Bring Your Project Back Into Compliance — Fast and Stress-Free
Owning or buying a property with unpermitted work can be overwhelming. At 1.2.3 Permit Solutions, we specialize in legalizing past construction and restoring full compliance with local and state regulations, so you can protect your investment and move forward confidently.
We take over the entire “after-the-fact” permitting process — from plan preparation to final inspections — ensuring your property meets every code requirement and passes smoothly through the city approval process.
An after-the-fact permit is used when construction, remodeling, electrical, plumbing, mechanical, roofing or structural work was completed before the required permit and inspections were obtained. The process allows a property owner to apply for approval after the work has already been performed and attempt to bring the property back into compliance with the applicable building and zoning requirements.
At 1.2.3. Permit Solutions, we help Florida property owners navigate the complicated process of legalizing unpermitted work. Our team can coordinate existing-condition documentation, architectural and engineering plans, permit applications, responses to plan-review comments, inspection scheduling and final permit close-out.
An after-the-fact permit—sometimes called a retroactive building permit or a permit for existing unpermitted work—is a permit requested after construction has already started or been completed. The local building department reviews the existing work, supporting plans and permit application to determine whether the improvement can be approved, must be corrected or must be removed.
Unpermitted work is often discovered during a property sale, refinance, insurance inspection, code enforcement investigation or review of the property's permit history. It may have been completed by a previous owner, an unlicensed contractor or a contractor who failed to close the permit properly.
Even when the current owner did not perform the work, the property may still need to be brought into compliance. Addressing the problem early can help prevent it from delaying a closing, creating an open code case or interfering with future improvements to the property.
Every municipality has its own application procedures, plan requirements, fees and inspection standards. However, most after-the-fact permit cases follow several general stages.
We review the property information, available permit history, violation notices and the scope of the completed work. This helps identify the likely permit categories, disciplines and documents required.
The existing construction may need to be measured, photographed and documented. Depending on the project, an architect, engineer, contractor, surveyor or other qualified professional may need to evaluate the work.
Existing-condition or as-built drawings may be prepared to show what was constructed. Structural, mechanical, electrical and plumbing plans may also be required depending on the improvement.
The appropriate applications, supporting documents and plans are submitted to the city or county. Our permit expediting team can help coordinate the submission and track its progress.
Reviewers may request plan revisions, product approvals, engineering details, zoning information or additional documentation. We coordinate responses and resubmissions to keep the case moving forward.
Once the permit is issued, the applicable inspections must be completed. Corrections may be required before an inspection can pass. After all required approvals are obtained, the permit can be finalized and closed.
The required plans depend on what was built and which building systems were affected. A simple nonstructural project may require fewer documents, while a room addition, garage conversion or structural alteration may require a complete set of plans.
Floor plans, dimensions, elevations, room labels, door and window locations, life-safety information and existing-versus-proposed conditions.
Foundation, framing, connection, beam, column, roof or wall details prepared when the work affects structural components.
HVAC equipment, ductwork, ventilation, exhaust systems, equipment sizing and other mechanical information when applicable.
Lighting, receptacles, circuits, service equipment, panel schedules, load calculations and required electrical safety details.
Water supply, drainage, venting, fixtures, water heaters, gas systems and plumbing-isometric information when required.
Property boundaries, setbacks, easements and the location of additions, sheds, pools or other exterior improvements.
Our team can coordinate the architectural and engineering plans needed for residential and commercial after-the-fact permit applications.
Not every existing improvement can automatically be approved. The work must generally satisfy the applicable building, fire, zoning, floodplain and property-development requirements. An addition may be structurally sound but still violate a required setback, lot-coverage limitation or permitted use.
Inspectors may also need access to concealed electrical, plumbing, structural or mechanical components. In some cases, limited portions of a wall, ceiling or finish may need to be opened so the work can be inspected. If the construction cannot meet the applicable requirements, modifications or removal may be necessary.
A notice for work completed without a permit does not normally disappear simply because a permit application has been submitted. The required plans must be approved, the permit must be issued, inspections must be completed and the permit must usually be finalized before the underlying case can be considered for closure.
When an active violation is involved, we can coordinate the permit process alongside our code violation resolution services . This creates a clearer path from the initial notice to documented compliance and permit close-out.
There is no universal price for an after-the-fact permit in Florida. The total cost depends on the jurisdiction, type and size of the improvement, required professional plans, permit categories, municipal fees, inspections and corrections needed to bring the work into compliance.
Potential costs can include permit application fees, plan-review fees, after-the-fact or penalty fees, architectural or engineering services, surveys, contractor work, reinspection fees and required construction corrections. A case involving a small interior alteration will usually be very different from a structural addition or full garage conversion.
Timing varies by municipality and project complexity. A complete application with accurate plans may move faster than a case involving missing records, structural questions, zoning conflicts or several building disciplines.
Delays commonly occur when plans are incomplete, documents conflict with the existing property, review comments are not answered correctly or inspection access has not been prepared. Our role is to organize the case, coordinate the required professionals and follow up with the reviewing jurisdiction throughout the process.
1.2.3. Permit Solutions assists homeowners, property buyers, sellers, investors, contractors, real estate professionals and commercial property owners throughout Florida.
Learn more about our permit services in Miami-Dade County, Broward County, Palm Beach County, Orange County and all Florida counties.
Because requirements differ between cities and counties, every property should be evaluated according to the specific jurisdiction responsible for reviewing and inspecting the work.
In many cases, yes. A property owner may be able to apply for an after-the-fact permit, provide plans documenting the completed work and complete the required inspections. Approval depends on the work meeting the applicable building and zoning requirements.
The current property owner may still need to address existing unpermitted work, even when it was completed before the property was purchased. The available solution depends on the permit history, type of work and local building department requirements.
Plans are commonly required when the existing work changed the property's layout, structure, electrical system, plumbing, HVAC system or exterior. The exact disciplines and level of detail depend on the project and reviewing jurisdiction.
Possibly. When important components are concealed, an inspector or design professional may require access to verify how the work was installed. The amount of access required depends on the project and inspection requirements.
It can be an important part of resolving a violation for work completed without a permit. The permit generally must be approved, issued, inspected and properly closed before the related code case can move toward final compliance.
Costs vary by city or county and by the type of construction. Permit fees, professional plans, surveys, inspections, reinspection fees and necessary corrections can all affect the final cost.
The timeline depends on the complexity of the work, document availability, plan-review workload, number of required disciplines and whether corrections are needed. Complete, accurate plans and prompt responses to review comments can reduce avoidable delays.
Yes. 1.2.3. Permit Solutions can coordinate the site documentation, architectural or engineering plans, permit application, municipal submissions, plan-review responses, inspection scheduling and permit close-out process.
Speak with a permit specialist about your property, existing work, violation notice or pending real estate transaction.
Permit, plan, inspection and code compliance requirements vary by jurisdiction and project. Final approval is determined by the applicable city, county, building department and other reviewing authorities.
Let us handle the paperwork, city communication, and engineering so you can focus on your property’s value and future.
