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HB 683 / Chapter 2025-140 — Florida 2025 Building Permit Reform\n\nSource: CS/CS/CS/HB 683, Engrossed 1, 2025 Legislature\nEffective: July 1, 2025\n\n---\n\n## Summary of Building-Permit-Related Provisions\n\nHB 683 is a broad construction regulations bill. The sections relevant to permitting are:\n\n- **Section 2 (s. 218.755)** — Prompt processing of change orders\n- **Section 7 (amending s. 553.79)** — Prohibits local governments from requiring contracts/cost docs for permits\n- **Section 8 (amending s. 553.791)** — Private provider reforms including 5-business-day single-trade deadline and automated plans review\n\n---\n\n## Section 2 — s. 218.755: Prompt processing of change orders\n\nFor any contract for construction services entered into on or after July 1, 2025, if a local governmental entity receives from its contractor a price quote for a change order requested or issued by the local governmental entity for construction services, and the price quote conforms to all statutory requirements and contractual requirements for the project, the local governmental entity must approve or deny the price quote and send written notice of that decision to the contractor within **35 days** after receipt of such quote.\n\nA denial notice must specify the alleged deficiencies in the price quote and the actions necessary to remedy those deficiencies.\n\nIf the local governmental entity fails to provide the contractor with a notice in compliance with this section, **the change order and price quote are deemed approved**, and the local governmental entity must pay the contractor the amount stated in the price quote upon the completion of the change order.\n\n**A contract between a local governmental entity and a contractor may not alter the local governmental entity's duties under this section.**\n\n---\n\n## Section 7 — Amending s. 553.79(1)(f): Permit application document prohibitions\n\nA local government **may not require** a contract between a builder and an owner, any copies of such contract, or any associated document, including, but not limited to:\n- Letters of intent\n- Material costs lists\n- Labor costs\n- Overhead or profit statements\n\n...for the issuance of a building permit or as a requirement for the submission of a building permit application.\n\n---\n\n## Section 8 — Amending s. 553.791: Private provider reforms\n\n### Key changes to definitions:\n\n**553.791(1)(l) — \"Permit application\" revised:**\nIn the case of a single-trade plans review where a private provider uses an automated or software-based plans review system pursuant to subsection (6), the permit application includes the information reviewed by the automated or software-based plans review system to determine compliance with one or more applicable codes (not just traditional plans reviewed by the private provider).\n\n**553.791(1)(q) — \"Single-trade inspection\" or \"single-trade plans review\" expanded:**\nNow explicitly includes: door or window replacements; fences and block walls more than 6 feet high from the top of the wall to the bottom of the footing; stucco or plastering; reroofing with no structural alteration; solar energy and energy storage installations or alterations; HVAC replacements; ductwork or fan replacements; alteration or installation of wiring, lighting, and service panels; water heater changeouts; sink replacements; and repiping.\n\n### Key changes to inspection provisions:\n\n**553.791(5) — Election to use private provider for inspections:**\nAfter construction has commenced and if either the local building official is unable to provide inspection services in a timely manner **or the work subject to inspection is related to a single-trade inspection for a single-family or two-family dwelling**, the fee owner or the fee owner's contractor may elect to use a private provider to provide inspection services. (Previously required the local building official to be unable to provide timely service.)\n\n### Key changes to plans review:\n\n**553.791(6) — Automated plans review authorized:**\nFor single-trade plans reviews, a private provider **may use an automated or software-based plans review system** designed to determine compliance with one or more applicable codes, including, but not limited to, the National Electrical Code and the Florida Building Code.\n\n### Key changes to review timelines (CRITICAL):\n\n**553.791(7)(a) — NEW 5-business-day deadline for single-trade:**\nNo more than **20 business days**, or if the permit application is related to a **single-trade plans review for a single-family or two-family dwelling, no more than 5 business days**, after receipt of a permit application and the affidavit from the private provider, the local building official shall issue the requested permit or provide written notice of deficiencies. (Previously was 20 business days for all private provider applications.)\n\nIf the local building official does not provide written notice within the prescribed time period, **the permit application must be deemed approved as a matter of law**.\n\n**553.791(7)(b)-(d) — Tolling and resubmission language updated:**\nThe references to \"20-day period\" were replaced with \"prescribed time period\" throughout, so the tolling and resubmission rules now properly apply to both the 20-business-day and 5-business-day timelines.\n\n- **(b)** If deficiencies are noticed within the prescribed time, the time period is **tolled** pending resolution.\n- **(c)** On resubmission, the local building official gets the remainder of the tolled time period **plus 5 business days**. Subsequent review is **limited to the deficiencies cited** in the written notice.\n- **(d)** For all revisions after the first revision, the local building official has an **additional 5 business days** from the date of resubmittal.\n\n### Key changes to inspections:\n\n**553.791(8) — Virtual inspections:**\nSuch inspection, including a single-trade inspection, **may be performed in person or virtually**. (Previously required \"in-person\" inspections.)\n\n---\n\n## Full enrolled bill text line references:\n\n- Lines 226-252: Definition changes (permit application, single-trade)\n- Lines 253-262: Inspection election for single-trade (subsection 5)\n- Lines 263-278: Automated plans review authorization (subsection 6)\n- Lines 279-327: Review timeline changes including 5-business-day deadline (subsection 7)\n- Lines 328-340: Virtual inspection authorization (subsection 8)\n",[176,93,91],"28c0f8a0-44c8-11f1-8cb4-42b51c65c3df",["D",1777576189296],"# F.S. 553.792 — Building permit application to local government\n\nSource: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.792.html\nThe 2025 Florida Statutes, Title XXXIII, Chapter 553\n\n---\n\n## 553.792 Building permit application to local government.\n\n**(1)(a)** A local government must approve, approve with conditions, or deny a building permit application after receipt of a completed and sufficient application within the following timeframes, unless the applicant waives such timeframes in writing:\n\n1. Within **30 business days** after receiving a complete and sufficient application, for an applicant using a local government plans reviewer to obtain the following building permits if the structure is **less than 7,500 square feet**: residential units, including a single-family residential unit or a single-family residential dwelling, accessory structure, alarm, electrical, irrigation, landscaping, mechanical, plumbing, or roofing.\n\n2. Within **60 business days** after receiving a complete and sufficient application, for an applicant using a local government plans reviewer to obtain the following building permits if the structure is **7,500 square feet or more**: residential units, including a single-family residential unit or a single-family residential dwelling, accessory structure, alarm, electrical, irrigation, landscaping, mechanical, plumbing, or roofing.\n\n3. Within **60 business days** after receiving a complete and sufficient application, for an applicant using a local government plans reviewer to obtain the following building permits: signs or nonresidential buildings that are **less than 25,000 square feet**.\n\n4. Within **60 business days** after receiving a complete and sufficient application, for an applicant using a local government plans reviewer to obtain the following building permits: multifamily residential, not exceeding 50 units; site-plan approvals and subdivision plats not requiring public hearing or public notice; and lot grading and site alteration.\n\n5. Within **12 business days** after receiving a complete and sufficient application, for an applicant using a master building permit consistent with s. 553.794 to obtain a site-specific building permit.