LICENSED & INSURED  ·  CGC 1533622  ·  PINEAPPLE CONSTRUCTION SERVICES INC
Florida's Trusted Builder

Build With Confidence
Build With P-Apple

Comprehensive construction services designed to turn your visions into reality. Quality craftsmanship, transparent communication, and exceptional results.

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6+
Years in Florida
68
Projects Completed (International)
CGC
FL State Licensed & Insured
5★
Client Satisfaction
Online Tools

Calculate Your Construction

Get a detailed, itemized cost estimate in minutes. Choose the tool that matches your project — priced for the South Florida market with HVHZ-compliant defaults.

New Construction

Ground-up single-family homes. CSI division breakdown with site work, foundation, CMU structure, hurricane-impact windows, concrete tile roof, permits, and soft costs.

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Renovation

Paint (interior & exterior), bathroom and kitchen remodels, impact doors & windows, and re-roofing — shingle, metal, or tile. Mix & match scopes per project.

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What We Do

Our Services

From ground-up builds to expert consultancy, we handle every phase with precision and care.

New Construction

We offer comprehensive construction services designed to turn your visions into reality. With a focus on quality craftsmanship and meticulous attention to detail, P-APPLE Team is equipped to handle projects of all sizes, from residential renovations to large-scale commercial builds.

We pride ourselves on our transparent communication and collaborative approach, ensuring that every phase of the construction process is executed smoothly and efficiently. Committed to using sustainable materials and innovative techniques, we aim to deliver exceptional results that exceed your expectations.

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New Construction
Phase 01

Pre-Construction

This phase is the most important phase of construction and needs to be handled with care and professionalism. We check all drawings, inspect missing and wrong items, monitor budgets to ensure the lowest costs, and stay on top of schedules for timely delivery.

  • Identify cost-saving opportunities
  • Optimize resource allocation
  • Prevent risks by foreseeing potential issues
  • Collect bids from qualified subcontractors
  • Create an optimum budget & prepare contracts
  • Help the work stay on schedule
Phase 02

Construction

Working with trusted, qualified and licensed subcontractors, we keep your job on schedule throughout the entire build. From sequence to production and quality control, we stay focused on the goal.

  • Licensed & insured subcontractors only
  • Strict quality control at every stage
  • Sequence management for efficiency
  • Ongoing client communication
  • On-schedule delivery focus
Phase 03

Post-Construction

The last step in any build. This phase includes site cleanup, systems training, final inspections and move-in coordination. After completion, we have a final walkthrough to ensure your satisfaction.

  • Complete site cleanup
  • Systems training & handover
  • Final inspections
  • Move-in coordination
  • Final walkthrough with client

Renovations & Alterations

Transform your space with our expert renovation and alteration services at Pineapple Construction Services. Whether you're looking to modernize your home, expand your office, or refresh a commercial space, P-APPLE Team is here to bring your vision to life.

We specialize in creating customized solutions that enhance functionality and aesthetic appeal, all while maintaining the highest standards of quality and craftsmanship. From initial design concepts to final execution, we work closely with you to ensure every detail aligns with your goals and budget.

Let us help you reimagine your environment — contact us today to discuss your renovation project!

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Renovations

Project Review Consultancy & Building Permits

⚠️ DO NOT SPEND TONS OF MONEY BEFORE GETTING A CONSULTANCY ON CONSTRUCTION DRAWINGS!

Elevate your project's success with our expert plan review consultancy services. P-APPLE Team professionals specialize in analyzing architectural and engineering plans to ensure compliance with local regulations, safety standards, and best practices.

We provide thorough assessments and valuable insights that help identify potential issues early in the process, saving you time and resources. With a commitment to excellence and a keen eye for detail, we work collaboratively with your team to enhance design efficiency and project feasibility.

Be well prepared before spending tons of money on your property!

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Common Problems We Identify in Drawings

⚠ Inaccurate Measurements
⚠ Missing Information
⚠ Conflicting Plans & Details
⚠ Outdated Codes and Standards
⚠ Lack of Clarity in Documentation
⚠ Unclear Site Plans
⚠ Overlooking Freeze/Thaw Considerations
⚠ Non-Compliance With Local Regulations

Interior Design & Planning

Discover the art of transformation with our interior design team, where creativity meets functionality. P-APPLE Team of designers collaborates closely with you to understand your unique style and preferences, crafting spaces that reflect your personality and enhance your lifestyle.

Whether it's a cozy home or a sophisticated office, we focus on innovative solutions, stylish aesthetics, and meticulous attention to detail. From concept development to final implementation, we ensure a seamless process that brings your vision to life.

