Six focused services.
We specialize narrowly so we can resolve deeply. Each practice area is led by a specialist with direct Miami-Dade experience in that exact type of case.
Most people find us because something stalled.
A title search flags a permit nobody knew was open. An underwriter refuses to fund until a pergola is legalized. A letter arrives from code enforcement about work a previous owner did. In almost every case the problem sat on the property record long before it surfaced — it had simply never been looked at.
That matters because these problems are not static. Under Florida Statute 162.09, unpaid code-enforcement penalties can accrue and be recorded as a lien against the property. Many jurisdictions also apply a double-fee rule once a Notice of Violation has been issued, so the same permit costs more after the citation than before it. Meanwhile the transaction that exposed the issue — the sale, the refinance, the insurance renewal — is waiting on it.
The path out is not complicated, but it is specific: pull the property record, establish exactly what is open, and work the shortest compliant route to closing it. That is the whole job, and it starts with a review of the address.
Permit Violations
Notices of Violation, code-enforcement files, and recorded liens. The clock is running on these — fines compound, liens block sale. We read the citation, identify the resolution path, and close the file with the citing authority.
See how we resolve violationsAfter-the-Fact Permits
Already-built work brought into compliance. As-built drawings, retroactive permit applications, structural engineering, and final inspection. Most existing work is legalizable — the work is figuring out which parts.
See how we legalize existing workOpen Permits
Permits pulled but never finaled. They surface during title searches, refinance underwriting, and building recertifications. We pull the record, close the file, and clear the obstacle to your transaction.
See how we close out open permitsPermit Expediting
New-project permits — fences, pergolas, terraces, windows, additions. We prepare the submittal, navigate plan review, and shepherd the permit through final inspection.
See how we expedite new permitsCode Compliance
Failed inspections, plan-review correction comments, building recertification deficiencies, threshold inspection issues, red-tag / stop-work orders. We translate the document, scope the rework, and represent the project at re-inspection.
See how we recover stalled projectsEngineering & Documentation
Structural drawings, foundation letters, wind-load calculations, as-built plans, product approval (NOA) packages. Coordinated through licensed Florida professionals.
See documentation servicesWhat resolution actually looks like.
Three matters, each written up in full — the situation, the path taken, and the result.
$42K code-enforcement lien cleared.
Permit violations · Kendall — Inherited Notice of Violation and recorded lien on a property already under contract. Fine mitigated from roughly $42K to $3.4K. 87 days from first call to lien release, and the sale closed 14 days later.
Read the full case study12×16 pergola legalized in 11 weeks.
After-the-fact · Coral Gables — Unpermitted pergola flagged during refinance underwriting. As-built drawings, structural engineering, and a hurricane-strap upgrade carried through to an after-the-fact permit. The refinance funded the following week.
Read the full case study2022 open permit closed in 6 weeks.
Open permits · Homestead — An underwriter caught an open window permit from 2022 and the original installer was out of business. We reconstructed the product-approval package, scheduled the final inspection, and corrected one flashing detail.
Read the full case studyFour steps, whichever service applies.
A licensed specialist at the center.
Permit Solutions Services was established in 2024 by Victor and Roger Moreno, formalizing work in South Florida construction, inspection coordination, permitting, and code compliance dating to 2008. Victor Moreno brings 20 years of experience in South Florida construction, permitting, and compliance. He has held his Miami-Dade contractor’s license since 2008, and is the qualifying agent for Allday Fence, an affiliated fence contracting company.
The firm was built to take the cases other firms turn away: properties with old violations, unpermitted work performed by prior owners, permits left open by contractors who walked away, and projects stalled at inspection. Engineering, surveying, and specialty trades are coordinated through a network of licensed Florida professionals.
Common questions
Which service do I actually need?
Start with the document you were given. A Notice of Violation or code-enforcement case is a permit-violation matter. Work that is already built and was never permitted is an after-the-fact matter. A permit that was pulled but never passed final inspection is an open permit. If you are not sure — and many people are not, because one property often has more than one of these — send us the address and we will tell you which applies before you commit to anything.
What does it cost?
It depends on what the records show, which is why we do not quote before pulling them. After the initial review you receive a written estimate covering our fee and the municipal fees and third-party costs we can foresee, such as surveys or engineering. Municipal fees are set by the jurisdiction and are paid to them, not to us.
How long does resolution take?
It varies by matter and by municipality. A single open permit can close within a few weeks once the outstanding inspections pass, while an unsafe-structure case or a property carrying several open permits takes longer. The matters documented on this site ran from six weeks to 87 days. The honest answer for any specific property comes after the record pull, not before it.
Does waiting make it worse?
Usually, and in two separate ways. Under Florida Statute 162.09, unpaid code-enforcement penalties can accrue and be recorded as a lien against the property. Separately, many jurisdictions apply a double-fee rule once a Notice of Violation has been issued, so the same permit costs more after the citation than it would have before it.
Do you work outside Miami-Dade?
We work across Miami-Dade and Broward. Every incorporated city runs its own building department with its own submittal protocols, review sequence, and interpretations — Coral Gables, Doral, Miami Beach, Hialeah, Homestead and the rest each differ — and unincorporated property goes through Miami-Dade County directly. Establishing which authority holds your file is the first thing we do.
Do I need an engineer or a survey?
Sometimes. After-the-fact permits for structural work generally require as-built drawings and a licensed engineer, and some applications require a current survey. We tell you which of these your matter needs during the initial review, and coordinate them through licensed Florida professionals rather than sending you to find them yourself.
What do you need from me to start?
The property address, and whatever paperwork you already have — the violation notice, permit number, inspection report, or underwriter letter. That is enough to pull the record. You do not need to know what any of it means; reading it is our job.
Tell us what you’re dealing with.
Most cases get an initial response within one business day. Share your address and a brief description — we’ll come back with the resolution path and a written estimate.