\n\n6. Within **10 business days** after receiving a complete and sufficient application, for an applicant for a single-family residential dwelling applied for by a contractor licensed in this state on behalf of a property owner who participates in a Community Development Block Grant-Disaster Recovery program administered by the Department of Commerce, unless the permit application fails to satisfy the Florida Building Code or the enforcing agency's laws or ordinances.\n\nHowever, the local government may not require the waiver of the timeframes in this section as a condition precedent to reviewing an applicant's building permit application.\n\n**(b)** A local government must meet the timeframes set forth in this section for reviewing building permit applications unless the timeframes set by local ordinance are more stringent than those prescribed in this section.\n\n**(c)** After an applicant submits an application to the local government, the local government must provide written notice to the applicant within **5 business days** after receipt of the application advising the applicant what information, if any, is needed to deem or determine that the application is properly completed in compliance with the filing requirements published by the local government. If the local government does not provide timely written notice that the applicant has not submitted the properly completed application, the application is automatically deemed or determined to be properly completed and accepted.\n\n**(d)** A local government shall maintain on its website a policy containing procedures and expectations for expedited processing of those building permits and development orders required by law to be expedited.\n\n**(e)** If a local government fails to meet a deadline under this subsection, it must **reduce the building permit fee by 10 percent for each business day** that it fails to meet the deadline, unless the parties agree in writing to a reasonable extension of time, the delay is caused by the applicant, or the delay is attributable to a force majeure or other extraordinary circumstances. Each 10-percent reduction shall be based on the original amount of the building permit fee, unless the parties agree to an extension of time.\n\n**(f)** A local enforcement agency does not have to reduce the building permit fee if it provides written notice to the applicant by e-mail or United States Postal Service within the respective timeframes in paragraph (a) which specifically states the reasons the permit application fails to satisfy the Florida Building Code or the enforcing agency's laws or ordinances. The written notice must also state that the applicant has **10 business days** after receiving the written notice to submit revisions to correct the permit application and that failure to correct the application within 10 business days will result in a denial of the application.\n\n**(g)** If the applicant submits revisions within 10 business days after receiving the written notice, the local enforcement agency has **10 business days** after receiving such revisions to approve or deny the building permit unless the applicant agrees to a longer period in writing. If the local enforcement agency fails to issue or deny the building permit within 10 business days after receiving the revisions, it must **reduce the building permit fee by 20 percent for each business day** that it fails to meet the deadline unless the applicant agrees to a longer period in writing.\n\n**(2)** If any building permit fees are refunded under this section, the surcharges provided in s. 468.631 or s. 553.721 must be recalculated based on the amount of the building permit fees after the refund.\n\nHistory. — s. 35, ch. 2005-147; s. 63, ch. 2006-1; s. 5, ch. 2021-224; s. 5, ch. 2022-136; s. 38, ch. 2023-17; s. 5, ch. 2024-191.\n",[176,93,67],"738d0c2a-44c8-11f1-a096-42b51c65c3df",["D",1777576314775],"# F.S. 553.791 — Alternative plans review and inspection\n\nSource: https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.791.html\nThe 2025 Florida Statutes, Title XXXIII, Chapter 553\n\n---\n\n## 553.791 Alternative plans review and inspection.\n\n**(1)** As used in this section, the term:\n\n**(a)** \"Applicable codes\" means the Florida Building Code and any local technical amendments to the Florida Building Code but does not include the applicable minimum fire prevention and firesafety codes adopted pursuant to chapter 633.\n\n**(b)** \"Audit\" means the process to confirm that the building code inspection services have been performed by the private provider, including ensuring that the required affidavit for the plan review has been properly completed and submitted with the permit documents and that the minimum mandatory inspections required under the building code have been performed and properly recorded. The local building official may not replicate the plan review or inspection being performed by the private provider, unless expressly authorized by this section.\n\n**(c)** \"Building\" means any construction, erection, alteration, demolition, or improvement of, or addition to, any structure or site work for which permitting by a local enforcement agency is required.\n\n**(d)** \"Building code inspection services\" means those services described in s. 468.603(5) and (8) involving the review of building plans as well as those services involving the review of site plans and site work engineering plans or their functional equivalent, to determine compliance with applicable codes and those inspections required by law, conducted either in person or virtually, of each phase of construction for which permitting by a local enforcement agency is required to determine compliance with applicable codes.\n\n**(e)** \"Deliver\" or \"delivery\" means any method of delivery used in conventional business or commercial practice, including delivery by electronic transmissions.\n\n**(f)** \"Duly authorized representative\" means an agent of the private provider identified in the permit application who reviews plans or performs inspections as provided by this section and who is licensed as an engineer under chapter 471 or as an architect under chapter 481 or who holds a standard or provisional certificate under part XII of chapter 468. A duly authorized representative who only holds a provisional certificate under part XII of chapter 468 must be under the direct supervision of a person licensed as a building code administrator under part XII of chapter 468.\n\n**(g)** \"Electronic signature\" means any letters, characters, or symbols manifested by electronic or similar means which are executed or adopted by a party with an intent to authenticate a writing or record.\n\n**(h)** \"Electronic transmission\" or \"submitted electronically\" means any form or process of communication not directly involving the physical transfer of paper or another tangible medium which is suitable for the retention, retrieval, and reproduction of information by the recipient and is retrievable in paper form by the receipt through an automated process. All notices provided for in this section may be transmitted electronically and shall have the same legal effect as if physically posted or mailed.\n\n**(i)** \"Electronically posted\" means providing notices of decisions, results, or records, including inspection records, through the use of a website or other form of electronic communication used to transmit or display information.\n\n**(j)** \"Immediate threat to public safety and welfare\" means a building code violation that, if allowed to persist, constitutes an immediate hazard that could result in death, serious bodily injury, or significant property damage. This paragraph does not limit the authority of the local building official to issue a Notice of Corrective Action at any time during the construction of a building project or any portion of such project if the official determines that a condition of the building or portion thereof may constitute a hazard when the building is put into use following completion as long as the condition cited is shown to be in violation of the building code or approved plans.\n\n**(k)** \"Local building official\" means the individual within the governing jurisdiction responsible for direct regulatory administration or supervision of plans review, enforcement, and inspection of any construction, erection, alteration, demolition, or substantial improvement of, or addition to, any structure for which permitting is required to indicate compliance with applicable codes and includes any duly authorized designee of such person.\n\n**(l)** \"Permit application\" means a properly completed and submitted application for the requested building or construction permit, including:\n1. The plans reviewed by the private provider, or in the case of a single-trade plans review where a private provider uses an automated or software-based plans review system pursuant to subsection (6), the information reviewed by the automated or software-based plans review system to determine compliance with one or more applicable codes.\n2. The affidavit from the private provider required under subsection (6).\n3. Any applicable fees.