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Journal

Notes from the
permit floor.

Playbooks, jurisdiction timelines, and straight answers to the questions homeowners and contractors ask most often across South Florida.

Request Permit Review

16

Articles

6

Categories

Featured · Permit Timelines

Miami Beach Permit Timelines in 2026: What to Actually Expect

A jurisdiction-by-department breakdown of realistic permit cycle times in Miami Beach for luxury residential and commercial construction.

June 24, 2026·6 min read
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Permit Questions Answered

Straight answers to the questions
homeowners and contractors ask most.

Careful, jurisdiction-aware guidance on the permits South Florida property owners run into most often — kitchen, bathroom, windows, pergolas, sheds, fences, driveways, solar, and more.

Permit Questions Answered

Do I Need a Permit to Remodel My Kitchen in Miami-Dade?

8 min readRead

Permit Questions Answered

Do I Need a Permit to Remodel My Bathroom in Miami-Dade?

7 min readRead

Permit Questions Answered

Do I Need a Permit to Replace Windows in Miami-Dade?

7 min readRead

Permit Questions Answered

Do I Need a Permit for a Pergola in Miami-Dade County?

7 min readRead

Permit Questions Answered

Do I Need a Permit for a Shed in Miami-Dade County?

7 min readRead

Permit Questions Answered

Do I Need a Permit to Replace a Fence in Miami-Dade County?

6 min readRead

Permit Questions Answered

Do I Need a Permit for a Driveway in Miami-Dade?

7 min readRead

Permit Questions Answered

Do I Need a Permit to Install Solar Panels in Florida?

8 min readRead

Permit Questions Answered

Do I Need a Permit to Remodel My House in Miami-Dade?

9 min readRead

Permit Questions Answered

Miami-Dade Permit Application Forms: What You Need Before You Submit

8 min readRead
Editorial archive

Playbooks and field notes,
organized by discipline.

Permit GuidesPermit TimelinesCity GuidesConstruction TipsMunicipal Updates

Permit Guides

The Contractor's Guide to Sub-Permit Sequencing

How the order in which you file trade permits determines whether your project ships on time or three weeks late.

June 10, 20268 min read

City Guides

Coral Gables Mediterranean Review: A Practical Playbook

How to submit a residential project through Coral Gables' architectural review without a design battle.

May 28, 20267 min read

Permit Guides

TCO vs. CO: When Each Makes Sense

The strategic difference between a Temporary and Final Certificate of Occupancy—and when to file each.

May 14, 20265 min read

Construction Tips

Reading Between the Lines of a Plan Review Comment

What plan reviewers are actually asking for—and how to write a response letter they'll accept.

April 30, 20266 min read

Municipal Updates

2026 Florida Building Code Changes: What Actually Impacts Permits

The FBC update summary distilled to what changes how you file and what it changes on your projects.

April 16, 20269 min read

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