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Monroe County

Private Provider Building Inspections & Plan Review in Monroe County, FL

Licensed private-provider plan review and inspections in unincorporated Monroe County, in place of the Monroe County Building Department — virtual and in person, with 24-hour notice scheduling.

Request a Quote →Or call (305) 440-2663

Licensed

Improve your project's financial efficiency and timeline in Monroe County.

Are county inspection delays stalling your project timeline? As a licensed private provider under Florida Statute 553.791, we perform plan review and mandatory Florida Building Code inspections in place of the Monroe County Building Department.

Give us 24-hour notice for virtual or in-person inspections. Once plans are approved, the statutory 20-day permit path applies. Keep your trade crews moving, expedite your schedule, and protect your project budget.

* This page is directed toward unincorporated Monroe County. The City of Key West, City of Marathon, City of Layton, Village of Islamorada, and City of Key Colony Beach each have their own building departments.

Request a Quote →Or call (305) 440-2663
Inspectors reviewing building plans for a Monroe County project

Monroe County Fast-Track Checklist

  • 553.791 compliance — reports carry the legal weight required for inspections and final certificates
  • 20-day permit path — plan review in place of the building department
  • 24-hour notice — virtual or in-person inspections in Monroe County
  • OPAL filings — we submit the NTBO, affidavits, and inspection reports on the county permit record
  • Inspections in place of the building department
  • Improve the efficiency of your project timeline
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We file through OPAL

We handle the private-provider packet on the county OPAL permit record — including the Notice to Building Official (NTBO) using the state-standard form, plan-review affidavits, and inspection reports. We do not schedule the county's three-digit inspector codes; we upload reports so the building department can process that path.

Note: While most jurisdictions use online portals for submittals, we adapt our filing methods — portal uploads, direct email coordination, or in-person delivery — to each building department's current operating procedures.

About the county's OPAL portal →

Jobs We Inspect

Monroe County building inspections for new homes, commercial, roofing, pools, outdoor living, and more

New homes, commercial buildings, renovations, roofing, openings, pools, outdoor living, and more — we review plans and inspect any unincorporated Monroe County project that needs a building permit and building department inspections, so we can improve the efficiency of your project timeline.

Trades We Serve

  • HVAC

    Mechanical plan review and inspections for air-conditioning changeouts and other permitted HVAC work, scheduled with 24-hour notice.

  • Roofing

    Plan review and virtual or in-person inspections for reroofs and new roofs, scheduled with 24-hour notice.

  • Solar

    Plan review and inspections for photovoltaic systems, including the electrical and energy-code checks a building permit requires.

  • Pool Builders

    Pool plan review and the required inspection sequence, from steel and plumbing through the safety barrier and final.

  • Aluminum

    Plan review and inspections for screen enclosures, carports, and patio covers, in place of the building department.

  • Home Builders

    Plan review and the required inspections for a new home, from foundation through final.

  • General Contractors

    Plan review, revision review, and inspections for the permitted scopes on a general contractor's project.

  • Commercial Builders

    Plan review and phased inspections for offices, tenant build-outs, retail, and other commercial work, virtual or in person.

  • Electrical

    Electrical plan review and inspections for service upgrades, panel changes, rough-in, and final.

  • Plumbing

    Plumbing plan review and inspections for underground work, rough-in, repipes, and final.

  • Windows & Doors

    Plan review and inspections for impact windows and doors, including product-approval checks and final closeout.

Commercial

Plan review and required inspections for permitted commercial projects in Monroe County.

Covered Building Department Inspections:

  • Tenant build-outsMonroe County Codes: Lintel/Tie Beams (125), Truss (135), Sheathing (175), Wall (170), Final Building (199)Interior build-outs and tenant improvements in existing commercial space.
  • Office buildingsMonroe County Codes: Foundation/Footers (115), Slab (120), Lintel/Tie Beams (125), Truss (135), Sheathing (175), Wall (170), Final Building (199)New and renovated office buildings, from foundation through final.
  • Retail & restaurantsMonroe County Codes: Final Building (199)Storefronts, retail space, and restaurant build-outs.
  • Warehouses & industrialMonroe County Codes: Foundation/Footers (115), Slab (120), Lintel/Tie Beams (125), Truss (135), Sheathing (175), Wall (170), Final Building (199)Warehouses, storage, and light industrial buildings.
  • Mixed-use buildingsMonroe County Codes: Foundation/Footers (115), Slab (120), Lintel/Tie Beams (125), Truss (135), Sheathing (175), Wall (170), Final Building (199)Buildings that combine commercial and residential space.

New Home Construction

Plan review and required inspections for new homes in Monroe County, from foundation through final.

Covered Building Department Inspections:

  • FoundationsMonroe County Codes: Foundation/Footers (115), Slab (120)Footing, slab, and foundation inspections before concrete is placed.
  • FramingMonroe County Codes: Lintel/Tie Beams (125), Truss (135), Sheathing (175), Wall (170)Framing, sheathing, and wind-load connection inspections.
  • Final inspectionsMonroe County Codes: Final Building (199)Final inspections and documentation needed for your certificate of occupancy.

Roofing

Ensure your unincorporated Monroe County residential or commercial roofing and exterior upgrades satisfy county codes without the wait times.

