Built it without a permit, or bought a house that did? We draw the plans the building department asks for on work already in place: designed to the Florida Building Code, matched to what is built from your photos and measurements, with retrofits shown where it falls short.
Homeowners, buyers and contractors with work that went up without a permit: a deck, a lanai or screen room, a pergola, a carport, an addition or a dock. It also covers work that was permitted but built differently from the plans.
What the plans are
Plans designed to meet the Florida Building Code for the work as built. They are not a letter about the existing work, and they do not certify anything. If a part of what is built is smaller, lighter or connected differently than the code asks, the plans show the fix: a retrofit detail your contractor builds, then the building department reviews as part of the permit.
How it works
1. You send photos, measurements or a sketch, any earlier permits or drawings, and the survey if you have one.
2. We draw the structure as it exists, as closely as the photos and measurements allow, and design it to the code. Where it does not meet code, we show the retrofit.
3. Your contractor checks the plans against the field, measures what we could not see, and tells us about anything that does not match, before the inspection is called.
4. We update the sheets if the field changes anything, and send the sealed, digitally signed set for the permit application.
What we do not do
No letters about existing work, no certifications of existing work, and no site visit. Everything is remote. Concealed conditions, such as footings, connections behind finishes and framing inside walls, stay with your contractor to verify, and the plans say so.
Flood zones
In a flood zone the building department compares the cost of the work to the value of the building. At 50 percent or more it counts as a substantial improvement, and the whole building must meet the flood standards for new construction (Florida Building Code, Existing Building, 502.2 and 503.2). We ask for the flood zone up front so the scope is sized with that line in mind.
What we need from you
The address; photos from several angles, including connections and footings where visible; measurements of the main dimensions; any earlier permit, notice or violation paperwork; the survey, if you have one.
Where we work
After-the-fact plans come from all four areas below. Pick yours:
Questions
How do I get an after-the-fact permit in Florida?
You apply through your local building department, the same as for any permit, with plans for the work as it stands. We prepare those plans. Your contractor submits the application, and the department tells you what else it needs. Call the department first; the process differs from one jurisdiction to the next.
What is in after-the-fact permit plans?
The structure drawn to match what is built, as closely as your photos and measurements allow, designed to the Florida Building Code, with retrofit details wherever it falls short. They come as sealed, digitally signed PDF sheets, with notes that your contractor verifies field dimensions and concealed conditions.
Do you write a letter saying my existing work is fine?
No. We do not write letters about existing work or certify it, and we do not make site visits. We draw plans designed to meet code, matched to what is built, with retrofits where needed. Your contractor checks the plans against the field before inspection.
Can I get a permit if the work was built differently from the plans?
Often the fix is the same: an updated set that shows what exists, with any retrofit. Send the original permit, the photos and measurements of what is there, and we quote a fixed fee. The building department decides what else it needs.
Does unpermitted work affect flood insurance?
It can matter. One Treasure Coast city states that development without permits threatens its continued participation in the National Flood Insurance Program and its residents' ability to get flood insurance. In a flood zone, ask your building department how the 50 percent line applies before you plan any retrofit.
Every project is quoted individually as a fixed fee. Fees depend on scope, complexity, size, jurisdiction and turnaround.
(239) 253-0401 · Pamela@fcs-eng.com
© 2026 Floridian Construction Services, LLC d/b/a FCS Engineering · Florida PE No. 96645 · Engineering Business Registration No. 39643 · All rights reserved.
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