Construction compliance experts · All of Florida · Hablamos español
Code violations and retroactive permits, cleared.
No permit? No problem!
Open violation, unpermitted work, expired permit or a red tag on the door? That's our specialty. We're not permit runners: we read the code, find the fastest legal fix, and take your case from the first notice to closed, anywhere in Florida. Trusted by homeowners, investors, contractors and businesses. Hablamos español.
Send us your violation notice or permit number. We reply within 1 to 2 business days.
New construction and commercial clients
Start with your problem
What brings you here?
Most clients come to us with a violation or work that was never permitted. Pick your situation to see exactly how we handle it.
I have a code violation
A notice, a fine or a lien on the property.
See how we fix it →Retroactive permitsWork was done without a permit
Additions, conversions, ADUs and storm repairs, legalized after the fact.
See how we fix it →Stop-work ordersThere's a red tag on my job
Stop-work orders and unsafe structure cases, lifted.
See how we fix it →Expired permitsMy permit expired or is still open
Old permits holding up a sale, a refinance or new work.
See how we fix it →Buying or sellingI'm buying, selling or refinancing
Every open permit, violation and lien, found and cleared before closing.
See how we fix it →New constructionI'm building something new
Permits for new construction and build-outs, from submittal to final.
See how we fix it →CertificatesI need a Certificate of Use or Occupancy
Get approved to open, move in or close out.
See how we fix it →LicensingI need a business or liquor license
Every operating license your business needs to open, including liquor.
See how we fix it →Who we work for
One firm for every side of a property.
Homeowners, buyers and realtors
Violations, open permits and unpermitted work, cleared before they cost you a sale.
- Permit, violation and lien checks
- After-the-fact permits
- Expired permit closure
Contractors and developers
Permitting off your plate, so your crews keep working.
- New permits and renewals
- Plan review follow-up
- Inspections and closeout
Hotels, restaurants and businesses
Single-site and multi-site projects for brands that can't afford a delayed opening.
- Liquor and food service licenses
- Certificates of Use and Business Tax Receipts
- New construction and build-out permits
Why The Permit Queen
Permit runners file paperwork. We fix problems.
Violations and retroactive permits are where permit runners get stuck: there's no clean application to drop off, just a code problem to solve. That's the work we're built for, and the same expertise covers every approval your project and business need, down to the liquor license on the wall.
| The Permit Queen | Typical permit runner | |
|---|---|---|
| Violations and retroactive permits | Our specialty, from notice to closed case | Avoided, or handed back to you |
| Contractors, architects and engineers | We bring them in, all under one roof | You find and chase them yourself |
| Who you talk to | Elizabeth and her team, directly | Often a different person each time |
| What we do | Code and zoning review, compliance strategy, permits, inspections, violations, certificates and business licensing | Files the paperwork you give them |
| Problems | Caught before submittal and before inspection | Found when the city rejects it |
| Before a sale | Permit, violation and lien check, then we clear what we find | A report, then you're on your own |
| Who trusts us | Luxury hotels, restaurant brands, gyms and homeowners | Mostly one kind of client |
| Where | All of Florida, with offices in Coral Gables and Brickell | One or two counties |
| Response | A reply within 1 to 2 business days | Varies |
| Updates | We keep you updated at every step | You chase them |
| Pricing | A written quote based on your scope and municipality, before we start | Open-ended or hourly |
The Queen's Property Report
Buying, selling or refinancing? Find every open permit, violation and lien before your closing does.
Open permits and many code liens stay with the property, not the owner. Miss one, and it can delay the closing, hold up the loan, or become the buyer's problem the day the deed changes hands.
$199 flat.
Everything under one roof
Need a contractor, architect or engineer? We've got you covered.
A retroactive permit usually needs more than paperwork: a licensed contractor to take responsibility for the work, and an architect or engineer to draw or certify it. We bring them all in and manage them for you, so there's no chasing different contractors. One team, one point of contact, start to finish.
Licensed contractors
A contractor to take over the permit and make any corrections the inspector asks for, including when your original contractor is gone.
Architects
The plan set the building department needs to approve work that's already built: site, floor and as-built plans.
Engineers
Structural, electrical and other engineering letters, certifications and drawings to prove the work meets code.
How it works
From notice to closed, in four steps.
Send us what you have
A violation notice, a permit number, an address or your plans. A photo is fine.
Get a plan and a quote
We research the property record and tell you what it takes, what it costs and how long.
We handle the city
Applications, plans, comments, inspections and follow-up, with updates the whole way.
Closed and documented
Your permit is issued or closed, your violation cleared, and you get the paperwork.
Client reviews
What clients say.
“Elizabeth's team resolved my permit issue within 2 weeks. Can't recommend them enough.”
“Their team of professionals are very informative and kept me updated all throughout the process.”
“Skip the hassle people, hire Permit Queen. They'll get the job done for you.”
Where we work
Based in South Florida. Working across the state.
Through years of experience, our team has built strong working relationships with city and county building departments. Every jurisdiction has its own portal, reviewers and habits, and we know them. Our offices are in Coral Gables and Brickell.
South Florida
Central Florida
Tampa Bay
Southwest Florida
North Florida
Meet the Queen
Elizabeth Castillo, founder and CEO
“We work for the people.” Elizabeth built her firm around the cases other permit runners avoid: code violations, unpermitted work and permits left open for years. She and her team handle them across Florida, in English and Spanish, from offices in Coral Gables and Brickell.
Want to sit down with Elizabeth? Meet her in person at our Coral Gables or Brickell office, or book a free call.
Know someone with a permit problem?
Send them our way. Email elizabeth@thepermitqueen.net with their name and number, and we'll take it from there.
Free quote
Tell us what you're dealing with.
Send the violation notice, permit number or project details. We'll review it and come back with a plan and a quote.