Permit Expediters in Lauderdale by the Sea, FL
The Town of Lauderdale by the Sea contracts all building permit and inspection services through CAP Government, Inc., with staff available at Town Hall from Monday through Friday from 8:00 AM to 4:30 PM. All permits are received, reviewed, and approved electronically through online portals. Paper applications are accepted at Town Hall only if online submission is not possible. The town uses its own permit application form available online — not the standard Broward County form — and every application must include a construction time limit form signed by both the owner and the contractor. Applications entitled to expedited processing under Florida Statute receive first priority review. Broward County EPD approval must be obtained before any Building Department submittal. A recorded NOC with two certified copies is required before Building Department submittal for projects over $2,500. Because Lauderdale by the Sea sits directly on the Atlantic coast, every permit application involving exterior work must include an elevation certificate and base flood elevation and flood zone documentation.
At Concord Crest Real Estate, we manage your complete Lauderdale by the Sea building permit application through the CAP Government portal, coordinate all Broward County agency approvals, and track every review cycle until your permit is issued.
What We Do
We handle every step of your Lauderdale by the Sea permit submittal, working directly with CAP Government on behalf of the Town of Lauderdale by the Sea and managing all required outside agency reviews.
- General contractor and trade permits in black ink with values, square footage, and quantities
- Residential additions, remodels, and renovation permits
- Commercial buildouts, tenant improvements, and change-of-use
- New construction plan review with two signed and sealed plan sets
- Town permit application form preparation with construction time limit form signed by owner and contractor
- Broward County EPD submittal with security code and application number
- Broward County Elevator plans-only submittal with one week review allowance
- Asbestos form preparation for interior-only and renovation projects
- Recorded NOC with two certified copies before Building Department submittal for projects over $2,500
- Elevation certificate, base flood elevation, and flood zone documentation for all exterior projects
- Owner Agent Letter with notarized owner and agent signatures
- Signed and sealed surveys, energy calculations, structural calculations, and special inspection forms
- Notice of Acceptance stamped by architect for windows, doors, louvers, and shutters
- Roof HVC calculation package with roof NOAs and roof plan
- Fire sprinkler and alarm drawings with hydraulic calculations and device cut sheets
- Expedited processing claim filing under Florida Statute for qualifying projects
- Inspection scheduling through CAP Government portal with 3:00 PM cutoff for next-day appointments
- Certificate of Occupancy coordination
Who We Help
We work with property owners and professionals throughout Lauderdale by the Sea:
- Contractors who must register with CAP Government and sign all trade applications in black ink with values, square footage, and quantities
- Architects and engineers preparing two signed and sealed plan sets with elevation certificates and flood zone documentation for every exterior project
- Developers managing new construction in a coastal HVHZ community requiring simultaneous EPD, Elevator, and flood compliance coordination
- Business owners applying for commercial buildout, tenant improvement, and change-of-use permits with expedited processing eligibility
- Homeowners handling additions, roofing, pools, fences, and window replacements in a coastal flood zone where elevation certificates are required on every exterior project
- Property managers managing the construction time limit form requirement on every permit application
If you need a Lauderdale by the Sea building permit, we help you get it done correctly the first time.
How It Works
- Free consultation: We review your project scope, confirm which Broward County agency approvals and flood zone documentation apply, and determine whether your project qualifies for expedited processing under Florida Statute.
- Agency coordination: We obtain Broward County EPD approval before Building Department submittal. For elevator projects, we submit plans-only to Broward County Elevator allowing one week review time.
- Document collection: We prepare the town's own permit application form with the construction time limit form signed by both owner and contractor, two signed and sealed plan sets, elevation certificate and flood zone documentation for exterior projects, Owner Agent Letter with notarized signatures, and recorded NOC with two certified copies for projects over $2,500.
- CAP Government portal submission: We submit your complete Lauderdale by the Sea building permit application electronically through the CAP Government portal, uploading all required documents and filing an expedited processing claim at submission where applicable.
- Follow-up: We track every review cycle, respond to correction comments, and handle resubmittals until approval.
- Delivery: Once your permit is issued, we coordinate inspection scheduling through the CAP Government portal before the 3:00 PM cutoff for next-day appointments and keep your project on track to Certificate of Occupancy.
