Florida construction glossary

Florida construction glossary

Building permit

The approval a building department issues before work starts. It names the contractor, the kind of work and a declared value.

Why it matters: A new permit means a job is starting: the contractor is buying materials and booking subs now.

In our data: Miami-Dade (county-issued) permits with a trade, Oct 27–Nov 2: 861.

Permit issued date

The day the permit was issued. Our CSV shows it as filed_date, next to first_seen_date, the day we first collected it.

Why it matters: The gap between the two tells you how fresh a lead is.

Job value (declared value)

The estimated cost of the work, as declared on the permit application. A sub-permit (electrical, plumbing and the like, issued under a main permit) usually repeats the main permit's value, so we count each job's value once.

Why it matters: It sizes the job, and so the material order.

In our data: Median declared value of Miami-Dade permits with a trade, counted once per job, Oct 27–Nov 2: $14,536.

Contractor of record

The licensed company that pulled the permit and is responsible for the work.

Why it matters: Your prospect: a contractor who pulls many permits is worth winning as a repeat customer.

In our data: 622 different contractors on those Miami-Dade permits.

Contractor license number

The Florida license (DBPR) the permit was pulled under. A number starting with C (CGC, CCC ...) is a state-certified contractor who can work anywhere in Florida; one starting with R (RG, RC ...) is registered, valid only where the contractor holds a local license.

Why it matters: It tells you the contractor's trade and how widely they can work. Our feed does not include license numbers yet.

Owner-builder permit

A permit pulled by the property owner, who acts as their own contractor (the contractor field reads "OWNER").

Why it matters: Usually a homeowner, not a business you can sell to: we remove these.

In our data: Our last Miami-Dade collection removed 8 owner-builder permits or contractors with no company marker.

Trade

Our sorting of each permit into the kind of work (roofing, HVAC, pool, windows and doors ...) by fixed keyword rules on the permit type and description.

Why it matters: You receive only your trades.

Data pages by trade

Re-roof

A permit to replace an existing roof.

Why it matters: Big material orders on a short timeline.

In our data: Miami-Dade roofing permits, Oct 27–Nov 2: 189.

New construction

A permit for a new building: a house, apartments, a commercial building, a pool and similar.

Why it matters: The longest material lists, starting with the foundation.

In our data: Tallahassee–Leon publishes only active new-construction permits: 7 permits held so far.

Unincorporated Miami-Dade

The parts of Miami-Dade County outside every city. The county's own building department issues permits there.

Why it matters: Most of the permits in Miami-Dade's dataset are here; cities with their own building departments issue their own permits, which are not in it (the City of Miami's are a separate area here).

In our data: 88% of the 870 Miami-Dade permits we hold are on unincorporated parcels.

Folio number and municipality code

The 13-digit number Miami-Dade gives each parcel. Its first two digits are the municipality code: 30 means unincorporated, 01 the City of Miami, 35 Doral, and so on (Miami-Dade Property Appraiser).

Why it matters: We use the code to show where a permit really is; the folio itself is not kept.

County-issued permit inside a city

A permit issued by Miami-Dade County's building department for a property inside a city.

Why it matters: A handful of permits in cities do appear; most of a city's permits come from its own department.

In our data: The cities with the most, among the permits we hold: Miami 25, Miami Beach 11, Aventura 8, Sunny Isles Beach 7, Doral 6.

Notice of commencement (NOC)

A form the owner records in the county's Official Records before work starts (§713.13, Florida Statutes), naming the owner, contractor, any surety and lender, and who receives notices.

Why it matters: It is where lien services find the parties for a notice to owner. We do not deliver notices of commencement yet.

Florida notice of commencement and notice to owner guide

Notice to owner (NTO)

The notice a subcontractor or supplier without a direct contract with the owner serves to protect its lien rights: before starting, or within 45 days of first furnishing (§713.06).

Why it matters: Miss the deadline and the lien right can be lost.

The 45-day calculator

First furnishing

The first day a supplier or subcontractor delivers labor, services or materials to the job.

Why it matters: The 45-day notice-to-owner clock counts from it.

Owner designee

A person the owner names in the notice of commencement to receive a copy of notices.

Why it matters: Notices go to them as well as the owner.

Construction lender

The lender financing the job, named in the notice of commencement.

Why it matters: It also receives the notice to owner.

Surety and payment bond

A bond from a surety company that guarantees subcontractors and suppliers get paid; when one exists, claims go against the bond.

Why it matters: A bonded job changes how you protect payment.

Claim of lien

The lien a contractor, sub or supplier records against the property when unpaid: no later than 90 days after its final furnishing (§713.08).

Why it matters: The last step to secure payment on a private job.

Official Records

The county Clerk's public record of recorded documents (deeds, mortgages, notices of commencement). Searches usually need a grantor or grantee name or an instrument number.

Why it matters: Hard to search when you do not know the owner's name.

Invitation to bid (ITB)

A general contractor's request for subcontractor prices on a project.

Why it matters: Seeing permits early lets a sub get on the bid list before the ITB goes out.