Prior to starting the permitting process for construction, clients frequently ask: “how long will it take to obtain permit approval?” The review and approval process in South Florida generally takes between 4 to 12 weeks, but there are several key factors which can affect timelines.
1) Project Size & Complexity – Each Project is Unique
The more complex the project, the longer the review process may take. Designs which exhibit a-typical, unusual, or complex features may increase the amount of time needed to review associated specifications. This is particularly true when reviewers have not previously encountered similar designs. Larger scale projects may also take longer to approve than smaller scale projects, as there is more material to review within the document set.
2) It’s All About Connections – And Familiarity
Architects who establish and maintain strong connections with permitting officials may help to expedite the process. Strong channels of communication allow for fast information sharing and facilitate swift problem solving. At the very least, a good relationship between lead architect and the permitting official can provide you with a more accurate timeline regarding when to expect an approval. Each municipality within South Florida has its own permitting requirements and process. Architects submitting a document set to a municipality where they are familiar with the requirements and process will encounter fewer difficulties, and may ultimately save on time.
3) Open Permit Reviews Creating Backlog
Work volume can significantly impact some government departments. Periods when permit submissions are heavy mean processing may take longer. If there is backlog in the system, you should expect to account for this when anticipating notice of approval.
4) The Number of Agencies Involved
Depending on what components make up your project, your document set will need to be reviewed and approved by multiple agencies. This may include the respective state/county, and city. Within these agencies, multiple departments will also need to handle your documents. For example: building structure, fire, planning, public works, and utilities must each review and approve their respective section of your document set. The fewer agencies and departments needed to review your document set, the faster a permit will be issued.
5) Online/Digital Permitting
Permitting via online platforms is becoming increasingly popular. This service provides users with the ability to submit their application, schedule inspections, review inspection results/comments, and efficiently track the status of the permit. Online permitting removes the need to physically visit an office. Government agencies also benefit, as their internal process becomes more streamlined and efficient.
6) Speed Things Up with Plan Runners/Expeditors
A runner/permit expeditor company can be hired to improve the permit approval speed and to handle all aspects of the process. These companies are typically well-versed with the local building code, permit fees, and unique landscape of each jurisdiction. They handle submittals and communicate directly with the associated agencies and departments. From simple tenant improvement to highly complex projects, expeditors work to simplify the process and obtain permits as quickly as possible.
7) Expect the Unexpected
There are variables that occasionally affect the approval process, which are less obvious if you aren’t familiar with the process. For example: new and less experienced reviewers may take longer to evaluate the document set. The holiday period can also cause a slower review process as staff are out of the office. Your architect will have a good handle on the different variables.
Understanding the permitting process and what factors affect timelines will help you to plan and prepare for this step more effectively. Speak with your architect regarding timelines to ensure you are knowledgeable about the process and comfortable with the timeline.
