Common questions, direct answers.

Yes. Violations attach to the property, not the prior owner. If you inherit a property with an open Notice of Violation or code-enforcement lien, the responsibility to resolve it transfers to you. Many of our cases come through this exact situation — inherited violations are routinely resolvable.

Often yes, but it’s complicated. Open Notices of Violation typically show up in title searches and four-point inspections, and many buyers’ lenders won’t fund against properties with active code-enforcement files. Practical answer: resolve the violation before listing if possible. Most straightforward violations resolve in 6–12 weeks.

An after-the-fact permit is the legal pathway for permitting existing work — work that was built without a permit and now needs to be brought into compliance. The application carries a higher fee (often 2×–4× the standard rate) and is subject to inspection against current code. Most existing structures are legalizable through this path.

A permit was pulled and issued, but the final inspection never closed the file. The permit remains on the property record as "open" — and shows up in title searches, refinance underwriting, and 40-year recertifications. Most open permits are resolvable in 4–8 weeks.

We work directly with property owners. Contractors and licensed expediters have their own established procedures for filing new permits through Miami-Dade and the municipalities. Property owners come to us because the case requires more than paperwork — typically violation resolution, after-the-fact permitting, or stalled projects.

For simple new permits (fences, small structures), initial plan review is typically 24 hours to 10 business days. Add 1–3 weeks for revisions and final inspection. For violation resolution and after-the-fact cases, the timeline depends on complexity — straightforward cases close in 6–10 weeks, complex cases involving engineering and recertification can take 4–6 months. We tell you on day one which case you have.

Each engagement is quoted in writing at intake. The estimate reflects the case complexity, the deliverables required (drawings, engineering, surveys), and the resolution path. Engineering and surveyor fees, when required, are quoted separately and flow directly to those professionals. We provide a written estimate before any engagement begins — no surprises.

Often yes, especially for fences, additions, and any work near setback lines. If you don’t have a current survey we’ll let you know during intake and connect you with a licensed surveyor in our network.

For pergolas, terraces, enclosed structures, and most additions: yes. We coordinate engineering through licensed Florida PEs in our network. The engineering fee is separate from our coordination fee and we’ll quote it as part of your intake.

All of Miami-Dade and Broward counties. In Miami-Dade: Miami-Dade Unincorporated, City of Miami, Coral Gables, Coconut Grove, Pinecrest, Palmetto Bay, Cutler Bay, Kendall, Homestead, Hialeah, Doral, Miami Beach, South Miami, Aventura, North Miami, and Miami Springs. In Broward: Broward Unincorporated, Fort Lauderdale, Hollywood, Pompano Beach, Coral Springs, Pembroke Pines, Davie, Plantation, Sunrise, Miramar, Weston, Deerfield Beach, and surrounding municipalities.

Submit the intake form, upload your violation notice or permit document if you have one, or call 305-600-9422. A specialist responds within one business day with the resolution path and a written estimate.