FAQ INCLUDED SectionS

General Questions  ·  Construction Permit Expediting  ·  Permit Problems We Solve
Key Terms Explained  ·  Building Recertifications  ·  Business Licensing
Special Event Permitting  ·  Process & Value

Section 01

General Questions

What does a permit expediter do?

A permit expediter manages, coordinates, and strategically navigates the approval process required by cities, counties, and state agencies before construction, business operations, or events can legally begin.

At East of Collins Expediting, we go beyond paperwork. We act as permit project managers — anticipating issues, coordinating disciplines, communicating with reviewers, and protecting timelines so approvals move forward efficiently. When reviewer comments come back, we do not blindly forward them to the design team. We apply our own quality check first — flagging what we have seen resolved successfully over years of active permitting work in South Florida, so that the architects and engineers can focus their expertise on the items that genuinely require it. When comments are more technical or complex in nature, we communicate everything clearly and in an organized manner to all relevant parties so the path forward is understood by everyone on the team.

How is East of Collins Expediting different from a permit runner?

A permit runner completes tasks. A permit expediter manages outcomes.

Runners submit documents and wait. We own the process — from due diligence through final approval. That means tracking every review cycle, coordinating across the full project team, escalating strategically when needed, and staying engaged until the permit is in hand. Our clients choose us because delays are costly and guessing is not an option.

Who do you typically work with?

We work with general contractors, developers and owner representatives, architects and engineers, business owners and entrepreneurs, homeowners and condominium associations, and event producers and production teams.

Whether the project is residential, commercial, or public-facing, our role is the same: clarity, coordination, and execution.

Where do you operate?

East of Collins Expediting services Miami-Dade, Broward, and Palm Beach counties, with deep expertise in luxury and coastal municipalities including Miami Beach, City of Miami, Aventura, Sunny Isles Beach, Bal Harbour, Bay Harbor Islands, Surfside, North Miami, and surrounding jurisdictions.

Each municipality operates differently. Knowing those differences is where timelines are won or lost.

Why is East of Collins Expediting referral-based?

For over a decade, we grew almost entirely through referrals. That happens when clients trust you with their most critical milestones — and keep coming back. Relationships, results, and reputation are our strongest marketing channels.

How is pricing structured?

Pricing depends on scope, complexity, and jurisdiction. We provide clear proposals upfront and align expectations early. Our value is measured in time saved, risk avoided, and outcomes delivered.

Section 02

Construction Permit Expediting

What types of construction permits do you handle?

We manage permits for projects of all sizes, including new construction (residential and commercial), renovations and remodels, interior build-outs, trade permits (electrical, plumbing, mechanical, roofing, pools), revisions and permit renewals, open and expired permit resolutions, Certificates of Occupancy (CO) and Temporary COs (TCO), and right-of-way and utility coordination.

We handle everything from AC change-outs to luxury high-rise developments with the same level of precision and care.

When should I submit for my permit?

As soon as the project meets the minimum requirements for a meaningful plan review. You do not always need to wait until every background, reflected ceiling plan, or design detail has been fully coordinated before submitting.

At the initial review stage, the municipality is typically focused on the issues that determine whether the project can move forward, including setback compliance, water and sewer capacity or allocation, substantial-improvement requirements, zoning considerations, and condominium or board approvals where applicable. Certain details, such as the final lighting design, may continue to be coordinated later and are not always required for the initial submission.

Submitting at the right time allows the review process to begin while the design team continues refining secondary details. EOC helps determine when the plans are sufficiently developed, identifies the critical requirements that must be addressed first, and structures the submission to protect the project timeline without filing prematurely.

I have my drawings ready, but I also need Board approval. What should I do?

Board approvals — whether from a condo association, an HOA, or a municipal design review board — run on separate timelines from the building department. In many cases, you can pursue both simultaneously rather than sequentially.

We help clients map out what needs to happen, in what order, and where parallel tracks are possible. The goal is always to protect your construction start date, not let administrative sequencing push it out unnecessarily.

How can I shorten my permit timeline?

Permits move faster by design, not by luck. The most effective ways to accelerate a timeline are to submit a complete, aligned package the first time, anticipate reviewer comments before they are issued, track review status actively and escalate strategically, reduce resubmittal cycles through accurate corrections, and consider private provider review for eligible projects.

These are not passive steps — they require active management every day the permit is in review. That is what we do.

Do you work with private providers?

