed contractor performing the work pulls the permit under their license, making them legally responsible for code compliance. Florida does allow homeowner "owner-builder" permits on a primary residence, but that shifts all legal responsibility onto you personally and is meant for work you're actually doing yourself.

At minimum: complete architectural drawings showing existing and proposed layout, a site plan or survey, and, for anything touching the structure, sealed engineering drawings and calculations. Depending on scope, also energy code compliance documentation and HVHZ product approvals.

A Notice of Commencement is a recorded legal document that puts your project on record before work starts — it's a statewide requirement under Florida law, not something unique to any one county, and it applies once your direct construction contract exceeds $5,000. There's a specific carve-out for HVAC repair or replacement work, which only triggers the requirement above $15,000. Recording it isn't optional paperwork — it protects your right to enforce the contract and factors into how liens against the property can be filed, so we handle it as a standard part of getting a project properly underway, not an afterthought.