Already built. Not yet permitted. Still resolvable.
A pergola installed before you owned the property. An enclosed terrace from twenty years ago. A garage conversion the prior contractor never permitted. After-the-fact permits exist for exactly this — bringing existing work into compliance through retroactive documentation and review. Most of it is legalizable. The work is in figuring out which parts.
An after-the-fact permit is the legal pathway for existing work.
Florida Building Code allows existing work to be permitted retroactively — at the time of submittal — provided it meets current code, can be documented through as-built drawings, and passes inspection. The application carries a higher fee multiplier (often 2×–4×) than a standard permit, and the inspector has more discretion. But the path exists. The alternative — remove and rebuild under permit — is reserved for work that fundamentally cannot meet code.
A specialist’s job here is honest viability: telling you on day one which condition you have.
What property owners bring us most often.
Pergolas and outdoor structures
The most common case. Pergolas, gazebos, and freestanding shade structures built without permits — typically by prior owners or unlicensed installers. Legalization requires foundation letter, structural drawings, wind-load calculations, and an after-the-fact permit filing. Most pergolas under 200 sq ft are straightforward; larger spans require structural engineering.
Enclosed terraces and converted patios
Outdoor terraces converted to conditioned interior space — a common Miami case. Legalization is more complex because the work must meet residential code for mechanical (HVAC), electrical, egress, and energy. Some conversions are fully legalizable; some require partial modification.
Garage conversions to living space
Often discovered at sale. Legalization requires meeting egress (window size), ventilation, electrical load, and life-safety code for habitable space. Some conversions can be permitted as habitable; others must be permitted as flex space (not bedrooms) or restored to garage use.
Fences and walls over height limit
Fences exceeding municipal height limits (typically 6 ft in side/rear yards, 4 ft in front) or built without setback compliance. Legalization usually requires a survey, drawings, and either a variance application (if eligible) or partial alteration to bring into compliance.
Windows, doors, and impact installations
Window and door replacements — especially impact-rated installations in Miami-Dade’s HVHZ — often done without permits. Legalization requires verifying product approval (Florida Building Code NOA), documenting the installation, and filing retroactively.
Not every after-the-fact case is legalizable.
Some unpermitted work cannot meet current code without removal. A garage conversion missing required egress. A pergola too close to a property line. A structure exceeding lot coverage. We tell you that on day one — before you spend money on drawings.
The conversation goes one of three ways:
Honesty is faster than optimism. We tell you on day one.
A typical after-the-fact filing produces these documents.
A document flow, not a list of steps. Each item is a deliverable we coordinate.
- 01Site visitSpecialist documents existing conditions with photos and measurements.
- 02As-built drawingsExisting conditions drafted to permit-ready standard by a draftsperson.
- 03Engineer’s letterA Florida PE certifies structural adequacy (required for most structures).
- 04Product approval docsFor windows/doors/roof — Florida Building Code NOA documentation.
- 05Permit applicationAfter-the-fact permit submittal to the appropriate municipality.
- 06Plan-review responsesWe address any corrections issued by the reviewer.
- 07Final inspectionWe schedule, attend, and resolve field corrections.
- 08Closed permitThe permit is finaled and recorded against the property.
Coral Gables • Inherited Pergola Legalization • Closed 2024 “We bought a house with a beautiful 12×16 pergola the prior owner had built without a permit. Permit Solutions coordinated the engineering, filed retroactively, and we passed final inspection in eleven weeks. Now it’s on the property record properly.”
Send us photos and the address.
The first conversation costs nothing. Send a few photos of the existing condition and your property address. A specialist returns the viability assessment and resolution path within one business day.