"How long is this going to take?" is one of the first questions on every client's list — and one of the hardest for a contractor to answer honestly. National timelines don't apply here. South Florida's construction environment has its own permitting processes, seasonal factors, inspection queues, and jurisdiction-specific requirements that make the timelines you'll read about elsewhere largely irrelevant.
The figures below reflect what projects actually take in Broward County, Miami-Dade County, and Monroe County — not a national average. We've broken them down by project type so you can plan around a realistic schedule, not an optimistic one.
Warbird Construction is a licensed general contractor (CGC1524919) and pool contractor (CPC1461045) serving Broward County, Miami-Dade County, and the Florida Keys. The timelines below reflect our direct experience managing projects throughout South Florida.
Here's a summary before we get into the detail. All ranges reflect active, permitted projects in South Florida in 2026 — not best-case scenarios.
The single biggest source of timeline surprises in South Florida construction isn't the build — it's the permit. Clients who haven't built here before consistently underestimate how much of a project's total timeline sits in the permitting office, not on the job site. Here's what's actually happening:
Broward County municipalities generally run predictable permitting processes, but "predictable" doesn't mean fast. The City of Fort Lauderdale Building Services Division processes residential permits in 4–8 weeks for straightforward scopes, but commercial projects requiring full plan review — structural, MEP, fire, and civil — can take 3–5 months before a permit is issued. Over-the-counter permits for simple scopes are faster but the threshold is low.
Each Broward municipality runs its own process. Coral Springs, Pompano Beach, Deerfield Beach, and Hollywood all have different review queues, fee schedules, and inspection workflows. A contractor who works primarily in Fort Lauderdale and has to navigate Pompano Beach's process for the first time will cost you time.
Miami-Dade operates one of the most thorough building department review processes in Florida — which produces high-quality permitted work but adds meaningful time. Complex commercial projects in Miami-Dade should budget 4–6 months for permitting. The City of Miami, Miami Beach, Coral Gables, and other municipalities each run separate processes within the county, and high-value coastal areas often require additional design review.
Miami-Dade's digital permitting portal has improved review timelines in recent years, but the volume of permit applications in the county means inspection scheduling can add 2–4 weeks to closeout even after work is complete.
Plan for more time in the Keys — across every phase. Monroe County's building department runs smaller staff relative to application volume, and projects near wetlands, mangroves, or the coastal zone require a separate review from the Florida Department of Environmental Protection that runs in parallel but doesn't always finish in parallel. FEMA flood zone compliance reviews add another layer.
A pool that permits in 8 weeks in Fort Lauderdale can take 16–20 weeks in Key Largo. A residential addition that permits in 6 weeks in Coral Springs can take 4–5 months in Marathon. This isn't a criticism of Monroe County's process — it reflects the legitimate complexity of building in an environmentally sensitive island environment. The contractors who deliver on time in the Keys are the ones who start the permitting process early and don't wait.
Commercial timelines vary more than any other project type because "commercial construction" covers everything from a 1,200 square foot retail tenant improvement to a 50,000 square foot ground-up office building. The type of project matters as much as the size.
A commercial build-out in an existing shell space — new walls, ceiling, electrical, plumbing, and finishes — typically runs 4–8 months total in South Florida. Permitting takes 6–14 weeks for most scopes, and construction runs 8–20 weeks depending on the size of the space and the complexity of the MEP work. The biggest variables: whether the base building's systems need upgrades to support the new tenant, and whether there's an existing certificate of occupancy that can be modified or a new one required.
Ground-up commercial builds in South Florida routinely run 18–26 months from project kickoff to certificate of occupancy. Permitting alone — including civil, structural, architectural, MEP, and fire review — takes 4–8 months in most Broward County municipalities and 5–9 months in Miami-Dade. Construction on a mid-size commercial building runs 8–14 months once permits are in hand. If the site requires environmental review, wetland mitigation, or SFWMD (South Florida Water Management District) approval, add 3–6 months before permitting even begins.
Working on a commercial project in Fort Lauderdale or Broward County? Our Fort Lauderdale location page and Broward County page detail the specific permitting environment and what to expect from the review process in each municipality.
A whole-home renovation in South Florida — gut remodel, structural changes, full mechanical and electrical upgrades — typically runs 3–6 months total. Permitting for a significant renovation takes 4–10 weeks in most Broward County municipalities. Construction runs 8–16 weeks depending on scope and whether the homeowner is in the home during the work. The scope creep risk is real: homes built before current code requirements often reveal additional compliance obligations once walls are opened.