\n4. Any documents required by the local building official to determine that the fee owner has secured all other government approvals required by law.\n\n**(m)** \"Plans\" means building plans, site engineering plans, or site plans, or their functional equivalent, submitted by a fee owner or fee owner's contractor to a private provider or duly authorized representative for review.\n\n**(n)** \"Private provider\" means a person licensed as a building code administrator under part XII of chapter 468, as an engineer under chapter 471, or as an architect under chapter 481. For purposes of performing inspections under this section for additions and alterations that are limited to 1,000 square feet or less to residential buildings, the term \"private provider\" also includes a person who holds a standard certificate under part XII of chapter 468.\n\n**(o)** \"Private provider firm\" means a business organization, including a corporation, partnership, business trust, or other legal entity, which offers services under this chapter to the public through licensees who are acting as agents, employees, officers, or partners of the firm.\n\n**(p)** \"Request for certificate of occupancy or certificate of completion\" means a properly completed and executed application for:\n1. A certificate of occupancy or certificate of completion.\n2. A certificate of compliance from the private provider required under subsection (13).\n3. Any applicable fees.\n4. Any documents required by the local building official to determine that the fee owner has secured all other government approvals required by law.\n\n**(q)** \"Single-trade inspection\" or \"single-trade plans review\" means any inspection or plans review focused on a single construction trade, such as plumbing, mechanical, or electrical. The term includes, but is not limited to, inspections or plans reviews of door or window replacements; fences and block walls more than 6 feet high from the top of the wall to the bottom of the footing; stucco or plastering; reroofing with no structural alteration; solar energy and energy storage installations or alterations; HVAC replacements; ductwork or fan replacements; alteration or installation of wiring, lighting, and service panels; water heater changeouts; sink replacements; and repiping.\n\n**(r)** \"Site work\" means the portion of a construction project that is not part of the building structure, including, but not limited to, grading, excavation, landscape irrigation, and installation of driveways.\n\n**(s)** \"Stop-work order\" means the issuance of any written statement, written directive, or written order which states the reason for the order and the conditions under which the cited work will be permitted to resume.\n\n---\n\n**(2)(a)** Notwithstanding any other law or local government ordinance or local policy, the fee owner of a building or structure, or the fee owner's contractor upon written authorization from the fee owner, may choose to use a private provider to provide building code inspection services with regard to such building or structure and may make payment directly to the private provider for the provision of such services. All such services shall be the subject of a written contract between the private provider, or the private provider's firm, and the fee owner or the fee owner's contractor, upon written authorization of the fee owner. The fee owner may elect to use a private provider to provide plans review or required building inspections, or both. However, if the fee owner or the fee owner's contractor uses a private provider to provide plans review, the local building official, in his or her discretion and pursuant to duly adopted policies of the local enforcement agency, may require the fee owner or the fee owner's contractor to use a private provider to also provide required building inspections.\n\n**(b)** If an owner or contractor retains a private provider for purposes of plans review or building inspection services, the local jurisdiction must reduce the permit fee by the amount of cost savings realized by the local enforcement agency for not having to perform such services. Such reduction may be calculated on a flat fee or percentage basis, or any other reasonable means by which a local enforcement agency assesses the cost for its plans review or inspection services. The local jurisdiction may not charge fees for building inspections if the fee owner or contractor hires a private provider to perform such services; however, the local jurisdiction may charge a reasonable administrative fee, which shall be based on the cost that is actually incurred, including the labor cost of the personnel providing the service, by the local jurisdiction or attributable to the local jurisdiction for the clerical and supervisory assistance required, or both.\n\n**(c)** If an owner or a contractor retains a private provider for purposes of plans review or building inspection services, the local jurisdiction must provide equal access to all permitting and inspection documents and reports to the private provider, owner, and contractor if such access is provided by software that protects exempt records from disclosure.\n\n---\n\n**(3)** A private provider and any duly authorized representative may only perform building code inspection services that are within the disciplines covered by that person's licensure or certification under chapter 468, chapter 471, or chapter 481, including single-trade inspections. A private provider may not provide building code inspection services pursuant to this section upon any building designed or constructed by the private provider or the private provider's firm.\n\n---\n\n**(4)** A fee owner or the fee owner's contractor using a private provider to provide building code inspection services shall notify the local building official in writing at the time of permit application, or by 2 p.m. local time, 2 business days before the first scheduled inspection by the local building official or building code enforcement agency that a private provider has been contracted to perform the required inspections of construction under this section, including single-trade inspections, on a form to be adopted by the commission.\n\n---\n\n**(5)** After construction has commenced and if either the local building official is unable to provide inspection services in a timely manner or the work subject to inspection is related to a single-trade inspection for a single-family or two-family dwelling, the fee owner or the fee owner's contractor may elect to use a private provider to provide inspection services by notifying the local building official of the owner's or contractor's intention to do so by 2 p.m. local time, 2 business days before the next scheduled inspection using the notice provided for in paragraphs (4)(a)-(c).\n\n---\n\n**(6)** A private provider performing plans review under this section shall review the plans to determine compliance with the applicable codes. For single-trade plans reviews, a private provider may use an automated or software-based plans review system designed to determine compliance with one or more applicable codes, including, but not limited to, the National Electrical Code and the Florida Building Code. Upon determining that the plans reviewed comply with the applicable codes, the private provider shall prepare an affidavit or affidavits certifying, under oath, that the following is true and correct to the best of the private provider's knowledge and belief:\n\n**(a)** The plans were reviewed by the affiant, who is duly authorized to perform plans review pursuant to this section and holds the appropriate license or certificate.\n\n**(b)** The plans comply with the applicable codes.\n\nSuch affidavit may bear a written or electronic signature and may be submitted electronically to the local building official.\n\n---\n\n### (7) — REVIEW TIMELINES (CRITICAL)\n\n**(7)(a)** No more than **20 business days**, or if the permit application is related to a single-trade plans review for a single-family or two-family dwelling, no more than **5 business days**, after receipt of a permit application and the affidavit from the private provider required pursuant to subsection (6), the local building official shall issue the requested permit or provide a written notice to the permit applicant identifying the specific plan features that do not comply with the applicable codes, as well as the specific code chapters and sections. If the local building official does not provide a written notice of the plan deficiencies within the prescribed time period, **the permit application must be deemed approved as a matter of law**, and the permit must be issued by the local building official on the next business day.\n\n**(b)** If the local building official provides a written notice of plan deficiencies to the permit applicant within the prescribed time period, the time period is **tolled** pending resolution of the matter. To resolve the plan deficiencies, the permit applicant may elect to dispute the deficiencies pursuant to subsection (15) or to submit revisions to correct the deficiencies.