You signed the lease. You have a free-rent period, maybe three months, maybe six. The clock is running, and you can't open until the build-out is permitted, built, inspected and approved.
For many new businesses in Broward, permits are the longest part of that timeline. Here's what a typical commercial build-out (also called a tenant improvement) needs, and how to keep it from eating your free rent.
Quick answer
A typical Broward build-out involves:
- Zoning approval: is your business allowed at this address?
- A building permit with signed and sealed plans from an architect or engineer
- Electrical, plumbing and mechanical sub-permits for your scope
- Fire permits: sprinkler and fire alarm changes, reviewed by the fire marshal
- A change of use review if your business is a different type than the last tenant
- Health department approvals for restaurants and food businesses
- Final inspections, then the city's approval to occupy and your business tax receipt
Step 1: Confirm zoning before you sign
The most expensive mistake is leasing a space where your use isn't allowed, or isn't allowed without extra approvals. Before signing:
- Confirm the zoning allows your business type at that address
- Ask whether your use changes the building's occupancy classification (for example, retail to restaurant, or office to gym). That can trigger a change of use review with bigger code requirements
- Check parking requirements, which can change with the use
In Fort Lauderdale, for example, zoning approval is part of getting the city's business tax receipt. Zoning confirms the property is zoned for what you'll do there.
Step 2: Design with permitting in mind
Your architect or engineer prepares the permit drawings. Things that commonly add time:
- Accessibility: the Florida Accessibility Code applies to new work, including restrooms, entrances and routes
- Restrooms: plumbing fixture counts based on your occupancy
- Fire separation between your space and neighboring tenants
- Mechanical: ventilation and exhaust, especially for kitchens, salons and gyms
- Energy code documents for lighting and HVAC
Step 3: The permit package
A complete package usually includes:
- The building permit application with sealed plans
- Sub-permits: electrical, plumbing and mechanical (see how many sub-applications you need)
- Fire sprinkler and fire alarm permits if the systems change, usually from licensed fire contractors
- Landlord authorization, since the owner's signature or consent is often needed
- A Notice of Commencement before the first inspection
- Product approvals for any exterior work, like storefronts and doors, in Broward's High-Velocity Hurricane Zone
How long does it take?
For building permits in general, a realistic range is 2 to 4 months when the architects and engineers are responsive, and longer for complex spaces or when comments go unanswered. Restaurants and changes of use usually take the longest.
Florida law sets review deadlines for some permit types once an application is complete, but commercial projects often go through several review disciplines, each with its own comments.
How to protect your free-rent period
- Negotiate rent to start at permit issuance or opening, not a fixed date
- Hire the architect immediately after signing, or even before
- Get zoning confirmed first, before the full design
- Submit a complete package. Incomplete submittals cost the most time
- Answer comments fast and completely. Every missed comment is another round
- Line up contractors early, so they're ready the day the permit is issued
Step 4: Inspections and opening
After construction come the inspections: building, each trade, and fire. Depending on the city and project, you may need a certificate of occupancy or completion before opening. You'll also need your business tax receipt from the city and the county. See how CO works.
Frequently asked questions
Do I need a permit for a "simple" build-out with just paint and flooring?
Possibly not for the cosmetic work, but commercial properties aren't covered by Florida's 2026 small-project exemption. Any walls, electrical, plumbing or HVAC work needs permits. Ask before assuming.
Who pulls the permit, the landlord or the tenant?
Usually the tenant's contractor, with the landlord's authorization. Check your lease. Some landlords control the process.
Can I open before the final inspection?
No. You need the city's final approvals before operating.
Opening a business in Broward or Palm Beach?
We handle building permits, sub-permits and change of use applications for commercial build-outs, and coordinate your architect, engineer and contractors through final. Call us or request a callback.