Here's something most people don't expect: the biggest permit delays usually aren't the city being slow. They're round trips. The package goes in, comes back with comments, goes back in with a partial fix, and comes back again. Every round adds weeks.
Most of those comments are predictable. Here are the ones we see most often in Broward, and how to avoid them before you submit.
Quick answer: the most common reasons
- Incomplete application: missing signatures, notarization or owner information
- Drawings not signed and sealed, or not matching the scope on the application
- Missing or expired product approvals
- Contractor license or insurance not on file with that city
- An old or inaccurate survey
- Zoning problems: setbacks, lot coverage, height
- Flood zone documents missing
- Job value that doesn't add up
- Comment responses that don't answer every comment
Before the reviewer even opens the plans
Many applications get stuck at intake, before review starts:
- Signatures and notarization. Florida applications often need notarized owner and contractor signatures. One missing stamp can send the whole package back.
- The wrong form or old version. Cities update forms. An outdated form can be rejected.
- Contractor not registered with that city. A license and insurance on file in one city doesn't carry over to the next.
- Owner information that doesn't match public records. The owner on the application should match the property appraiser's records, or you need authorization documents.
In plan review
Drawings. Plans that aren't signed and sealed where required, that skip details the reviewer needs, or that don't match the scope described on the application.
Product approvals. In Broward's High-Velocity Hurricane Zone, windows, doors, roofing, shutters and many other products need approvals that are current and rated for where they're being installed. Expired NOAs are one of the most common comments. See Florida Product Approvals and NOAs.
Survey. An old survey that doesn't show current conditions, or one missing the information zoning needs.
Zoning. Setbacks, lot coverage, height and use. A design can be perfect structurally and still fail zoning.
Flood. In flood zones, the right elevation information and flood-resistant construction details. This one gets missed often in eastern Broward.
Job value. Permit fees are often based on construction value. A number that seems too low for the scope gets questioned.
Why do responses fail?
This is where most of the lost time comes from. When the city sends comments:
- Answer every comment, one by one. A response letter that skips a comment guarantees another round.
- Match the revised sheets to the comments. Point the reviewer to exactly where each fix is.
- Send it to the right person. Technical comments go to the architect or engineer; licensing and trade questions to the contractor. See who is responsible for responses.
- Don't change other things quietly. Unrequested changes can restart review for that discipline.
Florida's review deadlines
Florida law sets deadlines for many residential permit reviews once an application is complete and sufficient (section 553.792): for example, 30 business days for residential buildings under 7,500 square feet, and 60 business days for larger ones. The key words are "complete and sufficient." An incomplete package doesn't start the clock the way you want it to.
How we keep packages from bouncing
Most of what a permit expediter does is quality control before submittal and fast, complete answers after. We check the package against the city's checklist, confirm product approvals and contractor registrations, track every review discipline, and coordinate responses with your architect, engineer and contractor until the permit is issued.
Frequently asked questions
How many review rounds is normal?
Simple permits often clear in one round. Larger projects commonly see one or two rounds of comments. More than that usually means responses aren't addressing the comments fully.
Can I call the reviewer?
Often yes. Many cities let applicants or their agents discuss comments with reviewers. A short conversation can save a full round.
Does a rejection mean starting over?
No. You usually respond to the comments and resubmit the corrected sheets. You don't reapply.
Tired of getting comments back?
We prepare complete packages, track every review and coordinate comment responses for building permits and trade permits across Broward and Palm Beach County. Call us or request a callback.