A permit isn't the finish line. It's the start of a sequence of inspections, and on a new home in South Florida that can mean a dozen or more. Each one has to pass before the work it checks gets covered up. Miss one, and the inspector may make you open up finished work so they can see it.
Here's the usual order for a typical new concrete block home in Broward or Palm Beach, what each inspection looks at, and how to keep the sequence moving.
Note: every city sets its own list and names, and your approved plans and permit card are the final word. Treat this as the typical pattern, not the rule for your specific project.
Quick answer: the typical order
- Underground plumbing and electrical
- Footings and foundation
- Slab (before the concrete is poured)
- Columns, tie beam and lintels
- Roof sheathing and truss strapping
- Roofing in progress
- Window and door installation
- Framing
- Rough electrical, plumbing and mechanical
- Insulation
- Finals for each trade
- Building final, then the Certificate of Occupancy
Before the first inspection
The Notice of Commencement has to be recorded and posted on site before the first inspection on most jobs over $5,000. Read our Notice of Commencement answer. Also have the permit card and approved plans on site. Inspectors check the work against the plans the city approved.
Below ground
Underground plumbing and electrical. Pipes and conduits that will end up under the slab are checked while the trenches are open.
Footings and foundation. The trenches, the steel reinforcement and the depth are checked before any concrete goes in.
Slab. The vapor barrier, reinforcement, termite treatment proof (where required) and anything else embedded in the slab, before the pour.
The structure
Columns, tie beam and lintels. In concrete block (CBS) construction, the steel in the filled cells and the beam that ties the walls together are what holds the house in a hurricane. Inspected before the concrete is poured.
Roof sheathing and truss strapping. Every truss strap and the nailing pattern on the roof deck. In Broward's High-Velocity Hurricane Zone, this is one of the most important inspections on the job.
Roofing in progress. Underlayment and installation, checked against the roofing product approvals.
Windows and doors. The attachment of each opening per its product approval, before it's covered by stucco or trim.
Inside the walls
Framing. Interior walls, ceilings, fire blocking.
Rough electrical, plumbing and mechanical. All the wiring, pipes and ducts, before the walls close. Each trade usually has its own inspection under its own sub-permit.
Insulation. Coverage and type, before drywall.
The finish
Trade finals. Electrical, plumbing, mechanical and any others, like pool, fence or gas, each close their own sub-permit.
Building final. The whole job checked against the approved plans. Depending on the city, zoning, fire, engineering or landscaping may also sign off.
Certificate of Occupancy. Once every final passes and any holds are cleared, the city issues the CO. See how to get a CO.
How do you keep inspections moving?
- Schedule only when the work is actually ready. A failed "not ready" inspection costs a day or more and often a re-inspection fee.
- Keep the plans on site, and keep them current with any approved revisions.
- Never cover work that hasn't passed. That's the most expensive mistake on a job.
- Read the inspector's comments and fix exactly what they list.
- Track every sub-permit. The building final can't pass while a trade permit is still open.
Inspection scheduling is part of what we do. We book inspections, track results and keep every sub-permit moving toward final.
Frequently asked questions
How fast can I get an inspection?
Many cities offer next-business-day inspections when you schedule by their cutoff. It depends on the city and how busy it is.
Does a renovation need the same inspections?
Only the ones that match your scope. A kitchen remodel might need rough plumbing, rough electrical and finals, with no foundation or roofing inspections.
What happens if an inspection fails?
You fix the listed items and schedule a re-inspection. Read what to do when you fail an inspection.
Want someone tracking every inspection?
We schedule inspections, follow results and keep your building permit and sub-permits moving to final across Broward and Palm Beach County. Call us or request a callback.