# Permitting Process

## Permit Types

### Building Permits
| Type | Scope |
|------|-------|
| New construction | Complete new building |
| Addition | Increasing building area |
| Alteration | Modifying existing |
| Renovation | Updating existing |
| Demolition | Removing structure |
| Shell/Core | Base building only |
| Tenant improvement | Interior fit-out |

### Trade Permits
| Permit | Scope |
|--------|-------|
| Electrical | Wiring, panels, fixtures |
| Plumbing | Piping, fixtures, water heaters |
| Mechanical | HVAC, ductwork, equipment |
| Gas | Gas piping, appliances |
| Fire alarm | Detection, notification |
| Fire sprinkler | Suppression systems |
| Low voltage | Data, security, AV |

### Site Permits
| Permit | Scope |
|--------|-------|
| Grading | Earth moving |
| Paving | Roads, parking |
| Stormwater | Drainage systems |
| Utility connection | Water, sewer, electric |
| Right-of-way | Work in public ROW |
| Tree removal | Protected trees |
| Environmental | Wetlands, buffers |

### Other Permits
| Permit | Purpose |
|--------|---------|
| Sign permit | New or modified signage |
| Fence permit | Fences over height limit |
| Pool permit | Swimming pools, spas |
| Elevator | New or modified lifts |
| Generator | Standby power |
| Roofing | Re-roofing projects |
| Solar | PV installations |

---

## Submittal Requirements

### Architectural Drawings
| Sheet | Required Content |
|-------|------------------|
| Cover | Project info, index, location |
| Site plan | Building location, setbacks |
| Floor plans | All levels, dimensions |
| Elevations | All sides, heights |
| Sections | Building sections |
| Details | Wall, roof, connections |
| Schedules | Doors, windows, finishes |

### Structural Drawings
| Sheet | Required Content |
|-------|------------------|
| Foundation plan | Footings, slabs, piles |
| Framing plans | Each level |
| Roof framing | Trusses, rafters |
| Details | Connections, reinforcing |
| Schedules | Beams, columns |
| Calculations | Load path, design |

### MEP Drawings
| Discipline | Required Content |
|------------|------------------|
| Electrical | Panel schedules, circuits, lighting |
| Plumbing | Isometrics, fixture schedules |
| Mechanical | Duct layouts, equipment schedules |
| Fire protection | Sprinkler layouts, calculations |

### Supporting Documents
| Document | Purpose |
|----------|---------|
| Survey | Property boundaries, topography |
| Geotechnical report | Soil conditions |
| Energy calculations | Code compliance |
| Structural calculations | Design verification |
| Product data | Specific materials |
| Manufacturer approvals | FL Product Approval |

---

## Florida-Specific Requirements

### Product Approvals
| Requirement | Description |
|-------------|-------------|
| FL Product Approval | Required for building products |
| Miami-Dade NOA | High-velocity hurricane zone |
| Impact testing | Windows, doors, shutters |
| Roof assemblies | FL Building Code approved |

### Wind Design
| Document | Content |
|----------|---------|
| Wind load calculations | Per FBC |
| Component and cladding | Wall, roof, opening loads |
| MWFRS | Main wind force resisting |
| Exposure category | Per site conditions |
| Risk category | Per building use |

### Flood Zone Requirements
| Zone | Requirements |
|------|--------------|
| AE | Elevation certificate, FEMA review |
| VE | Coastal construction, piles |
| X (shaded) | May require elevation |
| Coastal high hazard | Special design requirements |

### Energy Code (Florida)
| Submission | Content |
|------------|---------|
| EnergyGauge | Residential compliance |
| ComCheck | Commercial compliance |
| Equipment efficiency | HVAC, water heater specs |
| Envelope | Insulation, fenestration |
| Lighting | Power density, controls |

---

## Review Process

### Plan Review Types
| Type | Timeline |
|------|----------|
| Standard | 2-4 weeks |
| Expedited | 3-7 days (premium fee) |
| Express | 24-48 hours (limited scope) |
| Phased | Incremental reviews |

### Review Disciplines
| Reviewer | Focus |
|----------|-------|
| Building | Code compliance, life safety |
| Structural | Structural adequacy |
| Mechanical | HVAC, energy |
| Electrical | Electrical systems |
| Plumbing | Plumbing systems |
| Fire | Fire protection, life safety |
| Planning/Zoning | Zoning compliance |
| Environmental | Stormwater, wetlands |

### Common Review Comments
| Category | Typical Issues |
|----------|----------------|
| Life safety | Egress, fire separation |
| Accessibility | ADA compliance |
| Structural | Load path, connections |
| Energy | Compliance documentation |
| Fire | Separation, sprinklers |
| Zoning | Setbacks, height, parking |

### Response to Comments
| Action | Description |
|--------|-------------|
| Revise drawings | Update per comments |
| Provide calculations | Support design |
| Clarify | Add notes, details |
| Request meeting | Complex issues |
| Appeal | If disagreement |

---

## Inspection Process

### Inspection Types
| Inspection | Timing |
|------------|--------|
| Foundation | Before pour |
| Slab | Before pour |
| Framing | Before cover |
| Rough electrical | Before cover |
| Rough plumbing | Before cover |
| Rough mechanical | Before cover |
| Insulation | Before drywall |
| Drywall (fire-rated) | Before finishing |
| Final | Before occupancy |