Elevate your environment with us.

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Common Design Problems We Solve

✗ Lack of Detail
✗ Inconsistent Styles
✗ Scale and Proportion Issues
✗ Unclear Specifications
✗ Inadequate Lighting Plans
✗ Insufficient Communication
✗ Ignoring Mechanical Systems
✗ Failure to Consider Client Needs
Who We Are

P-Apple Team

A team of seasoned professionals with decades of international experience, now rooted in Florida and dedicated to delivering exceptional construction results.

Cenk Ertutkun

Cenk Ertutkun

Co-Founder & President

Graduated from IU Industrial Engineering and completed his Master's in Business Administration (2002). Has been in the construction industry for 20 years, working in senior positions on more than 25 hospital, hotel, single family and multi-family apartment projects. FL State Certified General Contractor (CGC 1533622).

Safak Demiryol

Safak Demiryol

Co-Founder & President

Graduated from Yildiz Technical University with a Civil Engineering degree and completed his Master's in Civil Engineering. Over 3 decades in the construction industry, having completed more than 50 major projects including airports, roads, industrial buildings, and many other structures worldwide.

Levent Cirpici

Levent Cirpici

Architect & Interior Designer

Mimar Sinan Üniversitesi Mimarlık Fakültesi mezunu (1989). 2009–2011 yılları arasında hastane projeleriyle WAF ödüllerinde finalist oldu. 2016 yılında T50 masa tasarımıyla "Yılın Tasarımcısı" ödülüne layık görüldü. Zoom TPU'nun sahibi ve P-Apple Ekibinin değerli ortağı.

Florida Building Permits

Knowledge Center

Everything homeowners and developers need to know about Florida's building permit requirements, processes, and consequences of non-compliance.

For most construction, remodeling, or repair work in Florida, building permits are required to ensure compliance with local building codes and zoning regulations. Florida's building codes are among the strictest in the nation — especially given the state's hurricane exposure.

⚠️ Before starting any work, consult a licensed contractor, architect, or engineer, or contact your City/County building department to determine whether your specific project requires a permit.

✅ Work That Typically Requires a Permit

  • →New construction, additions, or significant alterations to existing structures
  • →Any work involving plumbing, electrical, or mechanical systems
  • →Replacing windows or doors
  • →Re-roofing
  • →Changing HVAC systems including ductwork
  • →Replacing a water heater
  • →Building a new shed (any size)
  • →Adding a room or enclosing a porch
  • →Installing or renewing fences
  • →Any structural renovations
  • →Moving, removing, or adding non-structural walls (residential & commercial)
  • →Accessory storage buildings (regardless of size)
  • →Extension or installation of any electrical branch circuit or feeder

ℹ️ Florida-Specific Considerations

  • →Florida Building Code (FBC) is updated every 3 years — always verify the current cycle applies to your project
  • →Hurricane-resistant construction requirements affect windows, doors, roofing, and structural elements statewide
  • →Coastal areas have additional flood zone (FEMA) requirements that trigger permit requirements even for minor work
  • →HOA rules can be stricter than county codes — check both
  • →Permit requirements differ between residential and commercial — what's exempt for one may not be for the other
  • →Some counties have "threshold" structures that require special inspectors regardless of permit type
  • →Impact fees may apply separately from permit fees for new construction

While many projects require a permit, Florida law does allow certain minor repairs and maintenance work to proceed without one. However, even "exempt" work must still conform to code standards.

⚠️ Even if the work itself is exempt, any plumbing or electrical work associated with that work may still require a permit. Always confirm with your local building department.

🟢 Generally Exempt From Permits

  • ✓Painting, papering, and tiling (cosmetic work only)
  • ✓Floor covering installation
  • ✓Cabinet and countertop installation (without plumbing or electrical changes)
  • ✓Minor drywall repairs (small areas not affecting structural or fire-rated assemblies)
  • ✓Window and door minor repairs within existing frames (replacing glass or sashes)
  • ✓Portable heating, ventilation, or cooling units (self-contained)
  • ✓Self-contained refrigeration systems containing 10 pounds or less
  • ✓Clearing stoppages or repairing leaks in pipes, valves, or fixtures (without replacement or rearrangement)
  • ✓Removal and reinstallation of water closets (if no rearrangement of pipes is required)

🔴 Common Misconceptions

  • ✗"It's a small project" — size does not determine permit requirements; scope does
  • ✗"My neighbor did it without a permit" — this does not protect you from enforcement
  • ✗"The contractor said it's fine" — a licensed contractor who pulls no permit risks their license; verify permit status yourself
  • ✗"I'll get the permit after the work is done" — retroactive permits are harder, costlier, and may require destructive inspection
  • ✗"It's inside my home, so it's private" — code compliance applies to all interior structural and systems work

Florida's permit process is managed by local county and city building departments. Most counties now offer ePermitting online portals for faster processing. Here's a step-by-step overview:

1
Consult a Professional

Check with a licensed contractor, architect, or engineer. Florida codes are strict — professional guidance ensures compliance.