Yes. A private provider is a licensed engineer or architect who performs plan review and inspections on behalf of the building department — often quicker than municipal review queues. Not every project qualifies, but for those that do, private provider review can meaningfully compress timelines.

We regularly coordinate with private providers and can advise on whether this is the right path for your specific project and jurisdiction.

How long does the permitting process take?

Timelines vary by municipality, project scope, and preparedness. A simple trade permit in one city may take days. A new commercial construction permit in another may take months. What we control — and do exceptionally well — is making the process as efficient as it can be at every stage.

Section 03

Permit Problems We Solve

Most people search by the problem they are experiencing — not the service they need. If you recognize your situation below, we can help.

My permit expired. What should I do?

An expired permit is one of the most common issues we resolve. In most South Florida jurisdictions, a permit expires if no inspections are scheduled within a set period — often 180 days. The rules vary by municipality and by whether work was ever started.

Depending on the situation, the solution may be a renewal, a resubmittal, or a new permit application. We assess the status, identify the correct path, and handle the process so you can move forward without a violation on record.

I have an open permit from a previous owner. What do I do?

Open permits attach to the property, not the person who opened them. They can prevent you from pulling new permits, selling the property, or refinancing — and they become your responsibility the moment you take ownership.

We research the original permit, determine what work was done and what inspections remain, and coordinate the path to closure — whether that requires inspections, as-built drawings, or corrective work. This is one of our most requested services in South Florida’s active real estate market.

My permit is stuck in review. What can I do?

A permit stuck in review typically results from one of three things: incomplete documentation, unresolved comments, or a department backlog. Each requires a different response.

We identify exactly where the permit stands, what is holding it, and what needs to happen to move it. In many cases, direct communication with the reviewer or strategic escalation within the department is what unsticks a stalled application. We make those calls.

My permit was denied. Now what?

A denial is not always the end. It depends on the reason — whether it is a documentation issue, a code compliance matter, or a zoning question. Some denials are resolved through a corrected resubmittal. Others require a variance, a waiver, or an appeal to a board.

We review the denial, explain your options clearly, and execute the appropriate next step. Every situation is different, and outcomes depend on the specific circumstances — but we advocate aggressively and strategically on your behalf at every stage of the process.

I have a violation for work done without a permit. What steps should I take?

Unpermitted work creates a code violation that must be resolved before you can sell, refinance, or continue building. The process typically involves pulling an after-the-fact permit, scheduling inspections for the completed work, and in some cases exposing and documenting work that has already been concealed.

We handle violation resolution from assessment through closure. Acting quickly limits penalties and protects your property’s compliance standing.

How do I close an old or abandoned permit?

Closing an old permit requires determining what inspections were completed, what remains, and whether the work as built matches what was permitted. In some cases, a permit can be voided if no work was ever started. In others, a final inspection or corrective work is required.

We research each permit’s history and manage the closure process so the record is clean and the property is in good standing.

How do I renew an expired permit?

Most South Florida municipalities allow permit renewals within a specific window after expiration — but requirements vary by jurisdiction. Some require only a renewal fee and documentation. Others require updated plans if the code has changed since original approval. We determine the correct renewal path for your municipality and handle the process so the permit is reinstated correctly.

What is a permit revision?

A permit revision is a formal amendment to an already-approved permit when the scope of work changes during construction. Changes to structural elements, MEP systems, square footage, or materials typically require a revision before that portion of work can be inspected. We manage revisions to prevent inspection failures and keep projects on schedule.

Section 04

Key Terms Explained

Plain-language answers to the terms and approvals that come up most often on South Florida projects.

What is a Certificate of Occupancy (CO)?

A Certificate of Occupancy is the final approval issued by a building department confirming that a structure or space is safe and legally approved for its intended use. Without a CO, a space cannot legally be occupied, leased, or opened for business.

Obtaining a CO requires completing all required inspections and resolving any outstanding items. We manage inspection coordination and any final corrections needed to get you across the finish line.

What is a Temporary Certificate of Occupancy (TCO)?

A TCO allows a space or structure to be occupied before all final inspections are complete — typically when certain non-life-safety items are still pending. TCOs expire, are tied to specific conditions, and must be converted to a full CO before that deadline. They are commonly used on large commercial and mixed-use projects where phased occupancy is required.

What is a Notice of Commencement (NOC)?

A Notice of Commencement is a legal document required in Florida before construction begins on most permitted projects. It establishes the property owner’s legal relationship with contractors and subcontractors and protects the owner’s right to limit lien liability under Florida lien law.