Covered Building Department Inspections:

  • Roof Replacement & ReroofingMonroe County Codes: Roof Dry-in (200), Roof in Progress (210), Final Roof (294)Code checks for dry-in, mid-install roofing, and final roof approval on unincorporated Monroe County projects.
  • Impact Windows & DoorsMonroe County Codes: Window/Door Framing (150), Final Impact Resist (293), Final Building (199)Verification of size-for-size window/door replacements, flashing, and high-velocity wind anchoring requirements.
  • Shutters & Hurricane ProtectionMonroe County Codes: Final Shutter (292), Final Building (199)Anchoring and code-compliance checks for storm panels, accordion shutters, and motorized protection systems.
  • Siding, Soffit & FasciaMonroe County Codes: Sheathing (175), Wall (170), Final Building (199)Weatherproofing, fastening, and exterior cladding inspections.

Pools & Enclosures

Swimming pool construction and safety barriers in unincorporated Monroe County require strict adherence to local ordinances and the Florida Building Code prior to project completion.

Covered Building Department Inspections:

  • Pool Barriers, Safety Fences & EnclosuresMonroe County Codes: Pool Barrier (780), Final Pool/SPA (799)Verification of self-closing, self-latching gates, pool safety barrier heights, and child safety compliance.
  • In-Ground Pool ConstructionMonroe County Codes: Foundation/Footers (115), Retaining Wall/Pool Steel (700), Final Pool/SPA (799)Foundation, pool steel, and final enclosure checks on unincorporated Monroe County pool projects.
  • Screen Enclosures & Pool CagesMonroe County Codes: Foundation/Footers (115), Screen Enclosure (151), Final Building (199)Aluminum framing, anchor bolt checks, and wind-load stability inspections.

Residential Improvements

Outdoor living structures permitted through the Monroe County building department require official code verification before project completion.

Covered Building Department Inspections:

  • Decks, Porches & FramingMonroe County Codes: Foundation/Footers (115), Slab (120), Lintel/Tie Beams (125), Truss (135), Final Building (199)Foundation, slab, tie beams, framing, and final building checks for decks and porches.

Marine Construction

Plan review and required inspections for permitted marine construction in Monroe County.

Covered Building Department Inspections:

  • Docks, Seawalls & DavitsMonroe County Codes: Davit Bases (116), Boat Lift/Davits (117), Seawall (118), Rough Marine (720), Final Marine (798)Marine structure inspections for unincorporated Keys canals and waterfronts — davits, boat lifts, seawalls, and final marine approval.

Codes sourced from Monroe County building inspections.

As a private provider, we cover just about every job type that needs Florida Building Code plan review or inspection in unincorporated Monroe County — new homes, commercial work, renovations, docks, seawalls, and other marine work when a building permit is required. If you don't see your project listed above, we can still help — call or send a quote request and we'll confirm what you need.

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Plan Review

Three Steps to Plan Approval

  1. Step 1

    Submit plans & scope

    Send your construction documents, scope of work, and project details. We confirm eligibility under Florida Statute 553.791 and outline the review timeline for unincorporated Monroe County.

  2. Step 2

    Code compliance review

    Our licensed reviewers evaluate plans against the Florida Building Code and applicable local amendments, issuing clear comments and corrections as needed.

  3. Step 3

    Approval or correction comments

    After the inspector reviews the plans and associated documents, we provide either approval documentation or comments for corrections. Once plans are approved, we submit the permit package to the building department.

Inspections

Three Steps to Get Inspected

  1. Step 1

    Request your inspection

    Call or email your inspection request. We review your project needs, then book your inspection with 24-hour notice so your timeline stays on track.

  2. Step 2

    Virtual or in-person inspection

    We perform the required Florida Building Code inspection in unincorporated Monroe County — virtual or in person — in place of the building department.

  3. Step 3

    Report to the building department

    We submit the inspection results to the building department so your permit file stays current and your timeline stays efficient.

FAQ

Monroe County private provider FAQs

Can a private provider inspect instead of the Monroe County Building Department?
Yes. Under Florida Statute 553.791, a licensed private provider can perform mandatory Florida Building Code inspections in place of the Monroe County Building Department for unincorporated Monroe County. Inspection reports carry the legal weight needed for inspections and final certificates.
Can a private provider review plans for unincorporated Monroe County?
Yes. Under Florida Statute 553.791, a licensed private provider can review construction plans for Florida Building Code compliance in place of the Monroe County Building Department. The building department still issues the permit, typically within 20 business days of a complete application. We file the Notice to Building Official and related affidavits on the permit record in OPAL.
How quickly can I schedule an unincorporated Monroe County inspection?
Give us 24-hour notice and we'll book your required inspection — virtual or in person — so you can avoid county delays and keep crews moving.
Does Florida Statute 553.791 apply in unincorporated Monroe County?
Yes. Statute 553.791 applies statewide, including unincorporated Monroe County. Keys Inspection Services operates as a licensed private provider under this statute for Monroe County Building Department inspections.
Does Monroe County discount permit fees when I use a private provider?
Yes. When a private provider handles both plan review and inspections, permit fees are typically discounted about 25%. When the private provider handles inspections only or plan review only, the discount is typically about 15%.
Are Key West, Marathon, Layton, Islamorada, and Key Colony Beach the same as Monroe County?
No. The City of Key West, City of Marathon, City of Layton, Village of Islamorada, and City of Key Colony Beach each have their own building departments, separate from the Monroe County Building Department that covers unincorporated areas. We still cover projects in those municipalities as well.
Can a private provider perform every inspection in unincorporated Monroe County?
No. Floodplain, Planning, Environmental Resources, and Fire inspections stay with county staff. We perform licensed private-provider Florida Building Code plan review and building inspections in place of the building department.

Schedule Monroe County Plan Review or Inspection

Call or email to start plan review, or give us 24-hour notice to schedule your required project inspection and avoid county delays.

Monroe County.

Request a Quote →Or call (305) 440-2663