Documenting existing conditions
- What was built, measured and drawn
- Sizes and spans of the members that are visible
- Site visits in Orlando and Orange County when access matters
- Photos and notes identifying covered areas and gaps in the record
Services
After-the-fact permits and code violations.
If work was done without a permit, the first step is to understand what was built. We review the available records, document existing conditions, and prepare plans and supporting letters for the permit process. This can include work by a previous owner or contractor.
Permit plans for built work
- Drawings that show the work as it exists
- Structural details for what is in place
- Site, grading, and drainage items where they apply
- Electrical, mechanical, and plumbing documentation
Compliance items
- Differences between what was built and what the code asks for
- Repairs or changes needed to move forward
- Documentation of corrective work once it is done
- Clear notes for the reviewer about what changed
Violation responses
- Responses to code enforcement notices
- Plans and letters for the case file
- Coordination with the property owner or contractor
- Follow-up items documented as they are resolved
Letters and opinions
- Engineer's letters describing what was observed
- Opinions on whether the work is a concern
- Repair recommendations where something needs attention
- Documentation for closeout
Through the process
- Submittal coordination with the building department
- Responses to review comments
- Additional documentation when it is requested
- Revisions as the file moves toward closeout
What it usually looks like
Common reasons people contact us.
After-the-fact work is a regular part of our practice, and it follows patterns. Someone buys a house and finds out later. A contractor finishes a job and the final inspection cannot be scheduled because there was never a permit. A neighbor complains about a structure that has been there for years.
Some projects mainly need documentation. Others need repairs or changes as well. We review the conditions before recommending a path forward.
Projects we see most often
- Screen enclosures, lanais, and covered patios
- Carports and detached sheds
- Garage conversions and added rooms
- Decks and pool decks attached to a house
- Interior walls removed or added without a permit
- Site work: driveways, grading, and drainage changes
- Electrical, plumbing, or HVAC work with no inspection record
Send photos of what is there and any notices you have received. That gives us a starting point for identifying the documents and any site evaluation needed.
How it goes
Document first, decide second.
We start with the property records and existing conditions. That helps us identify what can be documented and what needs a closer look before preparing drawings.
01
Gather what exists
Any prior permits, notices, drawings, surveys, and the history you know about the property.
02
Document the conditions
Photos, measurements, and a site visit when the property is local and access is needed.
03
Prepare the drawings and letters
Plans that reflect what is built, plus any letters or details the jurisdiction expects with an after-the-fact submittal.
04
Submit and respond
We coordinate the submittal and answer the comments. If the reviewer identifies something that has to change, we tell you what it is and what it takes.
Common questions
What to expect from the process.
Will this get approved?
We cannot promise that, because the decision belongs to the building department. What we can do is document the conditions accurately, prepare what the jurisdiction asks for, and respond to every comment we receive.
What if the work does not meet code?
We explain what needs to change and discuss the available options. Some projects need a repair detail; others involve more substantial work. Any deadlines in a notice should be included when you contact us.
Can you do this without visiting the property?
Sometimes, if photos and records provide enough information. Covered work may need to be exposed for evaluation. Site visits are available in Orlando and Orange County.
Does the work have to be torn out?
Not necessarily. In our experience, many projects can be addressed with documentation and repairs. Whether anything needs to be removed depends on the conditions and the building department's requirements.
Related services
Explore related services.
Start a project
Send the address and photos of the work.
If you have received a notice or a letter from the city or county, include that too. It tells us what the file is missing and how far along the process already is.