Private Provider
Plan Review In Florida
Licensed review of construction plans under Florida Statute 553.791. Two-business-day turnaround for residential and single-trade projects.
2
Business-day plan review turnaround
10
Business-day municipality permit clock §553.791(10)
17
Counties served and growing
What This Service Is
Private provider plan review means a Florida-licensed professional engineer or registered architect reviews your construction plans against the Florida Building Code, instead of those plans sitting in the local building department's queue. The framework has been in continuous operation since the legislature codified it under §553.791 in 2002. Every Florida county is required by statute to accept properly submitted private provider work.
Who This Is For
- New Home Builders
custom, production, spec-infill
- Solar Contractors
residential and commercial PV
- General Contractors
residential, commercial, single-trade
Timeline and Speed
Guardian Private Review
2 business days
Average turnaround time for residential plan reviews
Municipal Queue
30-45+ days
Typical Florida plan review wait time
We emphasize predictability, not promises. Two business days is our target turnaround. The statutory permit clock then runs 10 business days under §553.791(10) once a fully completed permit application is submitted to the building department.
1
Plan review and the affidavit
Your construction plans go to Guardian first, before anything is filed with the county. A licensed plans examiner reviews them against the Florida Building Code, the same code the county would apply, and flags anything that needs correcting. That back-and-forth continues until the plans fully comply with the code. From there, Guardian then signs an affidavit, a sworn statement certifying the plans meet code.
2
Submitting the permit application
With the affidavit in hand, the permit application goes in. You file it with the building department the same way you always have, adding two things to the package: a single-page NTBO (Notice To Building Official) stating you have elected to use a private provider, and Guardian's signed affidavit. Guardian prepares this notice for you. With BMEP plan review already finished, the department's review of fire, zoning, and public works begins here.
3
The ten-day clock
Once you submit, and the building department receives a complete permit application, a clock set by Florida Statute 553.791 starts. Once the building department has your application and Guardian's affidavit, it has ten business days to either issue the permit or return a specific list of code problems. If that window closes with no response, the permit application is deemed approved as a matter of law, and the local building official must issue the permit on the next business day.
If Guardian Reviews My Plans What Does The Building Department Do?
A private provider does not replace the building department. Plan reviews are still conducted by the AHJ for all zoning, public works, and fire related components of the project. The building official still issues the actual permit and certificate of occupancy. All building departments also maintain the ability to audit a private provider's work up to four times a year.
Pricing
One rate. Per square foot.
The more you build, the less you pay.
Per square foot for new home construction. Flat-rate for single-trade projects (pools, solar, aluminum). Remodel and commercial projects quoted directly.
Get Started
Built For Builders Who Can't Afford To Wait
Guardian Engineering was created for one type of client: the contractor who loses time, money, and reputation every time an inspection is missed or a permit sits untouched.
Got Questions? We've Got Answers
How fast is Guardian's plan review?
Once plans are complete and PX-Ready, Guardian targets a 2 business day plan review timeline for residential projects.What does PX-Ready mean?
PX-Ready means all required plans and documents are complete. If something is missing, the review clock pauses until corrected.Are same-day virtual inspections legal?
Yes. Licensed private provider inspections are authorized under Florida Statute 553.791, and building departments are legally required to accept them when properly reported.What happens if an inspection fails?
If the failure is contractor-caused, a $50 re-inspection fee applies and clear written comments are provided explaining the issue.