Custom home builds in South Florida are a 12–20 month commitment from contract execution to move-in, under normal conditions. Pre-construction — finalizing plans, engineering, and permitting — runs 3–6 months. Construction runs 8–14 months for a mid-size custom home. Coastal properties, waterfront lots, and sites in flood zones add time to both phases. In Miami-Dade's coastal municipalities, design review requirements add another 6–10 weeks before permitting even begins.
Additions — a new bedroom, a second story, an extended living area — permit faster than whole-home builds because the footprint is smaller and the existing structure is already permitted. Most additions in Broward County permit in 6–12 weeks and build in 8–14 weeks, putting total project time at 3–6 months. Structural complexity (tying into an existing roof, load-bearing modifications) can extend construction timelines.
Planning a renovation or addition in South Florida? Our residential construction page covers what Warbird handles, what to expect from the permitting process, and how we manage the full scope from pre-construction through CO.
A new in-ground concrete pool in Broward County or Miami-Dade takes 4–7 months from contract to finished product under typical conditions. Permitting runs 6–12 weeks in most municipalities. Construction — excavation, shell, equipment, decking, and finishes — runs 8–14 weeks once permits are in hand.
The Florida Keys run longer. Between Monroe County's permit review timeline, DEP review for coastal properties, and the logistics of getting materials and equipment to island job sites, a Keys pool build should be planned at 6–9 months total. We break down the cost and timeline differences between Keys and mainland South Florida pool construction in our full pool cost guide.
We break down the full cost and timeline picture for South Florida pool construction — including the Keys premium — in our pool construction cost guide.
Most construction delays in South Florida are predictable. Here's what consistently adds time to projects — and what a good contractor does to prevent it:
The most important thing you can do before starting a construction project in South Florida is work with a contractor who will give you an honest timeline — not a number designed to win the bid. Warbird Construction provides free initial consultations and will walk you through a realistic project schedule based on your specific scope, municipality, and site conditions before you sign anything.
How long does it take to get a building permit in Broward County?
It depends on the project type. Simple residential permits in Broward County municipalities typically take 4–8 weeks. Commercial projects requiring full plan review — structural, MEP, fire, and civil — can take 3–5 months. Each municipality in Broward County runs its own process, so Fort Lauderdale, Coral Springs, Pompano Beach, and Hollywood each have different timelines.
How long does a whole-home renovation take in South Florida?
A significant whole-home renovation in South Florida typically takes 3–6 months total — 4–10 weeks for permitting and 8–16 weeks for construction. Homes built before current Florida Building Code requirements sometimes reveal additional compliance work once walls are opened, which can extend the construction phase.
How long does pool construction take in Florida?
A new in-ground concrete pool in Broward County or Miami-Dade typically takes 4–7 months from contract to completion. Permitting runs 6–12 weeks and construction runs 8–14 weeks once permits are issued. Pool construction in the Florida Keys runs longer — plan for 6–9 months due to Monroe County's permitting timeline and the logistical complexity of working on the islands.
How long does commercial construction take in Fort Lauderdale?
Commercial tenant improvements in Fort Lauderdale typically run 4–8 months total. Ground-up commercial construction runs 18–26 months from project kickoff to CO — permitting alone takes 4–8 months for complex commercial scopes in Broward County municipalities. Starting pre-construction coordination and permit applications as early as possible is the most effective way to compress the overall timeline.
Why does construction take longer in the Florida Keys than in Broward County?
Construction in Monroe County and the Florida Keys involves additional permitting complexity — FEMA flood zone requirements, potential DEP environmental review for coastal and wetland-adjacent properties, and Monroe County's building department handles a lower volume of staff relative to applications. A scope that permits in 8 weeks in Fort Lauderdale can take 16–20 weeks in Key Largo. The contractors who deliver on time in the Keys start permitting early and plan for the full review window.
What causes construction delays in South Florida?
The most common causes are incomplete permit applications that require resubmission, plan revisions during building department review, inspection scheduling gaps during busy periods, subcontractor availability (licensed MEP trades are in high demand in South Florida), long material lead times for impact-rated products, and scope changes after permitting is underway. A well-organized contractor anticipates all of these.
Eric Squilla is a licensed Florida General Contractor with 30+ years of experience building across South Florida. As founder of Warbird Construction, he brings hands-on leadership to every project. Have a project in mind? Let’s talk.
