Residential · Permit-ready in a week, not a quarter.
Permit Management & Project Coordination
We manage the entire path from intake to issued permit — survey, drafting, engineering, review, and submission — so your build never stalls at the county desk.
Get help with permit management
Tell us about your project — we’ll reply within one business day.
“Permit-ready in a week instead of a month. David caught two tabulation errors before submission that would have bounced us. Worth every dollar.”— Custom Home Builder, Anna Maria Island
About a week, not one to three months
Most builders lose one to three months getting a residential permit out the door. We compress the part we control — intake through submission — into about a week, then babysit every department until the permit issues. The bottleneck is almost never the submission itself; it's plan accuracy and the back-and-forth that follows a rejected package. We remove both.
A Holmes Beach custom home is the proof, not the pitch: the Living Area Ratio cap was 2,323 sq ft, the plans came in at 2,322.86, and the permit issued first-pass with zero tabulation rejection — the exact kind of precision this process is built to catch before it costs a review cycle.
What's actually in the color-coded checklist
Every step is documented and sequenced — steps that don't depend on each other run in parallel instead of one after another.
- Survey & geo report — Ordered together, in parallel, instead of waiting on one before starting the other.
- Trees & setbacks — Confirmed against the site plan before the drafter finalizes the layout.
- Drafter & engineer coordination — Kept in sync so revisions on one side don't silently break the other.
- Pre-submission plan review — Plans run through review before they're ever uploaded to the county.
- Energy calcs — Ordered for the correct climate zone alongside the rest of the package.
- Notice of Commencement — Recorded and the instrument number retrieved before submission, not scrambled for after.
How we drive a permit from intake to issued
One team owns the outcome — you're not managing a drafter, an engineer, and the county separately.
- 1Intake
We collect the project details and get the survey and geo report moving the same day.
- 2Coordinate design
Drafter and engineer work against the same checklist, with setbacks and tabulations checked during zoning verification, not after.
- 3Pre-submission review
AI plan-review and a human pass catch errors before the county ever sees the package.
- 4Submit
The full package — plans, energy calcs, Notice of Commencement — goes in as one complete file, about a week after intake.
- 5Track every department
Zoning, flood, environmental, building official, and utilities are all monitored until each one clears.
- 6Chase to issued
Reviewer comments get routed and resolved the same cycle; we don't wait for you to notice a stalled department.
Speed without accuracy costs more in the long run. A rejected submission means another revision cycle with the drafter and engineer — and weeks added before a shovel hits dirt. The checklist exists so that cycle happens on paper, before submission, instead of after.
Software helps. Relationships close it.
We use modern tools — AI plan-review to catch errors before submission, form auto-fill, and portal monitoring — but the permit issues because we know the local process, the portals, and the people. Our process is fast because of expertise and relationships, not because software is doing the work. The tools remove busywork; they don't replace knowing which reviewer to call when a file goes quiet.
Frequently asked questions
- How fast can you submit my permit?
- Our portion — intake through upload — takes about one week. A typical in-house office takes 3–4 weeks; builders doing it themselves often take 1–3 months.
- What slows permits down the most?
- Plan creation and accuracy, not the submission. We run plans through review before submitting and coordinate corrections fast when reviewers comment.
- What's actually included in permit management?
- Ordering the survey and geo report, coordinating the drafter and engineer, running plans through pre-submission review, ordering energy calcs, recording the Notice of Commencement, and compiling and submitting the full package — then tracking every department to issuance.
- Do you handle it if a reviewer comments on our submission?
- Yes. We flag every reviewer comment the moment it posts, route the correction to your drafter or engineer, and resubmit the same cycle instead of the next — see permit tracking for how that works after submission.
- What documents do I need to provide?
- A signed contract and basic project details — we handle assembling the survey, plans, energy calcs, Notice of Commencement, and the rest of the required documents from there.
- Are you using software to do the permitting, or is it manual?
- Both. AI plan-review, form auto-fill, and portal monitoring catch errors early and remove busywork — but the permit issues because we know the local process, the portals, and the people, not because software is doing the work.
- Which Florida counties do you cover?
- Sarasota and Manatee counties and the coastal municipalities day-to-day, and increasingly the rest of Florida statewide — see our service areas for your specific county.
Ready to get permit-ready?
Tell us about your project. We reply within one business day — and we’ll tell you straight whether we’re the right fit.