The NOC must be recorded with the county clerk and posted at the job site before the first inspection. Many projects experience delays simply because the NOC was not filed in time. We ensure it is prepared and recorded.

What is a Change of Use?

A change of use occurs when a space is converted from one occupancy type to another — for example, from retail to restaurant, or from office to medical. Changes of use typically trigger additional review requirements including fire safety upgrades, ADA compliance, DERM review, zoning verification, and sometimes structural analysis.

This is one of the most important conversations to have before signing a lease. We identify change-of-use implications early so there are no surprises after the lease is executed.

What is a Business Tax Receipt (BTR)?

A Business Tax Receipt — formerly called an Occupational License — is the local government’s authorization for a business to operate within its jurisdiction. Most municipalities in South Florida require a BTR before a business can legally open. It is typically renewed annually and may require a Certificate of Use as a prerequisite.

What is a Certificate of Use (CU)?

A Certificate of Use certifies that a business’s proposed use is permitted at a specific location under applicable zoning regulations. It is often required before a Business Tax Receipt is issued and typically involves zoning review, fire inspection, and DERM clearance.

CU requirements vary significantly by municipality and business type. We manage the full process including all agency coordination.

What is an Impact Fee?

Impact fees are one-time charges assessed by local governments on new development to offset the cost of infrastructure improvements required to serve that development — roads, parks, schools, utilities, and public safety facilities. In South Florida, impact fees can represent a significant cost on new construction and are calculated based on use type, size, and location.

Under HB 1329 (2025), Florida now caps impact fee increases at 100% over four years and requires governments to justify fee levels with a demonstrated-need study. We help clients anticipate and verify impact fee assessments — and identify refund opportunities where fees were improperly calculated.

What is a DERM Approval?

DERM — the Department of Environmental Resources Management — is the Miami-Dade County agency responsible for ensuring that building permits, Certificates of Use, and business tax applications comply with federal, state, and county environmental protection laws.

DERM review is required for projects involving tidal waters or coastal wetlands, mangrove trimming or removal, tree removal, underground storage tanks, stormwater systems, and businesses that generate commercial or industrial wastewater.

In South Florida’s coastal environment, DERM clearance is a routine part of many permit applications. We coordinate DERM review as part of our standard permitting process so it does not become a bottleneck.

What is a WASD Agreement — and when is one required?

A WASD Agreement is a legal contract between a developer or property owner and the Miami-Dade Water and Sewer Department establishing the terms under which water and sewer infrastructure will be installed or connected to serve a new development.

A WASD Agreement is typically required when a project needs a new sewer lateral, a water or sewer main extension, fire protection line service, or a private pump station — and for any new construction that does not currently have established water or sewer service.

The process requires signed and sealed engineering plans, a sewage flow allocation letter, and site plan documentation. It runs concurrent with — but separate from — the building permit process, and must be executed before construction can begin. We coordinate WASD submittals and track agreement status on all applicable projects.

What is a Private Provider review — and what are its advantages?

A private provider is a licensed Florida engineer or architect who performs plan review and inspections on behalf of the local building department. Under Florida law, property owners and contractors may elect to use a private provider instead of — or in addition to — the municipal review process.

The primary advantage is speed (where applicable). Private providers can provide faster review timelines and conduct inspections on faster timelines than municipal departments operating under heavy workloads. For projects where the construction start date is time-sensitive, private provider review can compress the permitting phase by weeks or months. On certain projects, retaining a Private Provider can create unnecessary delays.

We advise on private provider eligibility and can evaluate when it is the right strategy for your project and jurisdiction.

Section 05

Building Recertifications

What is a building recertification — and when does it apply?

Building recertification is a mandatory safety inspection program requiring building owners to have their structures inspected by a licensed professional engineer or registered architect at specific age thresholds. Following the Champlain Towers South collapse in Surfside in 2021, Miami-Dade County significantly updated its requirements.

Under current rules, most buildings in Miami-Dade must undergo recertification at 30 years of age — or at 25 years if located within 3 miles of the coastline. Subsequent inspections are required every 10 years. Coastal condominiums and cooperative buildings three stories or taller with specific construction dates face additional accelerated deadlines.

Important: Florida’s state milestone inspection law under SB 4-D runs parallel to — and separate from — county recertification requirements. Satisfying one does not automatically satisfy the other, though a single inspection report may serve both under certain conditions.

What documents and inspections are required for recertification?