### Florida-Specific Inspections
| Inspection | Requirement |
|------------|-------------|
| Threshold | Large buildings, special inspector |
| Wind resistance | Roof, windows, doors |
| Impact glazing | Installation verification |
| Hurricane straps | Before cover |
| Flood elevation | Verify BFE compliance |

### Inspection Preparation
| Requirement | Description |
|-------------|-------------|
| Permit posted | Visible on site |
| Plans on site | Approved set available |
| Access | Inspector can reach work |
| Work complete | Ready for inspection |
| Notice given | Per jurisdiction requirements |

### Failed Inspections
| Step | Action |
|------|--------|
| Identify issue | Understand deficiency |
| Correct work | Make required changes |
| Request re-inspection | Schedule return visit |
| Document | Note corrections made |

---

## Certificate of Occupancy

### CO Requirements
| Requirement | Description |
|-------------|-------------|
| All inspections passed | Building, trade, fire |
| Utility connections | Water, sewer, electric approved |
| Fire department approval | Alarm, sprinkler tested |
| Health department | Food service, pools |
| Planning final | Landscaping, parking |
| Fees paid | All outstanding fees |

### CO Types
| Type | Use |
|------|-----|
| Certificate of Occupancy | Permanent, final |
| Temporary CO (TCO) | Limited duration, conditions |
| Certificate of Completion | Non-occupancy (e.g., parking) |
| Change of Use CO | New use of existing building |

### TCO Conditions
| Condition | Description |
|-----------|-------------|
| Outstanding items | Punch list, minor work |
| Seasonal items | Landscaping, paving |
| Phased occupancy | Portion of building |
| Time limit | 30-90 days typical |
| Bond/deposit | May be required |

---

## Timelines

### Typical Permit Timeline
| Phase | Duration |
|-------|----------|
| Application prep | 1-2 weeks |
| Submittal | 1 day |
| Initial review | 2-4 weeks |
| Revisions | 1-2 weeks |
| Re-review | 1-2 weeks |
| Permit issuance | 1-3 days |
| **Total** | **6-12 weeks** |

### Factors Affecting Timeline
| Factor | Impact |
|--------|--------|
| Project complexity | More review time |
| Jurisdiction workload | Delays possible |
| Completeness | Incomplete = longer |
| Variances needed | Additional hearings |
| Outside agencies | Army Corps, state |

### Expediting Strategies
| Strategy | Description |
|----------|-------------|
| Pre-application meeting | Identify issues early |
| Complete submission | All documents included |
| Experienced team | Fewer errors |
| Expedited review | Pay premium fee |
| Phased permits | Start early phases |
| Concurrent review | Trade permits parallel |

---

## Fees

### Fee Types
| Fee | Calculation |
|-----|-------------|
| Building permit | Per SF or valuation |
| Trade permits | Flat or per fixture |
| Plan review | 50-100% of permit fee |
| Re-review | Per occurrence |
| Expedited review | 50-100% premium |
| Impact fees | Per unit/SF |

### Typical Fee Ranges
| Project Type | Permit Fee Range |
|--------------|------------------|
| Residential (new) | $2,000-10,000 |
| Residential (remodel) | $500-3,000 |
| Commercial (small) | $5,000-20,000 |
| Commercial (large) | $20,000-100,000+ |
| Tenant improvement | $1,000-10,000 |

### Impact Fees (Florida Example)
| Category | Per SF (Commercial) |
|----------|---------------------|
| Transportation | $2-8 |
| Water | $1-3 |
| Sewer | $1-3 |
| Parks | $0.50-2 |
| Schools | N/A commercial |
| Fire | $0.50-1.50 |

---

## Common Issues

### Zoning Issues
| Issue | Resolution |
|-------|------------|
| Setback violation | Variance or redesign |
| Height exceeded | Variance or redesign |
| Parking shortage | Variance or shared parking |
| FAR exceeded | Reduce building area |
| Non-conforming | Special approval |

### Code Issues
| Issue | Resolution |
|-------|------------|
| Egress deficiency | Add exits, widen |
| Fire separation | Add rated assembly |
| Accessibility | Revise for compliance |
| Structural inadequate | Engineer redesign |
| Energy non-compliance | Upgrade envelope/systems |

### Process Issues
| Issue | Prevention |
|-------|------------|
| Incomplete submittal | Use checklist |
| Missed comments | Track all responses |
| Expired permit | Monitor validity period |
| Work without permit | Apply for after-the-fact |
| Changes during construction | Revision permit |

---

## After Permit Issuance

### Permit Validity
| Jurisdiction | Typical Validity |
|--------------|------------------|
| Florida (general) | 180 days to start |
| Extensions | 180 days each |
| Maximum extensions | 2-3 typical |
| Expired permit | Re-apply required |

### Maintaining Active Permit
| Requirement | Description |
|-------------|-------------|
| Continuous work | No long breaks |
| Inspections | Within validity period |
| Extension request | Before expiration |
| Fees | Pay extension fees |

### Changes During Construction
| Change Type | Action |
|-------------|--------|
| Minor | Note on permit set |
| Moderate | Revision permit |
| Major | Amendment review |
| Use change | New permit/CO |
