Sheet 01
The Verdict
Green, amber or red on one page. Can you build this, what will realistically stop you, what it costs, and how long it takes.
Hillsborough live · Tampa Bay & Sarasota opening
Know what your county will approve — before you spend a dollar.
You want a pool, a screened porch, a fence, or solar. Between you and that is a zoning code, a flood map, a fee schedule, an easement you've never read, and a plans reviewer who will reject you for a detail nobody told you about. We hand you the whole answer for your exact parcel — sourced, dated, and finished in 48 hours.
- Every number sourced & dated
- 48-hour delivery
- Clerk rejects it? We fix it free
Existing structure
Legally buildable
Setback line
Easement
Three things Florida homeowners are not told
The actual experience
Nobody rejects your permit for the reason you were worried about.
The zoning question you researched for two evenings is almost never the thing that stops you. It's the survey that predates your shed. It's the easement on page four of your plat. It's a gate that swings the wrong way. Here is what actually happens.
01
The information is scattered across six places. Zoning code, land development code, the fee schedule PDF, the FEMA flood map, the wind speed map, and a permit portal that was last redesigned in 2019.
02
Your city may not be your county. If the parcel is inside city limits, the county's rules do not govern it — and most of what you'll find online is written for unincorporated areas.
03
The expensive items are the ones with the longest lead time. A sealed survey, an engineered plan set, and HOA architectural review. Nobody warns you that HOA review can take a month.
04
Contractors quote before anyone checks the envelope. Deposits get paid on projects that will not fit inside the setbacks, or that push the lot past its coverage maximum.
05
Rejections cost weeks, not hours. An incomplete submittal goes back to the end of the queue. Two rounds of corrections is a season.
06
You have statutory rights nobody mentions. Florida law puts a hard clock on your county and reduces your fee when it's missed. Almost no homeowner ever invokes it.
The deliverable
A single PDF that answers every question in the order you'll hit them.
Twelve sheets, built for your parcel and your project. Written to be read by a homeowner and handed to a contractor without translation.
Sheet 02
Parcel Data Sheet
Parcel ID, zoning district, lot dimensions, setbacks, coverage maximum, flood zone and base flood elevation, design wind speed, septic or sewer, easements of record.
Sheet 03
Buildable Envelope
A scale drawing of your lot with setbacks, easements and the shaded area where the project may legally sit — with your proposed structure placed inside it.
Sheet 04
Code That Applies To You
Only the sections that govern this project on this parcel, in plain English, each one carrying its citation and a link.
Sheet 05
Submittal Checklist
Every document the county will require, who produces it, what it typically costs, and how many days ahead you need to order it.
Sheet 06
Fees & Money
Permit fee, plan review, impact fees, inspection fees — quoted from the county's published schedule with the page reference, never estimated.
Sheet 07
Neighbor Comps
Recently issued permits for the same project type on comparable nearby parcels: what got approved, what it was valued at, and how long it took.
Sheet 08
Timeline & Your Clock
A dated sequence from order to final inspection, with the statutory deadline your county is legally bound to and what you're owed if it's missed.
Sheet 09
Rejection Traps
The specific reasons this permit gets kicked back in this jurisdiction — the ones reviewers see weekly and homeowners see once.
Sheet 10
Step-by-Step Filing
Numbered actions with the portal URL, the record type to select, the department phone number, and what to say.
Sheet 11
Contractor or Owner-Builder
The honest version of the owner-builder decision, including the one-year sale presumption that turns a saving into a liability.
Sheet 12
Source Ledger
Every fact in the packet, its source link, and the date a human confirmed it. If we could not source it, we did not print it.
Live preview — real data, not a mockup
Pick a project. This is drawn from the same research base your packet is built on.
Everything below comes out of our verified knowledge base. Where a value has not yet been confirmed against a primary source, it says so instead of guessing. That rule is the entire product.
Project
County
How it works
Machines do the reading. A person signs off before it reaches you.
The research is automated because it is enormous and repetitive. The judgement is not automated, because a wrong number in a permit packet costs you a season.
01
You send an address and a project
Two minutes. Property address, what you want to build, rough dimensions, and whether there's an HOA. Upload a survey if you have one — it makes Sheet 03 exact instead of approximate.
- No account, no call
- Survey optional
- Paid on order
02
Automated research, human verification
We pull county GIS and parcel records, the zoning and land development code, the FEMA flood layer, the design wind speed, the current fee schedule, the permit portal's own submittal requirements, and recently issued permits on comparable nearby parcels. Then a person checks every citation before anything is printed.
- GIS & parcel records
- Zoning + LDC
- Flood & wind layers
- Fee schedule, current FY
- Neighbor permit comps
03
PDF in your inbox in 48 hours
The full packet, plus a one-page printable checklist you can put on the fridge and a plain-text version you can forward to a contractor without them having to open an attachment.
