Services · Florida Keys

Plan Review & Inspection services for all of Florida.

Private third-party plan review and inspections — accelerating the permitting and construction timeline for our clients operating under Florida Statute 553.791, in partnership with Keys Inspection Services.

6,500+Keys projects

11+Years Keys experience

PE #79269Florida license

4.9 ★Client rating

Schedule a consultation →Or call 305.735.4626

Sister Company

This work flows through Keys Inspection Services

All inspection and plan-review scope on this page is delivered by Keys Inspection Services, our sister-company inspection partner. Our licensed inspectors oversee plan review for Florida Building Code compliance; the Keys Inspection Services team handles every site visit, code inspection, and municipal report.

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Overview

Under Florida Statute 553.791, municipalities across the state must accept qualified private-provider plan review and inspections — whether conducted in person or virtually. The permit must be issued within 20 business days after the building official and planning department deem the application complete. This path improves project timeline and efficiency from permit acquisition through construction, with continued coordination between the inspector and contractor. Building departments are also required to provide a fair and reasonable discount of fees to offset the cost savings they incur by not performing the plan review and inspection service.

What Keys Inspection Services can provide

Plan Review & Inspections Capabilities

Private plan review

When a private provider completes a multi-discipline plan review, the building department must issue the permit within 20 business days after the building official and planning department deem the application complete. Single-discipline reviews carry a 5-business-day issuance window under the same complete-application standard. Planning comments on land development code can still add time before the application is deemed complete.

Building inspections

Third-party building inspections closely coordinated with clients and building contractors in accordance with Florida Statute 553.791 certifying the work to be compliant with the Florida Building Code, delivered across Monroe County.

Florida Building Code compliance verification

Inspector-verified code compliance across structural, mechanical, electrical, plumbing, and accessibility provisions of the Florida Building Code.

Real estate inspection letters

Inspections completed for real estate projects to certify existing conditions for clients that are purchasing a home or to address and close out existing (after the fact) or un-permitted work that can affect the transaction and acquisition of the property.

Post-construction inspections

Final inspection services for project close-out, including punch-list verification and certificate of occupancy documentation.

Deficiency resolution

When deficiencies are identified, we provide practical resolutions and solutions in order to minimize delays and schedule impacts along with project efficiency.

Municipality communication

Direct communication with the building department on behalf of clients improving the project efficiency with our experienced team.

Scheduled inspection services

Inspections are scheduled typically within 24 hours with advanced notification which can be delivered at the client's required time frame and to meet the project and/or contractor's needs. In some cases, these can be done virtually.

Our Process

How the work moves

Plan review

01
Submit plans & scope
Send your construction documents, scope of work, and jurisdiction details. We confirm eligibility under Florida Statute 553.791 and outline the review timeline.
02
Code compliance review
Our licensed reviewers evaluate plans against the Florida Building Code and applicable local amendments, issuing clear comments and corrections as needed.
03
Approved for permitting
Once plans are approved, we coordinate with your building department so the permit can be issued within 20 business days after the building official and planning department deem the application complete — often with reduced municipal fees.

Inspections

01
Schedule your inspection
Contact us 24 hours prior to your required inspection time. We coordinate timing around your construction schedule — not the other way around.
02
On-site or virtual inspection
Our licensed inspector evaluates compliance with the Florida Building Code. Deficiencies come with practical guidance and alternative paths forward.
03
Municipal reporting
We submit inspection results directly to your building department, keeping your permit file current and your project moving toward final sign-off.

Statutory Framework

Florida Statute 553.791 and the 20-business-day permit rule

Florida Statute 553.791

Under Florida Statute 553.791, municipalities across the state must accept qualified private-provider plan review and inspections — whether conducted in person or virtually. The permit must be issued within 20 business days after the building official and planning department deem the application complete. Municipalities must also discount permit fees for projects using private third-party inspections. Our clients benefit from both provisions when engaging our inspection and plan review services.

Related Services

What pairs with this

Most Florida Keys projects pull on more than one discipline. These related services are the ones plan review & inspections clients engage alongside the primary scope.

Answers

Frequently asked questions

What is a third-party plan review, and why would I need one in Florida?

A third-party plan review is a plan review completed by a private provider, authorized under Florida Statute 553.791, that certifies your plans meet the Florida Building Code. It's typically used to expedite the review process — instead of waiting on the building department's review timelines, a private provider can complete the review and keep your project moving. Under the statute, municipalities must accept qualified private-provider plan review — in person or virtually — and issue the permit within 20 business days after the building official and planning department deem the application complete, with a fee discount.

How much does a structural inspection for a home cost in the Florida Keys?

A structural inspection for a residential home in the Florida Keys typically starts at $250 and increases from there depending on the requirements and scope of the inspection. Larger homes, multi-structure sites, post-storm assessments, and sealed letters for lenders or insurers usually cost more than a basic walkthrough. We quote from the actual scope after we understand what the inspection needs to document.

Can you do a pre-purchase structural inspection before I buy a home in the Florida Keys?

Yes. We provide pre-purchase structural inspections for homebuyers in the Florida Keys. We walk the foundation, framing, and critical envelope elements, then deliver findings you can use during due diligence — including sealed documentation when a lender, insurer, or closing attorney asks for it.

How often should a home in the Florida Keys be structurally inspected?

A home should be structurally inspected when first purchased by a new owner to confirm its structural condition, and immediately if there's any evidence of structural deterioration. After repairs are completed, we recommend re-inspecting in three to five years to make sure no additional repairs are needed elsewhere. A home should also be inspected after any wind or flood event that impacts the property.

Start your plan review & inspections project

Ready to put a licensed engineer on your Keys project?

Sealed under our Florida PE license (PE #79269). Site visits scheduled inside a week across the Keys.