It is 2010 but we have finally reached 1984. The Orwellian concepts of loss of personal freedom and state authority seem to have become not just a possibility but a reality. Our lighting speed information age has given everyone instantaneous access to all sorts of data, including personal information. That information is also available to the government.
I was listening to one of the radio talk shows and the discussion was about intrusive government. One of the commentators commented that he had heard of a local government using aerial photos to monitor construction that was performed without permits, by homeowners. The talk show host said that he did not believe it was true. Well, I can tell you first hand that it is true.
Several months ago I walked into one of the smaller building departments in Miami-Dade County. As I was waiting, I noticed that one of the staff was using Google Earth to scan residential properties and was comparing the aerial photos it to the historical permit data. Your are probably saying to yourself that this is just an isolated incident. Not so! In a meeting I had with an environmental department staffer, not too long ago, I was shown how they track the number of trees on a property by using aerial photos. If a tree is missing and no permit was pulled for removal a hold is placed on that property.
The aerial photo above is from Google Earth of a neighborhood where I once owned a home. You can clearly see pools, fences, sheds, trees, and the foot print of the house. Even the color of the roof tile, which some cities regulate. Big brother is watching!
We are now well into the the 2010 hurricane season. Nothing major has occurred affecting South Florida, but it only takes that one storm. After living through an evening in August of 1992 with Andrew pounding on the doors, and the boarded-up windows of the home I was staying in west Miami-Dade, I am fully aware of the destruction that one storm can do. A long, and what seemed to be a never ending evening in darkness hearing what sounds like the thunder of a train going by for hours is something you never forget.
Back then, the South Florida Building Code was about as thick as a paperback romance novel. Hurricane Andrew put and end to that real fast! Now, almost twenty years later, the Florida Building Code fills a cabinet shelf with volumes and volumes of 3″ loose leaf binders. Like any government generated rules and regulations some is genuine and serves the purpose it was created for, but other portions are created with political motivations. That leads me to the following observations. As you can see by the map to the above left, the yellow areas are considered, high velocity hurricane zones. The yellow areas encompass all of Miami-Dade County and Broward County, and a portion of Palm Beach County. Within the yellow areas there are degrees of wind velocity. They range from 120 mph -150 mph, but what is 30 mph between friends. If you look closely, the highest wind velocities are at the tip of Florida, concentrated on the eastern coast.
I am not a scientist, an engineer or a meteorologist but I am a thinker. Hurricanes have hit Florida from the Gulf as will as the Atlantic. Wilma in 2005, which I had the pleasure of experiencing, hit Florida on the Gulf side and went northwest through Florida. They also just don’t hit the tip of Florida as the wind borne debris map seems to indicate. When you look at the below satellite photos of Andrew and Wilma, and then compare it the the high velocity hurricane zones you are probably scratching your head.
Hurricane Andrew Satellite Picture Timed
Hurricane Wilma 2005
So! My point is, get prepared and be prepared no matter where you live in Florida. Hurricanes are not going to follow maps created by bureaucrats. Also! It’s a little late now, but in the future, if you are doing any construction, build it to withstand 150 mph winds. You can always build to exceed Code!
The term “permit runner” has been around for decades and is sometimes synonymous with the term “permit expediter”. They refer to an individual running from building department to building department delivering and picking-up permits. Both terms are way outdated, and do not describe the services that a professional permitting processor supplies to their clients in the high tech construction industry of today. An industry that is bogged down with bloated government bureaucracy, volumes of codes, ordinances, and regulations. To meet the needs of their Clients, today’s so called “permit runner”, must have a construction or architectural background, be able to read and understand construction drawings, and have a working knowledge of the of building codes and construction practices.
Twenty-five years ago I could walk into a City of Miami plan reviewers office with a box of pastelitos and Cubian coffee and walk out with a permit for a complete interior build-out. The days of the mini-skirt clad, hot blond, permit runner, getting a plan reviewer to sign everything she puts in front of him are over. The term “permit expediter” is also a misnomer. Governments have their procedures and processes which need to be followed every step of the way. It is the exception rather than the rule, that if you know someone, you can circumvent the process. Most government employees want to protect their very lucrative pensions and will not violate policies to do you a favor. There is always the possibility, in today’s tight economy, that your government might offer expedited review. For a fee, …of course!
Permit Source, and the permit processors of 2010 are professionals that work along with contractors, attorneys, engineers and or architects to determine what exactly needs to be done in order for the building process to start correctly, with the proper forms and supporting documents. Every municipality has different systems, rules, forms and procedures, and government agencies are typically, slow and unresponsive. Permit processors review and track documentation, coordinate and disseminate information to all parties involved in the project, and keep the project moving through the permitting process. Many times, even on a small job like a re-roof, permitting will involve several governmental agencies and a permit processing service will manage the entire process for you.
The conclusion is;… if you are looking for a “permit runner”, hire your teenage son, or your retired mother-in law. If you want a professional permit processor, then hire Permit Source. You get what you pay for!
My last blog entry was about work without a permit, and since a large number of people end up at the Permit Source website using the search string; “Do I need a permit?”, I figured it would be helpful to offer information on this subject. Please understand this only relates to Florida and specifically South Florida.
The answer to the question is, almost always, yes. All mechanical, electrical and plumbing work requires a permit. Roof repair or replacement requires a permit. Exterior window and or door replacement requires a permit. Driveways, fences, screen rooms and sheds. Believe it or not, in some municipalities, the Zoning Gestapo police might cite you with a civil violation if you do not get a permit to paint your house. They need to make sure you are using an approved color. Every municipality has their own local Code and Ordinances which can supersede State or County Code if it is more stringent.
As always, call your local Building Department to get an answer your question, “Do I need a building permit?”. It is better to be safe than sorry. They can double the permit fees for work “without a permit” and asses daily fines until the permit is issued. Make note! That is issued not applied for. Checked out the Permit Source Helpful Links page for the listings of the South Florida building departments.
Everyone is always trying to save a buck, and many a home owner, as well as, business owner looks at a small job and assumes a building permit isn’t nessecary. In Florida, and especially South Florida, you had better do your homework before you decide to do work without a building permit.
Section 105.1 of the Florida Building Code specifically states; Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any required impact-resistant coverings, electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit.
Now you are saying to yourself that I am not doing any of that. It is just a minor repair. Section 105.2.2 of the Florida Building Code specifically states; Ordinary minor repairs may be made with the approval of the building official without a permit, provided the repairs do not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; additionally, ordinary minor repairs shall not include addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring systems or mechanical equipment or other work affecting public health or general safety, and such repairs shall not violate any of the provisions of the technical codes.
Guess what! You had better call, or even better, visit your Building Department before you do any work. You can get misleading information over the phone. That section of the Florida Building Code says that you need to get approval to do work without a permit. In today’s big brother world of big intrusive government you need approval, which will permit you,…. to not get a permit,… and permit you to do the work without a Building Permit. I am sure your head is about ready to explode at this point! Something as simple as painting your house will probably require a permit, and more than likely, you will have to use a color that is approved by your local government.
If you do work without a building permit, it can cost you. Big time! Double fees at a minimum. Possible fines assessed on a daily basis until you are issued an approved permit. Last but not least, liens on your property. On top of all this you still may be required to remove the work you did because it does not meet the code, encroaches on setbacks or easements, or just simply violates zoning restrictions.
Permit Source can help with Building Permit issues in Miami-Dade, Broward or Palm Beach County. Feel free to post your question or comment here.
