⏱️ How Long Does Permitting Take in South Florida — And What Can Delay It?

⏱️ How Long Does Permitting Take in South Florida — And What Can Delay It?

When planning a luxury renovation or new build, most clients focus on design, budget, and timeline — but one critical phase is often misunderstood or underestimated:

Permitting.

In South Florida, permitting isn’t just a formality — it’s a potential bottleneck that can make or break your schedule. At Bespoke Development Group, we navigate this process on your behalf, but here’s what you need to know so you’re not blindsided by delays.

📜 What Is the Permitting Process?

Every construction project that alters structure, electrical, plumbing, mechanical systems, or square footage typically requires one or more permits. In South Florida, this process generally involves:

1. Architectural and engineering plan submission

2. Zoning compliance review

3. Plan examiner review

4. Corrections (if requested)

5. Permit approval and issuance

6. Scheduled inspections during build

7. Final inspection and close-out

   
   

⏳ How Long Does It Usually Take?

Project Type	Avg. Permit Approval Time
Interior Renovation (non-structural)	2–4 weeks
Major Remodel / Structural Work	4–8 weeks
New Construction	8–12+ weeks
Coastal/Waterfront Properties	Add 2–4 weeks
Historical District Projects	Add 3–6 weeks

Note: These timelines vary by city — Miami-Dade, Fort Lauderdale, Boca Raton, and Palm Beach all have different review speeds, especially during high-volume periods.

🛑 What Can Delay a Permit?

1. Incomplete Plans

Missing dimensions, structural notes, or required seals from licensed professionals will trigger rejection.

2. Zoning Violations

Improper setbacks, height limits, or floor-area ratios can stall your approval — especially in coastal and flood zones.

3. Backlogged Municipalities

Many South Florida building departments are short-staffed and slow-moving. Miami-Dade in particular can become overwhelmed after storms or during peak seasons.

4. HOA or Historic Board Reviews

Neighborhood associations and historical review boards may add extra steps to approval, especially in upscale communities.

5. Unlicensed or Unqualified Submissions

Some contractors cut corners and have the homeowner pull permits. That’s not only risky — it raises red flags for reviewers and slows everything down.

⚡ Bonus: We Use Permit Expeditors When It Counts

For large-scale, high-end, or time-sensitive projects, we often partner with professional permit expeditors — specialists who know the ins and outs of your local building department and can fast-track submissions.

Why does this matter?

• They know which reviewers to call directly

• They can pre-screen plans to avoid multiple rounds of rejections

• They track and chase every step of the approval process

• In municipalities like Miami-Dade or Palm Beach, they can cut weeks off your timeline

At Bespoke, we don't just "hope" permits go through. We bring in the right players to make sure they do — faster and with fewer headaches for you.

🧠 What Can YOU Do to Help Speed Up Permits?

As the homeowner, your involvement can either streamline or delay things — even if you’re not pulling the permits yourself.

Here’s how you can help keep things moving:

• Make decisions early (floor plan, materials, fixtures)

• Respond quickly to revision requests or approvals

• Communicate clearly if working with your own architect or designer

• Be patient, but proactive — permitting is a waiting game, but we’ll keep you updated every step of the way

  
  

✅ Bottom Line

If your contractor won’t pull the permits, don’t hire them.

The fastest way to delay your project is to underestimate permitting. The fastest way to stay on track is to work with a builder who plans for it upfront and navigates it like a pro.

At Bespoke Development Group, we don’t let permits kill your momentum — we build them into the schedule and handle the process for you from day one.