Why Choose Us
Lauderdale by the Sea uses its own town permit application form — not the standard Broward County form — and requires a construction time limit form on every application. Submitting the wrong form results in rejection before any review begins.
We know:
- That the town uses its own permit application form available online, not the standard Broward County Uniform Permit Application, and submitting the Broward County form results in rejection at intake
- That every permit application must include a construction time limit form signed by both the owner and the contractor, and missing this single form causes rejection regardless of how complete the rest of the package is
- That every exterior project must include an elevation certificate, base flood elevation documentation, and flood zone identification, since Lauderdale by the Sea is a coastal community with extensive Special Flood Hazard Area coverage along the Atlantic and Intracoastal
- That Broward County EPD approval must be obtained before any Building Department submittal begins, and we secure the EPD security code and application number as the first step in every commercial and new construction project
- That the recorded NOC with two certified copies is required before the Building Department submittal for projects over $2,500, which is before submittal rather than before issuance as some nearby towns require
- That applications entitled to expedited processing under Florida Statute receive first priority review at the town, and we file this claim at submission for every project that meets the statutory criteria
- That inspection requests submitted before 3:00 PM are scheduled for the following business day through the CAP Government portal, and requests submitted after the cutoff are pushed to the second business day
- That payments can be made over the phone with a debit or credit card or in person at Town Hall with a check or credit card, and a credit card authorization form can be uploaded in advance for online permit submittals to streamline the payment step
We have helped hundreds of South Florida projects move forward and we are ready to help yours.
FAQs About Permits in Lauderdale by the Sea
Submit electronically through the CAP Government portal linked from lauderdalebythesea-fl.gov. Use the town's own permit application form, not the standard Broward County form. Every application requires a construction time limit form signed by the owner and contractor. EPD approval must be obtained first. Contact CAP Government at 954-640-4215 or building@lbts-fl.gov. We manage the full process on your behalf.
The construction time limit form is a required document that must be signed by both the property owner and the contractor and submitted with every permit application. It is specific to Lauderdale by the Sea and is not required by most neighboring Broward municipalities. Missing this form results in rejection at intake regardless of how complete the rest of the package is.
Yes. Because the town sits directly on the Atlantic coast, every exterior project must include an elevation certificate, base flood elevation documentation, and flood zone identification. We coordinate elevation certificate preparation and include all required coastal flood zone documents in every applicable permit package.
Yes. The town gives first priority review to applications entitled to expedited processing under Florida Statute. You must advise the town of the statutory basis at the time of submission. We identify eligibility at the start of every project and file the expedited processing claim with your application.
We know the CAP Government portal, town's own application form requirement, construction time limit form, coastal elevation certificate and flood zone documentation, EPD and Elevator pre-approval process, recorded NOC before submittal, expedited processing claim eligibility, and 3:00 PM inspection cutoff. We submit your Lauderdale by the Sea building permit completely and correctly the first time.
Areas We Serve in Lauderdale by the Sea
- El Mar Drive and Commercial Boulevard Corridor: Commercial buildouts, tenant improvements, restaurant permits, change-of-use filings, and new business applications near Town Hall
- Lauderdale by the Sea Beachfront and A1A Properties: Coastal renovation permits, elevation certificate coordination, CAMA and DEP coordination for projects near the dune line, and HVHZ compliance
- Lauderdale by the Sea Residential Communities: Home additions, pool permits, roofing, fences, and window replacements with flood zone documentation
- Intracoastal Waterway Properties: Dock permits, EPGMD coordination, dredge and fill approvals, and flood zone compliance for waterfront projects
We also assist nearby locations like Oakland Park, Wilton Manors, and Deerfield Beach. Visit our office, call us, or find us on Google Maps for permit help in Lauderdale by the Sea.
Get Permit Help in Lauderdale by the Sea Today
Do not let the wrong application form, missing flood zone documents, or a missed EPD deadline delay your project. We are local, experienced, and ready to help.
Concord Crest Real Estate 1450 Brickell Avenue, Suite 2560, Miami, FL 33131 info@concordcrestrealestate.com
P 786.304.1950