Permit Help for South Florida Homeowners
Renovating, selling, or just told by the city that you have a permit problem? You don't have to become a permit expert. We work with South Florida building departments every day, and we'll handle the permitting for you. Hablamos español.
Common Reasons Homeowners Call Us
I'm renovating and need a permit.
I'm selling, and the title search found a permit problem.
I found an open or expired permit.
You have a contractor or plans, but the application, uploads and city requirements are a lot to figure out. We take care of the submission and follow it through.
I found an open or expired permit.
I'm selling, and the title search found a permit problem.
I found an open or expired permit.
Old permits from you or a previous owner can stay open for years. We research what's on file and what it would take to close it.
I'm selling, and the title search found a permit problem.
I'm selling, and the title search found a permit problem.
I'm selling, and the title search found a permit problem.
An open permit can delay a closing. We look into the permit history and tell you what may be needed to resolve it.
The city sent me comments or corrections.
The city says I have a permit problem. That's all I know.
I'm selling, and the title search found a permit problem.
You applied yourself and got back comments you don't understand. We help sort out what the reviewer is asking for and handle the resubmittal.
My permit is stuck and I can't tell why.
The city says I have a permit problem. That's all I know.
The city says I have a permit problem. That's all I know.
We find out which department, reviewer or document is holding it up, and what the next step is.
The city says I have a permit problem. That's all I know.
The city says I have a permit problem. That's all I know.
The city says I have a permit problem. That's all I know.
That's enough to start. Send us the address and whatever notice you received, and we'll figure out what the problem is.
Already Have an Architect, Engineer or Contractor?
Your architect designs the project. We move it through permitting.
Your architect designs the project. We move it through permitting.
Your architect designs the project. We move it through permitting.
305 Permit Runner is a permit processing company. If you already have an architect, engineer, contractor or finished plans, you're exactly the kind of client we help most.
We work alongside your team.
Your architect designs the project. We move it through permitting.
Your architect designs the project. We move it through permitting.
We handle the administrative side: applications, submittals, tracking, reviewer comments and coordination with the building department. Your design professionals focus on the design, and your contractor focuses on the work.
What we don't do.
Some permits need more than paperwork.
Some permits need more than paperwork.
We don't design projects or prepare architectural or engineering plans, and we're not the contractor doing the construction. For a new home, a major addition or anything that needs to be designed, you'll want an architect or engineer first. We're glad to take it from there.
Some permits need more than paperwork.
Some permits need more than paperwork.
Some permits need more than paperwork.
Depending on the project, the building department may require plans, engineering, a survey, product approvals or contractor documents before it issues a permit. We'll tell you what your project needs so nothing catches you by surprise.
Open or Expired Permit Holding Up Your Home Sale?
It happens more often than you'd think.
It happens more often than you'd think.
It happens more often than you'd think.
Many homeowners first learn about an old permit during a title search. It may be a roof, windows, a water heater or an A/C job from years ago, sometimes from a previous owner. Buyers and lenders often want it resolved before closing.
We research it first.
It happens more often than you'd think.
It happens more often than you'd think.
We look up the permit history, find out why the permit is still open, and determine what the building department will need to close it.
What it costs to find out.
When more is needed, we tell you first.
When more is needed, we tell you first.
Permit closeout research is currently $500. If the permit can be resolved with administrative follow-up or a call to the building department, that may be the only processing fee you pay us.
When more is needed, we tell you first.
When more is needed, we tell you first.
When more is needed, we tell you first.
Some permits need to be reactivated, inspected, or certified by an architect or engineer, or need other professional documents. Not every expired permit can be closed with paperwork alone. If yours needs more, we explain the steps and costs before we go any further.
Have an Open or Expired Permit? Let Us Research It.
Send us the property address and anything from the title search. Hablamos español.
Residential Permit Services We Can Help With
Home Renovation Permits
Permits for Work You've Already Planned
Permits for Work You've Already Planned
Kitchens, bathrooms, interior remodels and other residential work where you already have a contractor and/or plans. We prepare and submit the application and keep it moving.
Permits for Work You've Already Planned
Permits for Work You've Already Planned
Permits for Work You've Already Planned
You've picked a roofer, window company, A/C contractor, electrician, plumber, architect or engineer. We help you navigate that city's requirements and get the permit submitted.
Expired and Open Permits
Permits for Work You've Already Planned
Corrections and Re-Submittals
We research old permits, explain what's required to close them, and coordinate the steps with the building department.
Corrections and Re-Submittals
Permit Tracking and Department Coordination
Corrections and Re-Submittals
If your application came back with comments, deficiencies or requests for more information, we work with you and your professionals to answer them and resubmit.
Permit Tracking and Department Coordination
Permit Tracking and Department Coordination
Permit Tracking and Department Coordination
We follow the permit through each review, so you don't have to keep calling to find out which department, reviewer or document is holding it up.
Inspections and Closeout Coordination
Permit Tracking and Department Coordination
Permit Tracking and Department Coordination
We help schedule inspections and coordinate the administrative steps to move the permit toward final and closeout.
Why South Florida Permitting Can Be Complicated
Every city has its own rules.
Different portals and processes.
Different portals and processes.
Miami-Dade County, the City of Miami, Coral Gables and Miami Beach can each ask for different forms, documents and review steps for the same kind of job.
Different portals and processes.
Different portals and processes.
Different portals and processes.
Some departments take everything online, others still want certain documents in person, and each tracks permits its own way.
Reviews involve several departments.
Reviews involve several departments.
Reviews involve several departments.
Depending on the work, a permit may go through building, zoning, structural, electrical, mechanical, plumbing or other reviews, and any one of them can ask for changes.
Small mistakes cause long delays.
