August 2026

How the Permitting Process Works in Miami-Dade, Broward & Palm Beach

Every South Florida county — and often every city within it — runs its own building department with its own submittal requirements, review timelines, and local amendments to the Florida Building Code. Understanding the sequence helps set realistic expectations before your first shovel goes in the ground.

1. Pre-design due diligence

Before drawings start, we confirm zoning, setbacks, flood zone designation, and whether the property falls under any historic, HOA, or municipal architectural review board (Palm Beach's ARCOM being one of the strictest examples). This step avoids designing something that can't be approved as drawn.

2. Design development & engineering coordination

Architectural drawings are developed alongside structural, mechanical, electrical, and plumbing engineering. In HVHZ jurisdictions (Miami-Dade and Broward), this also includes wind-load calculations and product approval documentation for the building envelope.

3. Permit submittal

Complete sets are submitted to the applicable building department — county or municipal, depending on the property's jurisdiction. Some cities use their own portals separate from the county's.

4. Plan review & comments

Reviewers (building, zoning, fire, and sometimes environmental or historic preservation) return comments that need to be addressed before approval. Response quality and speed here has an outsized effect on overall timeline — this is typically where projects either move quickly or stall.

5. Permit issuance & construction administration

Once approved, permits are issued and construction begins. We stay involved through construction administration — site visits and RFI responses — so field conditions stay aligned with the approved documents.

Timelines vary widely by jurisdiction and project complexity, so we give clients a realistic estimate specific to their property's building department once we know the scope.