- PDF packet
- Printable checklist
- Forwardable summary
The backstop
If a clerk rejects your submittal, a human fixes it — free.
Send us the county's correction notice. We rework the packet, tell you exactly what changed and why, and re-issue it. That is what the price buys: not a document, an outcome you can act on.
Pricing — one flat fee, per parcel, per project
Less than the survey. Far less than a rejected permit.
Priced by how much research the project actually takes. No subscription, no upsell, no retainer.
Fence or Wall
Simple · 48 hours
$149
- All 12 sheets
- Height, easement & sight-triangle analysis
- Pool-barrier compliance if it ever becomes one
- Free re-issue after a rejection
Screened Porch
Standard · 48 hours
$249
- All 12 sheets
- Lot-coverage arithmetic, shown
- Design wind speed & product approval requirements
- Existing-slab risk assessment
Rooftop Solar
Complex · 48 hours
$349
- All 12 sheets
- Utility interconnection track, run in parallel
- Busbar & panel-upgrade screen before you sign
- Fire access pathway layout rules
In-Ground Pool
Complex · 48 hours
$399
- All 12 sheets
- Full barrier & gate hardware compliance sheet
- Septic drainfield & equipment-pad conflict check
- Inspection sequence, in the order you'll fail it
Two projects on the same parcel: second packet is half price, because the parcel research is already done. Contractors and realtors ordering regularly — ask about a volume rate.
Coverage
We open a county only once its research base is verified.
Every county has its own fee schedule, its own portal, its own land development code and its own reviewers' habits. We will not sell you a packet for a jurisdiction we have not read end to end.
Somewhere else in Florida? Tell us the county and the project — we open the counties people ask for first, and you get the first packet at half price.
Straight answers
What this is, and what it deliberately is not.
Do you file the permit for me?
No — and that is on purpose. Whoever signs a permit application takes on legal responsibility for the work. That has to be you as owner-builder, or your licensed contractor. What we do is make the submittal complete and correct before it goes in, and tell you exactly where to file it, which record type to select, and what to say.
Are you engineers, surveyors, or contractors?
No. We do not produce sealed drawings, we do not survey, and we do not give legal advice. Where your project requires a signed and sealed document, the packet tells you that it's required, roughly what it costs, how many days it takes to get, and what has to appear on it. We are a research service.
What happens if the county rejects the submittal?
Forward us the correction notice. A person reworks the packet, tells you plainly what changed and why we missed it, and re-issues it at no charge. If the rejection was caused by something we got wrong, you also get the packet fee back.
How current is the information?
Every fact carries the date a human last confirmed it against a primary source, and that date is printed next to the fact in Sheet 12. Statewide statute and code facts are re-verified quarterly. County fee schedules, portal requirements and submittal lists are re-pulled for every single order, because those are what change.
Where we cannot confirm a value against a primary source, the packet says unverified and tells you exactly who to call. We would rather hand you a gap than a guess.
My property is inside city limits, not unincorporated county.
Then the city's code governs, and we build the packet from the city's file — not the county's. This is one of the most common ways homeowners research the wrong rules for a week. Give us the address and we sort it before anything else.
Does this handle my HOA?
Partly. The packet flags that architectural review exists, treats it as the longest-lead item in the schedule, and tells you to start it first. We do not read your covenants and restrictions or argue with your board — but we make sure the HOA step never becomes the reason you lose a month.
What is the "neighbor comps" sheet actually showing me?
Recently issued permits for the same project type on comparable parcels near you, drawn from the county's own public permit records: what got approved, the declared job value, and how long the review took. It is the fastest way to sanity-check a contractor's quote and to see what your jurisdiction is actually approving right now.
Is a packet worth it if I'm hiring a contractor anyway?
Often more, not less. A good contractor handles the permit — but you are the one who signs the contract before anyone checks whether the project fits inside your setbacks, your lot coverage maximum, or over your septic drainfield. The packet is what you read before you pay a deposit.
Refunds.
If we cannot build a usable packet for your parcel — the jurisdiction is not covered, the records are not available, or the project is outside what we do — we refund in full before we start. After delivery, a factual error on our side is a full refund plus a corrected packet.
Start a packet
Send one email. Get the whole answer in 48 hours.
No account to create, no call to schedule, no form that emails you a PDF brochure. One message, one flat fee, one document that tells you what your county will actually approve.
Put this in the email
- Property address, including city and ZIP
- What you want to build, and rough dimensions
- Whether there's an HOA
- Your survey, if you have one (it makes the drawing exact)
We reply within one business day with a scope confirmation and the fee before anything is charged.
kevin@eurekapathways.com