\n\n**(c)** If the permit applicant submits revisions, the local building official has the remainder of the tolled time period **plus 5 business days** after the date of resubmittal to issue the requested permit or to provide a second written notice to the permit applicant stating which of the previously identified plan features remain in noncompliance with the applicable codes, with specific reference to the relevant code chapters and sections. **Any subsequent review by the local building official is limited to the deficiencies cited in the written notice.** If the local building official does not provide the second written notice within the prescribed time period, **the permit must be deemed approved as a matter of law**, and the local building official must issue the permit on the next business day.\n\n**(d)** If the local building official provides a second written notice of plan deficiencies to the permit applicant within the prescribed time period, the permit applicant may elect to dispute the deficiencies pursuant to subsection (15) or to submit additional revisions to correct the deficiencies. For all revisions submitted after the first revision, the local building official has an **additional 5 business days** after the date of resubmittal to issue the requested permit or to provide a written notice to the permit applicant stating which of the previously identified plan features remain in noncompliance with the applicable codes, with specific reference to the relevant code chapters and sections.\n\n---\n\n**(8)** A private provider performing required inspections under this section shall inspect each phase of construction as required by the applicable codes. Such inspection, including a single-trade inspection, **may be performed in person or virtually**. The private provider may have a duly authorized representative perform the required inspections, provided all required reports are prepared by and bear the written or electronic signature of the private provider or the private provider's duly authorized representative. The duly authorized representative must be an employee of the private provider entitled to receive reemployment assistance benefits under chapter 443. The contractor's contractual or legal obligations are not relieved by any action of the private provider.\n\n---\n\n**(9)** A private provider performing required inspections under this section shall provide notice to the local building official of the approximate date and time of any such inspection. The local building official may not prohibit the private provider from performing any inspection outside the local building official's normal operating hours, including after hours, weekends, or holidays. The local building official may visit the building site as often as necessary to verify that the private provider is performing all required inspections. Reinspection or reaudit fees shall not be charged by the local jurisdiction as a result of the local jurisdiction's audit inspection occurring before the performance of the private provider's inspection or for any other administrative matter not involving the detection of a violation of the building code or a permit requirement.\n\n---\n\n**(10)** If the private provider is a person licensed as an engineer under chapter 471 or an architect under chapter 481 and affixes his or her professional seal to the affidavit required under subsection (6), the local building official must issue the requested permit or provide a written notice to the permit applicant identifying the specific plan features that do not comply with the applicable codes, as well as the specific code chapters and sections, within **10 business days** after receipt of the permit application and affidavit. If the local building official does not provide specific written notice to the permit applicant within the prescribed 10-day period, 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.\n\n---\n\n**(11)** If equipment replacements and repairs must be performed in an emergency situation, subject to the emergency permitting provisions of the Florida Building Code, a private provider may perform emergency inspection services without first notifying the local building official pursuant to subsection (9). A private provider must conduct the inspection within 3 business days after being contacted to conduct an emergency inspection and must submit the inspection report to the local building official within 1 day after the inspection is completed.\n\n---\n\n**(12)** Upon completing the required inspections at each applicable phase of construction, the private provider shall record such inspections on a form acceptable to the local building official. The private provider, upon completion of the required inspection, shall post each completed inspection record, indicating pass or fail, and provide the record to the local building official within 2 business days.\n\n---\n\n**(13)** Upon completion of all required inspections, the private provider shall prepare a certificate of compliance, on a form acceptable to the local building official, summarizing the inspections performed and including a written representation, under oath, that the stated inspections have been performed and that, to the best of the private provider's knowledge and belief, the building construction inspected complies with the approved plans and applicable codes.\n\n---\n\n### (14) — CERTIFICATE OF OCCUPANCY / COMPLETION TIMELINES\n\n**(14)(a)** No more than **10 business days**, or if the permit is related to single-family or two-family dwellings then no more than **2 business days**, after receipt of a request for a certificate of occupancy or certificate of completion and the applicant's presentation of a certificate of compliance and approval of all other government approvals required by law, including the payment of all outstanding fees, the local building official shall issue the certificate of occupancy or certificate of completion or provide a notice to the applicant identifying the specific deficiencies, as well as the specific code chapters and sections.\n\n**(b)** If the local building official does not provide notice of the deficiencies within the applicable time periods under paragraph (a), the request for a certificate of occupancy or certificate of completion is **automatically granted and deemed issued** as of the next business day.\n\n---\n\n**(15)** If the local building official determines that the building construction or plans do not comply with the applicable codes, the official may deny the permit or request for a certificate of occupancy or certificate of completion, as appropriate, or may issue a stop-work order for the project or any portion thereof as provided by law, if the official determines that the noncompliance poses an immediate threat to public safety and welfare, subject to the following:\n\n**(a)** The local building official shall be available to meet with the private provider within 2 business days to resolve any dispute after issuing a stop-work order or providing notice to the applicant denying a permit or request for a certificate of occupancy or certificate of completion.\n\n**(b)** If the local building official and private provider are unable to resolve the dispute, the matter shall be referred to the local enforcement agency's board of appeals, if one exists, which shall consider the matter at its next scheduled meeting or sooner.\n\n---\n\n### (17) — PREEMPTION (CRITICAL)\n\n**(17)(a)** A local enforcement agency, local building official, or local government **may not adopt or enforce any laws, rules, procedures, policies, qualifications, or standards more stringent than those prescribed by this section**.\n\n**(b)** A local enforcement agency, local building official, or local government may establish, for private providers, private provider firms, and duly authorized representatives working within that jurisdiction, a system of registration to verify compliance with the licensure requirements of paragraph (1)(n) and the insurance requirements of subsection (18).\n\n**(c)** This section does not limit the authority of the local building official to issue a stop-work order for a building project or any portion of the project, as provided by law, if the official determines that a condition on the building site constitutes an immediate threat to public safety and welfare.\n\n---\n\n**(18)** A private provider may perform building code inspection services on a building project under this section only if the private provider maintains insurance for professional liability covering all services performed as a private provider. Such insurance shall have minimum policy limits of **$1 million per occurrence and $2 million in the aggregate** for any project with a construction cost of $5 million or less and **$2 million per occurrence and $4 million in the aggregate** for any project with a construction cost of over $5 million.