A full recertification requires both a structural inspection and an electrical inspection conducted by a licensed professional engineer or registered architect. Required documentation typically includes signed and sealed structural and electrical recertification report forms, infrared Level II thermography reports (for buildings with electrical systems at or above 400 amps), and parking lot illumination and guardrail compliance certifications where applicable.

The completed report must be submitted to the building department — typically within 90 days of notification. We help building owners and condo associations coordinate between their engineer, the building department, and any required repair contractors.

What happens if a building misses its recertification deadline?

Non-compliance can result in unsafe building notices, code violations, civil penalties, and in the most serious cases, evacuation orders or condemnation. The county takes enforcement seriously — especially post-Surfside. If your building is approaching a deadline or has already received a notice, acting immediately is critical. We coordinate the full recertification process and assist with violation resolution if a deadline has passed.

Section 06

Business Licensing

What business licensing services do you provide?

We offer full-service business licensing including Business Tax Receipts (BTR), Certificates of Use (CU), alcohol licenses (Beer and Wine, 2COP, 4COP), food service and health department approvals, fire inspections and life safety sign-offs, grease trap approvals, specialty operational permits, and annual renewals and compliance tracking.

We don’t stop at “almost approved.” We stay until you are fully operational.

Should I hire a licensing expert before signing a lease?

Yes — especially for restaurants, bars, medical offices, gyms, and specialty uses. A change of use, prior violations, or zoning limitations can significantly increase costs or, in some cases, prevent approval entirely. The consultation is always worth it. Lease obligations and licensing requirements do not always align — and discovering that after signing is significantly more costly than finding out before.

We help clients understand their full regulatory picture before committing to a space — including change-of-use implications, prior permit history, and any issues that could affect your ability to open as planned.

How much will I pay in government fees to get licensed?

Government fees vary based on your business type, location, square footage, and the specific licenses and approvals required. There is no single flat number — a small retail boutique in Miami Beach will have a very different fee structure than a full-service restaurant in the City of Miami or a bar in Aventura.

What we can do is walk you through expected fees as part of your pre-opening consultation — so there are no surprises on your opening timeline or budget.

How does the grease trap process work for restaurants?

A grease trap — also called a grease interceptor — is required for most food service establishments in South Florida. It prevents fats, oils, and grease from entering the municipal sewer system and is inspected and regulated by the local municipality and, in some jurisdictions, WASD.

The process typically involves determining the appropriate size and type of interceptor based on your kitchen equipment and menu, obtaining approval through the building and plumbing permit process, and scheduling the required inspection before your Certificate of Use can be issued. Regular cleanout and maintenance records are also required for ongoing compliance. We guide clients through every step so the grease trap does not become a last-minute obstacle to your opening.

How fast can we get our business licensed and operational?

The honest answer is that it depends — on the type of business, the municipality, whether a change of use is required, the condition of the space, and how quickly the full project team can move. That said, for a straightforward licensing engagement in a space with no major change-of-use issues, a realistic general benchmark is two to three months from start to fully operational. Some engagements move faster; others take longer.

What we can always commit to is the quality of advocacy, coordination, and expertise we bring to every step of the process. We keep things moving and communicate proactively so you are never in the dark about where things stand.

Can you help with renewals and ongoing compliance?

Absolutely. Many of our clients retain us to manage renewals, inspections, and compliance year after year so nothing is missed and operations stay uninterrupted. Annual renewals have deadlines that vary by jurisdiction and license type — missing them results in penalties, lapses in licensure, and in some cases operational shutdowns.

Section 07

Special Event Permitting

What types of events do you support?

We manage permits for festivals and public events, beach weddings and luxury private events, concerts and live productions, charity runs and community activations, corporate and brand activations, waterfront and barge events, long-term exhibitions and pop-up installations, and film and media productions requiring location permits.

If it requires municipal approval, coordination, or inspection — we handle it.

What does special event permitting involve?

Special event approvals often require coordination with Fire Rescue, Police, Sanitation, Transportation and Public Works, Parks and Recreation, ADA compliance reviewers, and neighborhood and stakeholder sign-offs. For events on the water, marine and Coast Guard coordination may also apply.

We manage all agencies, submissions, inspections, and life-safety plans under one coordinated strategy — so the event producer focuses on the event, not the paperwork.

How much will it cost to permit my event?