2
Gather Required Documents

Completed application, site plan, construction drawings (2 sets, often require architect/engineer stamps), contractor license & insurance info, energy calculations.

3
Submit Your Application

Online via ePermitting (fastest), in-person at your local Building Department, or by mail in some jurisdictions.

4
Pay Fees

Typically based on project valuation ($200–$2,000+). Additional fees may include impact fees, school fees, and fire review fees.

5
Plan Review

Miami-Dade: 4–6 weeks. Orange County: 2–3 weeks. Smaller counties: 1–2 weeks. Expedited review available for extra fee.

6
Address Comments

Most applications receive some corrections. Respond quickly to avoid project delays.

7
Receive Your Permit

Digital permits issued immediately for online applications. Physical permits may require pickup. Post permit visibly at job site.

8
Schedule Inspections & Final Approval

Required at key phases (footing, framing, final). Receive Certificate of Occupancy or Completion. Keep all paperwork for future sales.

Plan review is the critical stage where building department officials examine your submitted drawings and documents before issuing a permit. Understanding this process helps you prepare accurate, complete submissions — saving weeks of delay and costly resubmissions.

What Reviewers Check

  • →Compliance with Florida Building Code (FBC) — current edition
  • →Structural adequacy (wind loads, load paths, foundation design)
  • →Fire and life safety (egress, sprinklers, fire-rated assemblies)
  • →Electrical system compliance (NEC as adopted by Florida)
  • →Plumbing code compliance
  • →Mechanical/HVAC compliance
  • →Energy code compliance (FSEC — Florida Energy Code)
  • →Accessibility requirements (ADA/Fair Housing for applicable projects)
  • →Zoning setbacks and land use compliance

Most Common Reasons For Rejection

  • ✗Inaccurate or inconsistent measurements between drawings
  • ✗Missing engineer or architect stamps on required documents
  • ✗Plans referencing outdated code editions
  • ✗Conflicting information between architectural and structural plans
  • ✗Incomplete site plan (missing property lines, easements, setbacks)
  • ✗Missing energy calculation documentation
  • ✗Overlooking freeze/thaw considerations in applicable areas
  • ✗Unclear or missing details for fire-rated assemblies

Plan Review Timelines by County

Miami-Dade County

4–6 weeks standard. Expedited review available for additional fee. Complex commercial projects may take longer.

Orange County

2–3 weeks standard. Online submissions processed faster. Some residential projects qualify for over-the-counter review.

Smaller Counties

1–2 weeks typical. Less volume means faster turnaround. Still recommend submitting complete, accurate sets to avoid correction cycles.

💡 Pro Tip: Hiring a Plan Review Consultancy like P-Apple before submitting to the building department can dramatically reduce the number of correction cycles — saving weeks on your project timeline and preventing costly surprises.

Skipping a required permit in Florida is never worth the risk. The consequences range from fines and stop-work orders to forced demolition, insurance denial, and legal liability — affecting both homeowners and contractors.

🚫 Stop-Work Orders & Fines

Building departments can issue immediate stop-work orders. Base fines are typically 2–4× the original permit fee. Daily penalties continue until compliance.

🔨 Forced Demolition

If unpermitted work cannot be brought into code compliance — or if it was concealed — local authorities can require you to tear it out at your own expense.

🏠 Property Sale Complications

Buyers and lenders require proof of permits. Unpermitted additions are excluded from square footage, reducing your sale price and loan eligibility.

🚫 Insurance Claim Denial

If unpermitted work causes damage (e.g., an electrical fire), your insurer can deny your claim. Some insurers drop clients entirely for code violations.

⚖️ Legal Liability

Unpermitted work that harms someone can result in serious lawsuits. Licensed contractors who skip required permits also risk losing their professional licenses.

📋 Future Permit Difficulties

Cities can flag your property, requiring "back permits" or extra inspections for all future projects — a permanent record that follows your property.