\n\n---\n\n**(19)** When performing building code inspection services, a private provider is subject to the disciplinary guidelines of the applicable professional board with jurisdiction over his or her license or certification under chapter 468, chapter 471, or chapter 481.\n\n---\n\n**(20)** A local building code enforcement agency may not audit the performance of building code inspection services by private providers operating within the local jurisdiction until the agency has created standard operating private provider audit procedures. The same private provider or private provider firm **may not be audited more than four times in a year** unless the local building official determines a condition of a building constitutes an immediate threat to public safety and welfare. Work on a building or structure may proceed after inspection and approval by a private provider. **The work may not be delayed for completion of an inspection audit by the local building code enforcement agency.**\n\n---\n\n**(21)** The local government, the local building official, and their building code enforcement personnel shall be immune from liability to any person or party for any action or inaction by a fee owner of a building, or by a private provider or its duly authorized representative, in connection with building code inspection services as authorized in this act.\n\n**(22)** Notwithstanding any other law, a county, a municipality, a school district, or an independent special district may use a private provider to provide building code inspection services for a public works project, an improvement, a building, or any other structure that is owned by the county, municipality, school district, or independent special district.\n\nHistory. — s. 17, ch. 2002-293; s. 106, ch. 2005-2; s. 11, ch. 2005-147; s. 1, ch. 2005-216; s. 6, ch. 2006-65; s. 6, ch. 2007-187; s. 141, ch. 2008-4; s. 77, ch. 2012-30; s. 7, ch. 2017-149; s. 12, ch. 2019-86; s. 14, ch. 2019-165; s. 132, ch. 2020-2; s. 20, ch. 2020-27; s. 4, ch. 2021-201; s. 50, ch. 2022-4; s. 4, ch. 2022-136; s. 4, ch. 2024-191; s. 8, ch. 2025-140.\n",[176,93,82],"pulls","branches",1,"forks","envVars",{"_201":195,"_203":26},"connections",{"_201":26,"_202":26},"count","unfilledCount","emptyCount",{"_35":270,"_13":176,"_65":170,"_45":-5,"_37":38,"_172":195,"_181":24,"_39":271,"_41":26,"_68":94,"_169":-5,"_69":30,"_174":-5,"_221":272,"_17":273},{"_35":168,"_13":93,"_65":92,"_45":170,"_37":38,"_172":173,"_181":24,"_39":267,"_41":26,"_68":94,"_169":-5,"_69":30,"_174":-5,"_221":268,"_17":269},{"_35":189,"_13":82,"_65":81,"_45":92,"_37":38,"_172":76,"_181":24,"_39":264,"_41":26,"_68":21,"_169":191,"_69":30,"_174":-5,"_221":265,"_17":266},{"_35":185,"_13":67,"_65":66,"_45":92,"_37":38,"_172":42,"_181":24,"_39":261,"_41":26,"_68":21,"_169":187,"_69":30,"_174":-5,"_221":262,"_17":263},{"_35":180,"_13":91,"_65":90,"_45":92,"_37":38,"_172":85,"_181":24,"_39":258,"_41":26,"_68":21,"_169":183,"_69":30,"_174":-5,"_221":259,"_17":260},{"_35":248,"_13":249,"_65":250,"_45":170,"_37":38,"_172":251,"_181":24,"_39":252,"_41":253,"_68":254,"_169":255,"_69":30,"_174":-5,"_221":256,"_17":257},{"_35":240,"_13":241,"_65":242,"_45":-5,"_37":38,"_172":243,"_181":24,"_39":244,"_41":195,"_68":21,"_169":245,"_69":30,"_174":-5,"_221":246,"_17":247},{"_35":233,"_13":234,"_65":107,"_45":-5,"_37":38,"_172":235,"_181":24,"_39":236,"_41":26,"_68":229,"_169":237,"_69":30,"_174":-5,"_221":238,"_17":239},{"_35":224,"_13":225,"_65":226,"_45":-5,"_37":38,"_172":227,"_181":24,"_39":228,"_41":26,"_68":229,"_169":230,"_69":30,"_174":-5,"_221":231,"_17":232},{"_35":214,"_13":215,"_65":216,"_45":-5,"_37":38,"_172":132,"_181":24,"_39":217,"_41":218,"_68":219,"_169":220,"_69":30,"_174":-5,"_221":222,"_17":223},"871a91fa-48c3-11f1-ac74-42b51c65c3df","generate.ts","5b5a1aae-44b8-11f1-9996-42b51c65c3df",["D",1778014004730],18,"interval","// Blog Post Generator — cron fires daily at 2 PM UTC.\n// ~70% chance of posting each day, with a max-gap safeguard:\n// if 3+ days pass without a post, it always generates one.\n// Uses a seeded day-of-year hash so skips are deterministic per day\n// (no double-posts if the cron retries).\n\nimport Anthropic from \"npm:@anthropic-ai/sdk\";\nimport { blob } from \"https://esm.town/v/std/blob\";\nimport { SYSTEM_PROMPT, USER_MESSAGES, BLOG_INDEX_KEY } from \"./shared/config.ts\";\nimport type { BlogPost, BlogIndexEntry } from \"./shared/config.ts\";\n\n// Simple hash to get a deterministic \"random\" number for a given day\nfunction dayHash(dateStr: string): number {\n let hash = 0;\n const seed = `permit-blog-${dateStr}`;\n for (let i = 0; i < seed.length; i++) {\n hash = ((hash << 5) - hash + seed.charCodeAt(i)) | 0;\n }\n return Math.abs(hash);\n}\n\nexport default async function (_interval: Interval) {\n const today = new Date().toISOString().split(\"T\")[0];\n const hash = dayHash(today);\n\n // Check for manual override via blob flag\n let forcePost = false;\n const allBlobs = await blob.list(\"blog-force-post\");\n forcePost = allBlobs.some((b) => b.key === \"blog-force-post\");\n\n // Max-gap safeguard: if 3+ days since last post, always post\n const existingIndexForGap: BlogIndexEntry[] = (await blob.getJSON(BLOG_INDEX_KEY)) || [];\n let daysSinceLastPost = 999;\n if (existingIndexForGap.length > 0) {\n const lastDate = new Date(existingIndexForGap[0].publishedAt);\n daysSinceLastPost = Math.floor((Date.now() - lastDate.getTime()) / (1000 * 60 * 60 * 24));\n }\n\n // ~30% chance of skipping (70% post rate) → averages ~5 posts/week\n // But ALWAYS post if it's been 3+ days since last post\n if (!forcePost && daysSinceLastPost < 3 && hash % 100 >= 70) {\n console.log(`Skipping today (${today}). Last post was ${daysSinceLastPost} day(s) ago. Next roll tomorrow.`);\n return;\n }\n if (daysSinceLastPost >= 3) {\n console.log(`Gap safeguard: ${daysSinceLastPost} days since last post. Forcing generation.`);\n }\n // Clear force flag if it was set\n if (forcePost) {\n await blob.delete(\"blog-force-post\");\n console.log(\"Force-post flag detected. Generating now.\");\n }\n\n // Idempotency guard (bypassed for force-post)\n const existingIndex: BlogIndexEntry[] = (await blob.getJSON(BLOG_INDEX_KEY)) || [];\n if (!forcePost) {\n const alreadyPostedToday = existingIndex.some((p) => p.publishedAt.startsWith(today));\n if (alreadyPostedToday) {\n console.log(`⏭️ Already posted today (${today}) — skipping`);\n return;\n }\n }\n\n const apiKey = Deno.env.get(\"ANTHROPIC_API_KEY\");\n if (!apiKey) throw new Error(\"ANTHROPIC_API_KEY not set — add it in Val Town Settings > Environment Variables\");\n\n const client = new Anthropic({ apiKey });\n\n // Pick rotating prompt — use post count so each new post gets next category\n const postCount = existingIndex.length;\n const userMessage = USER_MESSAGES[postCount % 7];\n const categoryNames = [\n \"Statutory Enforcement\",\n \"Building Department\",\n \"Statute Deep-Dive\",\n \"Common Mistakes\",\n \"Legislative Update\",\n \"Private Provider\",\n \"Contractor Advice\",\n ];\n const assignedCategory = categoryNames[postCount % 7];\n console.log(`Post #${postCount + 1} — generating: ${assignedCategory}`);\n\n // Call Claude\n const response = await client.messages.create({\n model: \"claude-sonnet-4-6\",\n max_tokens: 4000,\n system: SYSTEM_PROMPT,\n messages: [{ role: \"user\", content: userMessage }],\n });\n\n // Extract text from response\n const textContent = response.content\n .filter((c) => c.type === \"text\")\n .map((c) => c.text)\n .join(\"\");\n\n // Parse JSON — handle potential markdown fences and extract JSON object\n let jsonStr = textContent.trim();\n if (jsonStr.startsWith(\"```\")) {\n jsonStr = jsonStr.replace(/^```(?:json)?\\n?/, \"\").replace(/\\n?```$/, \"\");\n }\n // If the model returned extra text, extract the JSON object\n const jsonMatch = jsonStr.match(/\\{[\\s\\S]*\\}/);\n if (!jsonMatch) {\n throw new Error(\"No JSON object found in Claude response\");\n }\n jsonStr = jsonMatch[0];\n\n let post: Record;\n try {\n post = JSON.parse(jsonStr);\n } catch {\n console.error(\"JSON parse failed. Raw response (first 500 chars):\", jsonStr.slice(0, 500));\n throw new Error(\"Failed to parse Claude response as JSON. Check logs for raw output.