There is no single answer — event permitting costs depend on a combination of factors that are specific to each event. The questions we ask to build an accurate picture include: How many days is the event? When is it taking place? Is it open to the public or private? Will there be alcohol? Is it ticketed? Will there be a DJ or live musical performance? Are there tents larger than 10×10? Will there be a stage? Is there a generator over 5,000 watts? Are there any other temporary structures? Do you know who your vendors will be?

Each of these elements can trigger additional permits, inspections, and agency coordination — all of which affect the overall cost. Once we understand the event’s scope, we can give you a clear picture of what to expect.

Does my event require building permits?

Yes — when certain elements are present. Temporary structures and generators are the most common triggers. If your event includes a stage, a tent larger than 10×10, a truss system, a generator over 5,000 watts, or any other temporary structure, building permits are typically required in addition to the special event permit.

Requirements vary by jurisdiction, so we always assess your specific event elements and venue location before making any determination. We handle both the special event permit and any required building permits under one coordinated process.

Does my event require Police or Fire presence?

It depends on the jurisdiction and the elements of the event. Many municipalities require Fire Rescue standby for events with open flame, large generators, certain tent sizes, or a crowd above a specified threshold. Police presence is often required for events open to the public, events with alcohol, or events involving street closures. We assess your event’s specific profile against the requirements of your target municipality — so there are no last-minute mandates that affect your budget or production timeline.

Do you provide event plans and drawings?

We do not prepare architectural or engineering plans ourselves — that is the role of licensed design professionals. However, we do not leave clients to find those resources on their own either. We have a network of preferred vendors we work with regularly for site plans, life safety plans, structural engineering for temporary structures, and other event-specific drawings.

Our goal is to be as close to a one-stop shop as possible — coordinating the full team so the production process is seamless from permitting through inspection.

Can you help us find a venue?

Yes. Venue selection is a service we can offer as part of our full-service approach to special events. We have worked across a wide range of South Florida venues over the years — from public beachfront spaces and waterfront properties to privately managed event facilities — and we understand which venues are well-suited for different types of events from a permitting standpoint. If you are still in the planning phase and need guidance on where to host, we are happy to help you identify options that align with your vision, your timeline, and what will be achievable through the permit process.

How long is a special event permit valid in Miami — and what if my event runs longer?

In the City of Miami, a standard special event permit is valid for seven days. A maximum of four permits per location per year is allowed under standard rules — giving you up to 28 consecutive days before a different approval process is required.

For events running longer than 28 days, City Commission approval is required — but only after all four base permits have been exhausted. After Commission approval, subsequent permits may be issued in extended increments. We have managed up to 12 consecutive special event permits for a single long-term installation, coordinating the Commission process in parallel with ongoing permitting so there is never a gap in coverage.

Do you attend inspections and walkthroughs?

Yes. Presence matters — especially when timelines are immovable. We attend inspections, coordinate walkthroughs, and stay engaged through final sign-off. When something needs to be resolved in real time, we are already there.

Section 08

Process & Value

Why should I hire a premium permit expediter?

Because delays cost more than fees. Our clients choose us because their timelines matter, their investments are high-stakes, their projects require precision, and they value accountability and clarity above all.

We protect schedules, budgets, and momentum — especially when pressure is high. The cost of a permit delay on a commercial project, a luxury renovation, or an opening-day event is always greater than the cost of getting it right the first time. What we guarantee is the level of service, expertise, and advocacy we bring to every engagement. Outcomes depend on scope, jurisdiction, the project team, and factors outside anyone’s control — but the quality of our effort and representation never does.

Do you attend inspections and represent our project with the city?

Yes. We represent clients across all phases of the permitting process — from pre-application meetings and plan review cycles to inspections, walkthroughs, and final sign-off. Our relationships within South Florida’s municipal departments are one of the most valuable things we bring to every project.

How do I get started?

Start with a consultation. We will review your project, clarify requirements, identify risks, and recommend the smartest path forward.

Permits don’t need to be stressful. They need to be managed.

South Florida’s Preferred Permit Expediter

Whether you are starting a new project or resolving an existing permit issue, East of Collins Expediting is ready to help.

Bring us in early. That’s when we’re most valuable.

📞  305.974.0209

East of Collins Expediting

Permitting with Precision. Partnership with Purpose.

East of Collins Expediting is a South Florida permit expediting firm serving Miami-Dade, Broward, and Palm Beach counties across 80+ jurisdictions. Services include construction permit expediting, business licensing, special event permitting, building recertification coordination, open and expired permit resolution, violation correction, DERM and WASD coordination, and municipal advocacy.