Reviews involve several departments.
Reviews involve several departments.
A missing signature, the wrong form or an outdated document can send an application back to the start of the line.
How 305 Permit Runner Helps
We know the departments.
We know the departments.
We know the departments.
We deal with South Florida building departments every day, so we know what they usually ask for and where applications tend to get stuck.
One point of contact.
We know the departments.
We know the departments.
Instead of chasing reviewers and departments yourself, you have someone who follows your permit and tells you what's next.
Plain-English answers.
We know the departments.
Plain-English answers.
We explain what's needed without the code jargon, and we tell you up front when a step requires a contractor, architect, engineer or other professional.
Where we work.
What we can't promise.
Plain-English answers.
Miami-Dade County, City of Miami, Coral Gables, Miami Beach, Doral, Miami Gardens, Hialeah, Homestead, Palmetto Bay, Cutler Bay, Pinecrest, Miami Shores, North Miami and North Miami Beach, plus Broward County cities like Hollywood and Fort Lauderdale, Palm Beach County and the Florida Keys.
What we can't promise.
What we can't promise.
What we can't promise.
We don't control government review times, and approval is always up to the building department. What we do is keep your application complete, tracked and moving.
How the Process Works
1. Tell us about the property and project.
1. Tell us about the property and project.
1. Tell us about the property and project.
Send the property address and tell us what you're trying to do, even if you're not sure what permit you need.
2. We review the permit situation.
1. Tell us about the property and project.
1. Tell us about the property and project.
We identify the jurisdiction, look up any existing permits on the property, and figure out what's likely needed to move forward.
3. We explain the next steps.
1. Tell us about the property and project.
4. We handle the permit process.
If you need plans, signatures, contractor documents, engineering, a survey or anything else, we tell you exactly what to get.
4. We handle the permit process.
5. We help move it toward issuance or closeout.
4. We handle the permit process.
Once the documents are ready, we manage the submission, tracking, corrections and coordination with the building department.
5. We help move it toward issuance or closeout.
5. We help move it toward issuance or closeout.
5. We help move it toward issuance or closeout.
We keep coordinating the administrative side through the right stage of your project, from issued permit to final inspection and closeout.
Not Sure What You Need? Start Here.
You don't need to know the permit type.
You don't need to know the permit type.
You don't need to know the permit type.
Many homeowners call us without knowing what kind of permit they need, or what the city's letter even means. Figuring that out is the first thing we do.
What to send us.
You don't need to know the permit type.
You don't need to know the permit type.
Use the quote form to send your name, phone, email, the property address and a short description of the project or problem. If you have them, include the permit or process number, your contractor's name and your architect's or engineer's information.
Email your documents.
You don't need to know the permit type.
Email your documents.
Send any permit records, plans, title-search documents, violation notices, contractor proposals or letters from the building department to newprojects@305permitrunner.com.
Frequently Asked Questions
Can you pull a permit for me?
I already have an architect. Can you handle the permit?
I already have an architect. Can you handle the permit?
We handle the application, submission, tracking and coordination for your permit. Depending on the work, the permit may need to be issued to a licensed contractor or to you as the owner. We'll tell you which applies and handle the paperwork either way.
I already have an architect. Can you handle the permit?
I already have an architect. Can you handle the permit?
I already have an architect. Can you handle the permit?
Yes, and that's one of the best ways to work with us. Your architect designs the project and we take it through permitting, including coordinating any reviewer comments with your architect.
Can you draw plans for my addition?
I already have an architect. Can you handle the permit?
What if I don't know what permit I need?
No. We're a permit processing company, not an architecture or engineering firm. You'll need an architect or engineer for the plans. Once you have them, we can handle the permitting.
What if I don't know what permit I need?
I found an open permit during a title search. What should I do?
What if I don't know what permit I need?
That's fine. Tell us about the property and what you want to do, or what the city told you, and we'll help figure out what's required.
Can you help with an expired permit?
I found an open permit during a title search. What should I do?
I found an open permit during a title search. What should I do?
Yes. We research the permit history and determine what's needed to close it. Some can be resolved administratively; others need reactivation, inspections or professional documents. We'll explain which applies before you commit to more.
I found an open permit during a title search. What should I do?
I found an open permit during a title search. What should I do?
I found an open permit during a title search. What should I do?
Contact us as early as you can before closing. Send the address and the title-search findings. Our closeout research is currently $500, and we'll tell you what it will take to resolve.
Can you help if my permit was denied or got corrections?
Can you help if my permit was denied or got corrections?
Can you help if my permit was denied or got corrections?
Yes. We review the comments, work with you and your contractor or design professional to answer them, and handle the resubmittal.
Do I still need a contractor?
Can you help if my permit was denied or got corrections?
Can you help if my permit was denied or got corrections?
Usually, yes, if work is being done. We handle permitting, not construction. Some jobs must be done and permitted by a licensed contractor, and in some cases owners can act as their own contractor under Florida law. We'll explain what applies to your project.
How long does permitting take?
Can you help if my permit was denied or got corrections?
How long does permitting take?
It depends on the city, the type of work and how busy the department is. We can't control government review times, but we keep your application complete and moving so it isn't delayed by missing items.
What cities do you work with?
What cities do you work with?
How long does permitting take?
Throughout Miami-Dade County, including the City of Miami, Coral Gables, Miami Beach, Doral, Hialeah, Homestead, Cutler Bay and more, plus Broward, Palm Beach and the Florida Keys.
¿Prefiere español?
What cities do you work with?
¿Prefiere español?
Lea esta página en español. Hablamos español.
Need Help With a Permit on Your Home?
Tell us what's going on with your property, and we'll tell you what it takes to move forward. Hablamos español.