\");\n }\n\n // Force the category to match the rotation (don't let Claude pick freely)\n const category = assignedCategory;\n\n // Build full post object\n const fullPost: BlogPost = {\n id: crypto.randomUUID(),\n slug: post.slug as string,\n title: post.title as string,\n excerpt: post.excerpt as string,\n content: post.content as string,\n category,\n tags: (post.tags as string[]) || [],\n author: \"Chase Morrow\",\n publishedAt: new Date().toISOString(),\n readTime: (post.readTime as string) || \"4 min read\",\n };\n\n // Store full post in blob storage\n const storageKey = `blog-posts/${today}-${post.slug}`;\n await blob.setJSON(storageKey, fullPost);\n\n // Update index (newest first)\n const indexEntry: BlogIndexEntry = {\n id: fullPost.id,\n slug: fullPost.slug,\n title: fullPost.title,\n excerpt: fullPost.excerpt,\n publishedAt: fullPost.publishedAt,\n category: fullPost.category,\n readTime: fullPost.readTime,\n storageKey,\n };\n existingIndex.unshift(indexEntry);\n await blob.setJSON(BLOG_INDEX_KEY, existingIndex);\n\n console.log(`✅ Published: \"${fullPost.title}\" [${fullPost.category}]`);\n console.log(` Slug: ${fullPost.slug}`);\n console.log(` Storage: ${storageKey}`);\n console.log(` Tags: ${fullPost.tags.join(\", \")}`);\n}\n","children",[],[215],"660e7008-44b8-11f1-9d8d-42b51c65c3df","api-post.ts","660e70d0-44b8-11f1-9d8d-42b51c65c3df",4,["D",1777569420195],"http","// Blog Post API — public HTTP endpoint\n// Returns a single blog post by slug\n// Usage: GET /blog/{slug}\n\nimport { blob } from \"https://esm.town/v/std/blob\";\nimport { BLOG_INDEX_KEY } from \"./shared/config.ts\";\nimport type { BlogIndexEntry, BlogPost } from \"./shared/config.ts\";\n\nconst CORS_HEADERS = {\n \"Content-Type\": \"application/json\",\n \"Access-Control-Allow-Origin\": \"*\",\n \"Access-Control-Allow-Methods\": \"GET, OPTIONS\",\n \"Access-Control-Allow-Headers\": \"Content-Type\",\n \"Cache-Control\": \"public, max-age=600\",\n};\n\nexport default async function (req: Request): Promise {\n // Handle CORS preflight\n if (req.method === \"OPTIONS\") {\n return new Response(null, { status: 204, headers: CORS_HEADERS });\n }\n\n try {\n const url = new URL(req.url);\n\n // Extract slug from path — supports /blog/{slug} or just /{slug} or ?slug={slug}\n let slug = url.searchParams.get(\"slug\");\n if (!slug) {\n const pathParts = url.pathname.split(\"/\").filter(Boolean);\n // If path is /blog/{slug}, take the last segment\n slug = pathParts[pathParts.length - 1] || null;\n }\n\n if (!slug || slug === \"blog\") {\n return new Response(\n JSON.stringify({\n error: \"Slug required. Use ?slug=your-slug or /blog/your-slug\",\n }),\n { status: 400, headers: CORS_HEADERS },\n );\n }\n\n // Find in index\n const index: BlogIndexEntry[] = (await blob.getJSON(BLOG_INDEX_KEY)) || [];\n const entry = index.find((p) => p.slug === slug);\n\n if (!entry) {\n return new Response(\n JSON.stringify({ error: \"Post not found\" }),\n { status: 404, headers: CORS_HEADERS },\n );\n }\n\n // Fetch full post from blob\n const post: BlogPost = await blob.getJSON(entry.storageKey);\n\n return new Response(JSON.stringify(post), { headers: CORS_HEADERS });\n } catch (err) {\n console.error(\"blogPostAPI error:\", err);\n return new Response(\n JSON.stringify({ error: \"Internal server error\" }),\n { status: 500, headers: CORS_HEADERS },\n );\n }\n}\n",[],[225],"60a5447a-44b8-11f1-9d8d-42b51c65c3df","api-list.ts",3,["D",1777569411119],"// Blog List API — public HTTP endpoint\n// Returns JSON list of all blog posts, newest first\n// Query params: ?limit=N (default 20)\n\nimport { blob } from \"https://esm.town/v/std/blob\";\nimport { BLOG_INDEX_KEY } from \"./shared/config.ts\";\nimport type { BlogIndexEntry } from \"./shared/config.ts\";\n\nconst CORS_HEADERS = {\n \"Content-Type\": \"application/json\",\n \"Access-Control-Allow-Origin\": \"*\",\n \"Access-Control-Allow-Methods\": \"GET, OPTIONS\",\n \"Access-Control-Allow-Headers\": \"Content-Type\",\n \"Cache-Control\": \"public, max-age=300\",\n};\n\nexport default async function (req: Request): Promise {\n // Handle CORS preflight\n if (req.method === \"OPTIONS\") {\n return new Response(null, { status: 204, headers: CORS_HEADERS });\n }\n\n try {\n const url = new URL(req.url);\n const limit = Math.min(Math.max(parseInt(url.searchParams.get(\"limit\") || \"20\"), 1), 100);\n const offset = Math.max(parseInt(url.searchParams.get(\"offset\") || \"0\"), 0);\n\n const index: BlogIndexEntry[] = (await blob.getJSON(BLOG_INDEX_KEY)) || [];\n\n // Already sorted newest-first from insertion order\n const posts = index.slice(offset, offset + limit);\n const total = index.length;\n\n return new Response(\n JSON.stringify({\n posts,\n total,\n limit,\n offset,\n hasMore: offset + limit < total,\n }),\n { headers: CORS_HEADERS },\n );\n } catch (err) {\n console.error(\"blogListAPI error:\", err);\n return new Response(\n JSON.stringify({ error: \"Internal server error\" }),\n { status: 500, headers: CORS_HEADERS },\n );\n }\n}\n",[],[234],"bc90cd9e-44be-11f1-996a-42b51c65c3df","README.md","6efef264-44b8-11f1-9996-42b51c65c3df",23,["D",1777572142307],"# Permit Blogs — Auto-Generated Blog Engine\n\nAutomated blog post generator for [constructpermits.com/permit-blogs](https://constructpermits.com).\n\n## How It Works\n\n1. **`generate.ts`** (interval/cron) — Fires daily, randomly skips ~50% of days for an organic every-other-day cadence. Uses Claude to generate a blog post in Chase Morrow's voice, auto-selects relevant images (hero + 2 inline), and stores everything in blob storage.\n\n2. **`api-list.ts`** (HTTP) — Returns paginated blog index with hero images. Supports `?limit=N&offset=N`. Posts include `category` for tab filtering.\n\n3. **`api-post.ts`** (HTTP) — Returns a single full blog post by slug (`/slug` or `?slug=slug`). Includes hero image, inline images embedded in markdown, and full metadata.\n\n4. **`shared/config.ts`** — System prompt, rotating category prompts (7-week cycle), TypeScript types.\n\n5. **`shared/images.ts`** — Curated Unsplash image library with keyword-based matching. Auto-selects contextually relevant hero and inline images per post.\n\n## Blog Categories (match website tabs)\n\n| Category | Description |\n|---|---|\n| Statutory Enforcement | Permit dispute war stories with statute citations |\n| Building Department | Behavioral patterns across FL jurisdictions |\n| Statute Deep-Dive | Plain-English breakdowns of specific statutes |\n| Common Mistakes | Costly errors expediters/contractors make |\n| Legislative Update | HB 683 and other recent FL legislation |\n| Private Provider | Tactical guidance on private provider workflows |\n| Contractor Advice | What your permit expediter wishes you knew |\n\n## Images\n\nEvery post includes:\n- **Hero image** — wide banner at top of post, returned in both list and post APIs as `heroImage: { url, alt }`\n- **2 inline images** — embedded in the markdown content at logical section breaks, also returned as `inlineImages[]`\n\nImages are auto-selected from a curated Unsplash library based on the post's category, tags, and Claude-provided `imageHints`.\n\n## API Endpoints\n\n- **List**: `GET /` → `{ posts[], total, limit, offset, hasMore }`\n- **Post**: `GET /slug` → full `BlogPost` object\n\n## Environment Variables\n\n| Key | Description |\n|---|---|\n| `ANTHROPIC_API_KEY` | Claude API key for blog generation |\n\n## Force a Post\n\nTo trigger a post outside the normal schedule:\n```ts\nimport { blob } from \"https://esm.town/v/std/blob\";\nawait blob.set(\"blog-force-post\", \"1\");\n```\nThen wait for the next cron tick, or manually run `generate.ts`.\n",[],[241],"c8c69b2a-44c8-11f1-b662-42b51c65c3df","config.ts","52b9122e-44b8-11f1-a870-42b51c65c3df",55,["D",1777576457720],13,"script","// System prompt for Claude API calls\nexport const SYSTEM_PROMPT = [\n \"You are Chase Morrow, founder of Construction Care Consulting LLC\",\n \"and ConstructPermits, writing a weekly blog post for the Permit\",\n \"Blogs section of constructpermits.com.\",\n \"\",\n \"ABOUT YOU AND YOUR VOICE:\",\n \"- You're a Florida-statewide permit expediter with active disputes\",\n \" in 11+ jurisdictions (Collier, St. Lucie, Palm Beach, Pasco,\",\n \" Marion, Okeechobee, Tampa, Town of Jupiter, Fort Pierce)\",\n \"- You speak with confident founder authority but never arrogance\",\n \"- You write tight prose. Every word counts. Cut filler.\",\n \"- Sentences are short. Paragraphs are 2-4 sentences.\",\n '- You use \"I\" and \"we\" naturally. This isn\\'t corporate writing.',\n \"- You quote statutes precisely with citations\",\n \"- You name jurisdictions by name when discussing patterns (but\",\n \" never specific contractors or property addresses)\",\n \"- This is your day job. You write like someone who does this work\",\n \" every single day, not someone explaining it from the outside.\",\n \" Be specific and practical, not educational or preachy.\",\n \"\",\n \"STRICT WRITING RULES (violating any of these is a failure):\",\n \"- NEVER use emojis. Not one. Not even in titles.\",\n \"- NEVER use em dashes. Use commas, periods, or parentheses instead.\",\n \"- NEVER use exclamation marks. Period.\",\n '- NEVER use \"In today\\'s...\" or \"In the world of...\" or any',\n \" throat-clearing opener. Start with a concrete situation.\",\n '- NEVER use \"It\\'s important to note\" or \"It\\'s worth noting\" or',\n ' \"Importantly\" or \"Notably\" or \"Interestingly\" or \"In fact.\"',\n '- NEVER use \"landscape,\" \"navigate,\" \"realm,\" \"crucial,\" \"vital,\"',\n ' \"robust,\" \"leverage,\" \"streamline,\" \"game-changer,\" \"deep dive\"',\n ' (as a noun), \"at the end of the day,\" \"it goes without saying.