Typical Fine Structure in Florida

  • Base fines: 2–4× the original permit fee
  • Flat fee plus daily penalties: $150–$500 flat + $50–$250/day until compliance
  • First-time offenders (Miami-Dade, Broward, Orange): double the permit cost
  • Repeat violations: triple the permit cost
  • Engineer's report for structural/electrical work: $500–$2,000
  • Extreme cases (fraud, safety violations): criminal penalties possible

How Building Departments Find Out

Neighbor Complaints (~60% of discoveries)

Visible construction activity like dumpsters, contractor trucks, and noise alerts neighbors and HOAs. Reports go directly to code enforcement.

Routine Drive-by Inspections

Some counties conduct periodic neighborhood sweeps. High-growth areas may use satellite or aerial imagery comparisons to identify new structures.

Utility Company Red Flags

FPL and other providers may require permit numbers before servicing new electrical or HVAC installations. Utility connections trigger automatic reviews.

Real Estate Transactions

Home appraisals, buyer inspections, title searches, and tax assessor visits all frequently uncover unpermitted work during the sale process.

Latest News & Industry Updates

Last updated: April 7, 2026

House Bill 803 would require Florida municipalities to exempt homeowners and their contractors from obtaining a building permit for any work valued under $7,500 on single-family dwellings — including installation of temporary hurricane and flood barriers. The bill passed the House and is advancing through the Senate, representing the most significant permit-exemption reform in years. Source: Insurance Journal / Florida Senate
Florida's housing market is entering a more balanced phase this spring, with the average statewide home value near $384,811 and mortgage rates expected to hold in the 6.3–6.4% range through 2026. Inventory has expanded, giving buyers more negotiating leverage, while the NAR forecasts existing-home sales to rise 14% nationally. Source: Florida Realtors / Zillow
The Florida Building Commission is finalizing the 9th Edition Florida Building Code, effective December 31, 2026. Key changes include stronger impact-resistance requirements, updated energy conservation standards, and stricter roofing replacement rules. Source: FloridaBuilding.org / DWM Magazine
Miami-Dade County updated its building permit fee schedule in October 2025 — its first increase in over 17 years — with residential renovation permits now ranging from $900 to $1,600 depending on project scope. Source: Miami-Dade Building Department / Cosmo Management Group

Common questions from Florida homeowners and property owners about building permits, the process, and what happens when things go wrong.

Yes. In Florida, the requirement for a permit is based on the type of work being performed, not who performs it. As a homeowner, you can pull owner-builder permits for your own primary residence in many cases, but the work must still pass inspections. Commercial work always requires licensed contractors.
As the new owner, you inherit responsibility for all unpermitted work. You may be required to obtain retroactive permits, bring the work up to current code, and pay associated fees and fines. Always get a pre-purchase inspection and verify permit history through your county's building department before closing.
Yes, but it's significantly more difficult and expensive. A retroactive permit requires that inspectors be able to verify the work meets code — which often means opening walls, ceilings, or other concealed areas. You'll also typically face penalty fees on top of normal permit costs.
In Florida, a permit is typically valid for 180 days from issuance. If no inspections are performed or no work commences within that period, the permit expires. Extensions can be requested from the building department.
Florida's strict building codes are largely a response to the destruction caused by Hurricane Andrew in 1992. That disaster revealed widespread construction deficiencies and led to a complete overhaul of Florida's building code system. Today, the Florida Building Code is updated every three years and is considered one of the most comprehensive in the nation.
Absolutely — especially for projects over $50,000 or any structural/MEP work. A plan review consultancy (like P-Apple) will identify errors, code conflicts, missing information, and non-compliant details before you submit to the building department. This typically reduces plan review correction cycles from 2–3 rounds to zero.
A Notice of Acceptance (NOA) is a product approval document issued by Miami-Dade County's Building Code Compliance Office (BCCO). It certifies that a specific building product has been tested and approved to meet Miami-Dade County's stringent wind and weather resistance standards.
Not every material requires a NOA, but certain categories do — especially in South Florida and High-Velocity Hurricane Zones (HVHZ). Materials that typically require a valid NOA or Florida Product Approval (FL#) include: exterior windows and doors, impact-resistant glazing, roofing systems, skylights, and shutters.
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Ready to start your project? Our team is here to answer your questions and help you plan your next construction or renovation. Contact us for a free consultation.

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Location 40 SE 6th St Ste 504, Boca Raton, FL 33432
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Website www.papplecs.com
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License FL State CGC 1533622 — Licensed & Insured
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Instagram @papple_cs
WhatsApp +1 561 430 96 24 WhatsApp messages only