A permit set is only as good as its coordination. When architecture, structural, and MEP drawings are produced by different firms, conflicts are common — and they show up at the worst time. Pineland Engineering produces fully coordinated permit sets in-house, covering architectural, structural, and MEP disciplines under one Florida license.
What a Complete Florida Permit Set Includes
A complete Florida permit set typically includes:
• Site plan with setbacks, flood zone information, and utility connections
• Architectural floor plans, elevations, sections, and schedules
• Structural drawings including foundation plan, framing plans, and connection details
• MEP drawings for mechanical (HVAC), electrical, and plumbing systems
• Energy code compliance documentation
• Flood zone documentation (elevation certificate reference, freeboard calculations, FEMA compliance notes)
• Code compliance notes referencing the Florida Building Code edition adopted by your county
What your building department specifically requires varies by county and project type. We know the requirements for Lee County, Collier County, Charlotte County, Miami-Dade, Broward, Palm Beach, and other Florida jurisdictions.
Coordinated In-House — No Gaps
The most common cause of plan review comments and construction conflicts is coordination failure between disciplines. When the architect doesn't know where the structural engineer put the beam, or the MEP engineer doesn't know the ceiling height, problems multiply.
Because we handle all disciplines in-house, our drawings are coordinated from the start. The structural engineer reviews the architectural plans before producing structural drawings. The MEP engineer knows exactly where the beams and bearing walls are. The result is a cleaner permit set with fewer comments and faster approval.
After-the-Fact and As-Built Drawings
Many Florida property owners need drawings for work that was done without permits — additions, enclosures, renovations, or structures built before permit requirements were enforced. We can assess existing conditions, produce as-built drawings, and help you navigate the after-the-fact permit process with your building department.
We've helped hundreds of Florida property owners resolve open permit issues and bring unpermitted work into compliance.
Plan Review Response
When your building department issues plan review comments, we respond. Our team handles the back-and-forth with plan reviewers, revises drawings as needed, and works to get your permit approved as quickly as possible. We know what Florida building departments look for and how to address their comments efficiently.
Frequently Asked Questions
How long does it take to get a building permit in Florida?
Timeline varies significantly by county and project type. Simple residential projects in smaller counties might be approved in 2–4 weeks. Complex commercial projects in Miami-Dade or Broward can take 3–6 months. We can advise on typical timelines for your specific county and project type.
What happens if my permit drawings get plan review comments?
Plan review comments are normal — almost every project gets at least one round of comments. We handle the response, revise the drawings, and resubmit. Our fee includes a reasonable number of plan review response rounds.
Can I use your drawings with any contractor?
Yes. Our permit drawings are produced for your project and can be used by any licensed Florida contractor. We can also provide contractor recommendations if needed.
Do you handle permits for projects outside Southwest Florida?
Yes. Our Florida licenses (Architecture AR102594, Engineering PE 39202) are statewide. We regularly produce permit sets for projects in Miami-Dade, Broward, Palm Beach, and other Florida counties.
Florida-Licensed · Veteran-Owned · Bilingual EN/ES
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Pineland Engineering serves residential and commercial clients statewide — from Lee County and Collier County on the Gulf Coast to Miami-Dade, Broward, and Palm Beach on the Atlantic. FL Architecture AR102594 · Engineering PE 39202.