\"',\n '- NEVER use \"Here\\'s the thing\" or \"Let me be clear\" or \"The',\n ' reality is\" or \"The truth is\" or similar filler transitions.',\n \"- NEVER use ellipsis (...) for dramatic effect.\",\n '- NEVER start more than one paragraph with \"I\" or \"We.\"',\n \"- Use plain, direct American English. Write like a working\",\n \" professional, not a content marketer. No buzzwords. No fluff.\",\n \" No motivational tone. Just the facts and the operational play.\",\n \"- Contractions are fine (don't, can't, won't, we're). They sound\",\n \" natural.\",\n \"- Vary sentence length. Mix short punchy sentences with one or\",\n \" two longer ones per paragraph. Do not write in a rhythm that\",\n \" feels generated.\",\n \"\",\n \"YOUR EXPERTISE:\",\n \"- Florida Statutes Chapter 553 (Building Construction Standards)\",\n \"- Specifically: F.S. 553.79 (standard permits), F.S. 553.791 (private\",\n \" provider), F.S. 553.792 (issuance deadline)\",\n \"- HB 683 / Chapter 2025-140, Florida's 2025 building permit\",\n \" reform legislation\",\n \"- Florida Building Code (FBC) 8th edition application\",\n \"- Permit expediting operations: intake, document checklists,\",\n \" building department portals, private provider workflows\",\n \"- Statutory timeline enforcement: NTBO (Notice to Building\",\n \" Official), PCA (Plans Compliance Affidavit), deemed-approval\",\n \"\",\n \"CRITICAL STATUTE DETAILS (get these right every time):\",\n \"\",\n \"The full text of each statute is provided below. When you cite\",\n \"a statute, quote directly from the text provided. Do not\",\n \"paraphrase statutory language in a way that changes its meaning.\",\n \"\",\n \"=== F.S. 553.791 — Alternative plans review and inspection ===\",\n \"\",\n \"KEY TIMELINES (Section 7):\",\n \"\",\n \"553.791(7)(a): 'No more than 20 business days, or if the permit\",\n \"application is related to a single-trade plans review for a\",\n \"single-family or two-family dwelling, no more than 5 business\",\n \"days, after receipt of a permit application and the affidavit\",\n \"from the private provider required pursuant to subsection (6),\",\n \"the local building official shall issue the requested permit or\",\n \"provide a written notice to the permit applicant identifying the\",\n \"specific plan features that do not comply with the applicable\",\n \"codes, as well as the specific code chapters and sections. If\",\n \"the local building official does not provide a written notice of\",\n \"the plan deficiencies within the prescribed time period, the\",\n \"permit application must be deemed approved as a matter of law,\",\n \"and the permit must be issued by the local building official on\",\n \"the next business day.'\",\n \"\",\n \"553.791(7)(b): If deficiencies are noticed within the prescribed\",\n \"time, the time period is TOLLED pending resolution.\",\n \"\",\n \"553.791(7)(c): On resubmission, the local building official gets\",\n \"the remainder of the tolled time period PLUS 5 BUSINESS DAYS.\",\n \"Subsequent review is LIMITED TO the deficiencies cited in the\",\n \"written notice. If no second notice is provided in time, the\",\n \"permit must be deemed approved as a matter of law.\",\n \"\",\n \"553.791(7)(d): For all revisions after the first, the local\",\n \"building official has an additional 5 BUSINESS DAYS from the\",\n \"date of resubmittal.\",\n \"\",\n \"553.791(10): If the private provider is a licensed engineer or\",\n \"architect and affixes their professional seal, the timeline is\",\n \"reduced to 10 BUSINESS DAYS.\",\n \"\",\n \"553.791(14)(a): Certificate of occupancy/completion: 10 BUSINESS\",\n \"DAYS, or 2 BUSINESS DAYS for single-family/two-family dwellings.\",\n \"If not provided in time, automatically granted and deemed issued.\",\n \"\",\n \"PREEMPTION — 553.791(17)(a): 'A local enforcement agency, local\",\n \"building official, or local government may not adopt or enforce\",\n \"any laws, rules, procedures, policies, qualifications, or\",\n \"standards more stringent than those prescribed by this section.'\",\n \"\",\n \"SINGLE-TRADE DEFINITION — 553.791(1)(q): Includes door or window\",\n \"replacements; fences and block walls >6ft; stucco or plastering;\",\n \"reroofing (no structural alteration); solar energy and energy\",\n \"storage; HVAC replacements; ductwork or fan replacements; wiring,\",\n \"lighting, and service panels; water heater changeouts; sink\",\n \"replacements; and repiping.\",\n \"\",\n \"AUTOMATED REVIEW — 553.791(6): For single-trade plans reviews, a\",\n \"private provider may use an automated or software-based plans\",\n \"review system designed to determine compliance with applicable\",\n \"codes.\",\n \"\",\n \"VIRTUAL INSPECTIONS — 553.791(8): Inspections, including single-\",\n \"trade inspections, may be performed in person or virtually.\",\n \"\",\n \"AUDIT LIMITS — 553.791(20): Same private provider may not be\",\n \"audited more than 4 times per year. Work may not be delayed for\",\n \"completion of an inspection audit by the local agency.\",\n \"\",\n \"=== F.S. 553.792 — Building permit application to local govt ===\",\n \"\",\n \"KEY TIMELINES (Section 1):\",\n \"\",\n \"553.792(1)(a): A local government must approve, approve with\",\n \"conditions, or deny a building permit application within:\",\n \"- 30 BUSINESS DAYS: residential <7,500 sq ft (including SFR,\",\n \" accessory, alarm, electrical, irrigation, landscaping,\",\n \" mechanical, plumbing, roofing)\",\n \"- 60 BUSINESS DAYS: residential >=7,500 sq ft; signs or\",\n \" nonresidential <25,000 sq ft; multifamily <=50 units;\",\n \" site-plan approvals; lot grading and site alteration\",\n \"- 12 BUSINESS DAYS: master building permit site-specific\",\n \"- 10 BUSINESS DAYS: CDBG-DR single-family residential\",\n \"\",\n \"IMPORTANT: F.S. 553.792 now uses BUSINESS DAYS (updated from\",\n \"the prior version which used calendar days). Both F.S. 553.791\",\n \"and F.S. 553.792 use BUSINESS DAYS. Get this right.\",\n \"\",\n \"553.792(1)(c): Local government must notify applicant within 5\",\n \"BUSINESS DAYS if the application is incomplete. If they don't,\",\n \"the application is automatically deemed properly completed.\",\n \"\",\n \"FEE REDUCTION PENALTIES:\",\n \"553.792(1)(e): If a local government misses a deadline, it must\",\n \"reduce the building permit fee by 10% for EACH BUSINESS DAY it\",\n \"fails to meet the deadline. Each reduction is based on the\",\n \"original fee amount.\",\n \"\",\n \"553.792(1)(f): The local enforcement agency avoids the fee\",\n \"reduction if it provides written notice within the timeframe\",\n \"stating why the application fails to satisfy the FBC. The\",\n \"applicant then has 10 BUSINESS DAYS to submit revisions.\",\n \"\",\n \"553.792(1)(g): After revisions, the agency has 10 BUSINESS DAYS\",\n \"to approve or deny. If they miss this deadline, the fee reduction\",\n \"is 20% per business day.\",\n \"\",\n \"WAIVER PROHIBITION: The local government may NOT require waiver\",\n \"of the timeframes as a condition precedent to reviewing the\",\n \"application.\",\n \"\",\n \"=== HB 683 / Chapter 2025-140 (Effective July 1, 2025) ===\",\n \"\",\n \"KEY CHANGES TO PERMITTING:\",\n \"\",\n \"1. NEW 5-BUSINESS-DAY DEADLINE: For single-trade plans review\",\n \" for single-family or two-family dwellings under F.S. 553.791,\",\n \" the review deadline is now 5 business days (was 20 for all).\",\n \"\",\n \"2. AUTOMATED PLANS REVIEW: Private providers may now use\",\n \" automated or software-based plans review systems for single-\",\n \" trade reviews (553.791(6)).\",\n \"\",\n \"3. VIRTUAL INSPECTIONS: Single-trade inspections may now be\",\n \" performed in person or virtually (553.791(8)).\",\n \"\",\n \"4. SINGLE-TRADE ELECTION: Fee owners/contractors may elect to\",\n \" use a private provider for single-trade inspections on single-\",\n \" family or two-family dwellings without the local building\",\n \" official being unable to provide timely service (553.791(5)).\",\n \"\",\n \"5. CONTRACT PROHIBITION: Local governments may not require\",\n \" contracts, cost lists, labor costs, overhead or profit\",\n \" statements for permit applications (553.79(1)(f)).\",\n \"\",\n \"6. CHANGE ORDER PROCESSING: Local governmental entities must\",\n \" approve or deny change order price quotes within 35 days.\",\n \" If they don't, the change order is deemed approved (218.755).\",\n \"\",\n \"POST STRUCTURE (always follow this):\",\n \"1. Hook (1-2 sentences) — open with a specific scenario, not\",\n \" abstract framing\",\n \"2. The Problem (1 paragraph) — what happened, who was affected,\",\n \" why it matters\",\n \"3. The Statutory Framework (1-2 paragraphs) — quote the relevant\",\n \" statute, explain it in plain English\",\n \"4. What We Did / What Should Be Done (2-3 paragraphs) — the\",\n \" operational play, the letter sent, the call made, etc.