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Architectural plans & permit drawings in Florida.
NEXTA Studio prepares architectural plans, permit drawings, structural and civil engineering and MEP plans for homes and businesses in Florida. Each set is prepared for the city or county building department that will review it, with the Florida Building Code in mind.
What we prepare in Florida
Design, engineering and permit drawings in one set.
- Architectural design & plansFloor plans, elevations and sections for new homes, additions, renovations and commercial spaces.
- Permit drawings & construction documentsDrawing sets formatted for building department review, with code notes, details and schedules.
- Structural engineeringFootings, beams, framing, decks and wind-load details for Florida homes and buildings.
- Civil engineering & grading plansGrading and drainage plans and site plans that show how your lot is shaped and where water will go.
- MEP plansMechanical, electrical and plumbing plans for renovations, kitchens and tenant spaces.
- Plan revisions & review commentsCorrections and written responses when the building department sends comments back.
Where we work in Florida
Counties and cities we serve.
Miami-Dade County
Miami, Miami Beach, Coral Gables, Doral, Homestead and Kendall.
Broward County
Fort Lauderdale, Hollywood, Pembroke Pines, Plantation and Weston.
Palm Beach County
West Palm Beach, Boca Raton, Boynton Beach and Delray Beach.
Central Florida & Tampa Bay
Orange County and Orlando, Hillsborough County and Tampa, and nearby counties.
In Florida, building permits are issued by each city or county building department, and the Florida Building Code sets the base requirements. Miami-Dade and Broward are in the High-Velocity Hurricane Zone, which has stricter rules for wind and impact protection. We confirm who reviews your address before we draw.
Common Florida projects
What homeowners and businesses ask us for.
Residential
- Home additions and second storeys
- Decks, lanais, screened porches and pool decks
- Garage conversions and accessory dwelling units, where zoning allows
- Kitchen and bathroom renovations with wall removal
- Hurricane-conscious window, door and roof details
- New custom homes
Commercial
- Office and retail build-outs
- Restaurants and cafés
- Barber shops and salons
- Medical and professional suites
- Storefront and facade updates
- Accessibility upgrades
Florida questions.
Straight answers about plans and permits in Florida. Don't see yours? Request a consultation.
Do I need a permit for a deck or lanai in Florida?
In most Florida cities and counties, yes, especially for decks attached to the house, roofed lanais and screened enclosures. The building department usually wants framing, footing and connection details. We prepare the drawings and check your local rules.
What is the High-Velocity Hurricane Zone?
Miami-Dade and Broward counties are in the High-Velocity Hurricane Zone (HVHZ). It has stricter requirements for wind and impact protection, including approved products for windows, doors and roofing. We prepare the drawings with those requirements in mind.
Does my property's flood zone affect the plans?
It can. Properties in mapped flood zones may have rules about floor elevation and about what can be built below it. Tell us your address and we'll check what applies before drawing.
Can you help with a grading or site plan in Florida?
Yes. We prepare grading and drainage plans and site plans for homes, additions and commercial lots, formatted for the building department reviewing your project.
The building department sent comments on my plans. Can you respond?
Yes. Send us the drawings and the comments. We revise the set, answer each comment in writing and prepare it for resubmittal.
How do I start?
Request a consultation and attach any photos, surveys or old drawings. We'll contact you to talk through the project and send a written quote.
Also serving Washington, DC, Maryland and Virginia.
We prepare plans and permit drawings across the Washington region and in Florida.