\",\n \"5. The Resolution (1 paragraph) — what happened, timeline,\",\n \" outcome\",\n \"6. The Lesson (1 paragraph) — what every expediter or contractor\",\n \" should take away from this\",\n \"\",\n \"LENGTH: 600-900 words. Long enough to be substantive, short enough\",\n \"to read in 4 minutes.\",\n \"\",\n \"TONE GUARDRAILS:\",\n \"- Never name specific contractors, property owners, or property\",\n ' addresses. Use \"a Naples-area pool contractor\" or \"a Tampa',\n ' retail GC.\"',\n \"- Never name specific building department staff who could be\",\n ' identifiable. Use roles: \"the deputy building official,\" \"a',\n ' plans reviewer,\" \"a building department clerk.\"',\n '- Never make legal claims you can\\'t back up. If you say \"the',\n ' statute requires X,\" that statute must actually require X.',\n \"- Never give legal advice. Always frame as operational guidance\",\n ' with a \"consult counsel for your specific dispute\" caveat',\n \" somewhere in the post.\",\n \"- Don't oversell ConstructPermits. Mention the platform once,\",\n \" organically, in the closing. Not a sales pitch.\",\n '- No sign-offs like \"Until next time\" or \"Stay tuned\" or',\n ' \"Happy permitting.\" Just end when you\\'re done.',\n \"- Do not summarize the post at the end. The lesson paragraph\",\n \" should add new insight, not restate what was already said.\",\n \"\",\n \"OUTPUT FORMAT (return ONLY valid JSON, no markdown fences):\",\n \"\",\n \"{\",\n ' \"title\": \"Post title, 50-70 chars, no clickbait\",',\n ' \"slug\": \"url-friendly-slug-from-title-lowercase-hyphens\",',\n ' \"excerpt\": \"First 160 chars of content, plain text, no markdown\",',\n ' \"content\": \"Full post in markdown. Use ## for section headers, > for statute quotes, **bold** sparingly. Open with a hook paragraph (no header). Use the 6-part structure above.\",',\n ' \"category\": \"Pick one: Statutory Enforcement | Building Department | Statute Deep-Dive | Common Mistakes | Legislative Update | Private Provider | Contractor Advice\",',\n ' \"tags\": [\"array\", \"of\", \"relevant\", \"tags\"],',\n ' \"readTime\": \"N min read\"',\n \"}\",\n \"\",\n \"Return ONLY the JSON object. No preamble. No markdown fences.\",\n].join(\"\\n\");\n\n// Rotating user messages — 7-week cycle\nexport const USER_MESSAGES = [\n // Week 0 — Statutory enforcement war story\n \"Write a Permit Blog post about a Florida permit dispute where a building department violated a statutory review deadline. Pick from: the 20-business-day deadline for residential under F.S. 553.791(7)(a), the 5-business-day deadline for single-trade under F.S. 553.791(7)(a) as amended by HB 683, the 30-business-day timeline under F.S. 553.792(1)(a)(1) for residential under 7,500 sq ft, or the 60-business-day timeline under F.S. 553.792(1)(a)(2)-(4) for larger projects. Pick a real-feeling scenario (not a specific real one). Walk through what was tried, the letter that was sent, and the resolution. Reference the statute precisely, quote the statutory text, and get the timeline details right. Remember: both F.S. 553.791 and F.S. 553.792 use BUSINESS DAYS.\",\n\n // Week 1 — Building department behavior pattern\n \"Write a Permit Blog post about a behavioral pattern you have seen across multiple Florida jurisdictions, like requiring duplicate documents already submitted to a private provider, or charging unauthorized private provider administrative fees. Cite F.S. 553.791(17)(a). Explain what to do about it.\",\n\n // Week 2 — Statute deep-dive\n \"Write a Permit Blog post that is a plain-English deep-dive on one specific statute. Pick from: F.S. 553.79, F.S. 553.791, F.S. 553.792, or a specific subsection like F.S. 553.791(17)(a), F.S. 553.792(1)(e) (fee reduction penalties), or F.S. 553.791(7) (review timelines). Quote the actual statutory text from the statute references provided in your system prompt. Explain what it means operationally and give one example of when it is invoked. Remember: F.S. 553.791 deadlines are in BUSINESS days (20 for residential, 5 for single trade per HB 683). F.S. 553.792 deadlines are also in BUSINESS days (30 for residential under 7,500 sq ft, 60 for larger projects). Both statutes use BUSINESS DAYS.\",\n\n // Week 3 — Common mistakes\n \"Write a Permit Blog post about a common mistake Florida permit expediters or contractors make that costs them time or money. Examples: not knowing about the 10% fee reduction penalty under F.S. 553.792(1)(e) when departments miss deadlines, not knowing the 5-business-day single-trade deadline under F.S. 553.791(7)(a), accepting frivolous deficiency notices that go beyond what was originally cited (violating 553.791(7)(c)), signing waivers of review time limits (prohibited under 553.792(1)(a)), not knowing about the deemed-approved provision when deadlines are missed. Name the mistake, explain why it is wrong, give the fix. Quote the relevant statute precisely.\",\n\n // Week 4 — Legislative update\n \"Write a Permit Blog post about HB 683 / Chapter 2025-140 (Florida's 2025 building permit reform legislation) or another recent legislative change affecting Florida permitting. HB 683 introduced the 5-business-day review deadline for single trade permits under F.S. 553.791. Explain what the change does, how it affects expediters and contractors, and what to do differently because of it.\",\n\n // Week 5 — Private provider operational tactics\n \"Write a Permit Blog post about a tactical aspect of working with private providers in Florida. Topics: choosing a private provider, the PCA (Plans Compliance Affidavit) process, what the building department CAN and CANNOT require on a private provider permit, the F.S. 553.791 framework. Remember the private provider review deadline is 20 business days for residential and 5 business days for single trade (per HB 683).\",\n\n // Week 6 — Contractor-facing advice\n \"Write a Permit Blog post directly addressed to general contractors, written from the perspective of what your permit expediter wishes you knew. Examples: documentation discipline, when to escalate, why you should not sign waivers (F.S. 553.792(1)(a) prohibits local governments from requiring waivers as a condition of review), why permit timelines depend on YOUR responsiveness too (you have 10 business days to submit revisions under F.S. 553.792(1)(f) or the application is denied), understanding the fee reduction penalties that kick in when departments miss deadlines (10% per business day under 553.792(1)(e), 20% per business day after revision review under 553.792(1)(g)).\",\n];\n\n// Blog post data types\nexport interface BlogPost {\n id: string;\n slug: string;\n title: string;\n excerpt: string;\n content: string;\n category: string;\n tags: string[];\n author: string;\n publishedAt: string;\n readTime: string;\n}\n\nexport interface BlogIndexEntry {\n id: string;\n slug: string;\n title: string;\n excerpt: string;\n publishedAt: string;\n category: string;\n readTime: string;\n storageKey: string;\n}\n\nexport const BLOG_INDEX_KEY = \"blog-posts-index\";\n",[],[176,249],["D",1777576356612],[],[176,93,91],["D",1777576189296],[],[176,93,67],["D",1777576314775],[],[176,93,82],["D",1777576156320],[206,207,208],[176,93],"52b96620-44b8-11f1-a870-42b51c65c3df",["D",1777569387754],[205,209],[176],["D",1777569357913],{"_11":12,"_146":-5},{"_11":12,"_141":142,"_72":-5,"_31":-5,"_143":144,"_145":30},{"_41":132,"_13":16,"_35":38,"_133":96,"_134":-5,"_135":-5,"_136":-5,"_137":-5,"_138":-5,"_139":14,"_140":12},"ctx",{"_55":-5,"_165":311,"_312":313,"_314":315,"_316":30,"_317":30,"_318":30,"_319":24,"_320":-5,"_321":-7,"_322":-7,"_323":26,"_324":30,"_325":30,"_326":-5,"_327":30,"_328":30,"_329":30,"_330":-5},"ENV",{"_282":283,"_284":285,"_286":16,"_287":288,"_289":290,"_291":292,"_293":294,"_295":296,"_297":298,"_299":300,"_301":302,"_303":304,"_305":306,"_307":308,"_309":310},"REACT_APP_SENTRY_DSN","https://586020d86f05489db63a554690acf1e9@o1398359.ingest.sentry.io/6724499","RENDER_GIT_COMMIT","e87eb04e707cf64e7e532c8e8ec395f209e17f15","RENDER_GIT_BRANCH","POSTHOG_API_TOKEN","phc_nmoyuAkStEZuUp69rYlg1DZgrIt19Gx0Y4Hwf8tGgJP","POSTHOG_API_HOST","https://wart.val.town","WEB_API_TEMPLATE","https://{val}.web.val.run","APP_URL","https://www.val.town","MODULE_URL","https://esm.town","VANITY_WEB_API_TEMPLATE","https://{label}.val.run/","DENOLS_URL","https://lsp.val.town","NODE_ENV","production","CLOUDFLARE_TURNSTILE_SITE_KEY","0x4AAAAAACtaIZJH7s9rBMZ6","GOOGLE_CLIENT_ID","875989696899-jtsqkhlbdv5jrlsk8631p7ipjg3c6o62.apps.googleusercontent.com","STRIPE_PUBLISHABLE_KEY","pk_live_51N2zvWEpZTTLipIkVEwXrUG9AT0yeOOEYxszarZT1jpsZV58Ly6wlg3SltZpHN26CUalOBmUSY7adQRQiSkCZz2500qSXNkf8Y","API_URL","https://api.val.town",[],"preferencesKeybindings","default","preferencesTheme","light","preferencesFixers","preferencesCopilot","preferencesSelectionAi","preferencesCloseBrackets","preferencesChatPanelState","preferencesDprint","preferencesDenofmt","notificationCount","flagDenols","isBusinessOrgMember","businessOrgHandle","isBusinessOrgAdmin","isHigherTownieTier","navCollapsed","currentOrgId"]

History · statutes