One Contractor for Plans, Permits, and Construction: How It Works

The short answer: yes. A licensed general contractor can handle plans, permits, and construction under one contract. In fact, for most commercial build-outs in Florida, this is the most efficient and cost-effective way to structure a project.

Here's exactly how it works — and what to look for before you hire.

The Traditional Model vs. the Single-GC Model

Most business owners approach a commercial build-out by hiring an architect first, then going to bid for a general contractor. This is the traditional design-bid-build model — and it works fine for large, complex projects where the design needs to be fully developed before pricing can begin.

But for the majority of commercial build-outs — office suites, retail spaces, medical offices, restaurants, salons — it introduces unnecessary coordination risk. The architect designs something. The GC prices it and finds it's over budget. Plans get revised. Timeline slips. Meanwhile, your lease commencement date is approaching.

The single-GC model eliminates that gap. One firm coordinates the plans, pulls the permits, and builds the space. One contract, one schedule, one point of accountability.

How a GC Coordinates Plans

A licensed general contractor doesn't replace your architect — they coordinate with one. The GC works with a licensed architect or draftsperson to produce permit-ready construction documents that reflect your space needs and budget. Critically, because the GC is pricing and building the project, they catch design decisions that would blow the budget before they make it into the drawings.

For simpler commercial build-outs — a professional office suite, a retail space, a salon — the drawings don't need to be complex. They need to be accurate, code-compliant, and approved by the building department. A GC with permit experience knows what the building department needs and coordinates the drawings accordingly.

How Permit Submission Works

The GC is the contractor of record on the permit. This means they're legally responsible for the construction meeting the approved plans and all applicable codes. The permit process typically involves:

• Preparing the submittal package: architectural drawings, MEP drawings (mechanical, electrical, plumbing), permit application, and any required engineering
• Submitting to the applicable building department (City of West Palm Beach, City of Boca Raton, Town of Jupiter, City of Palm Beach Gardens, City of Delray Beach, or Village of North Palm Beach — depending on the project location)
• Responding to plan review comments (almost every permit has at least one round of comments)
• Tracking approval through to permit issuance
• Scheduling and managing all required inspections during construction
• Obtaining the Certificate of Occupancy at project completion

When a GC handles this process, they're not a middleman — they own it. They know the local building departments, they know what reviewers look for, and they manage the timeline proactively so permit delays don't destroy your project schedule.

Construction Phase

Once the permit is issued, the GC manages all trades under one contract: framing, electrical, plumbing, HVAC, drywall, ceilings, flooring, painting, millwork, and finish work. Every subcontractor is selected, scheduled, and held accountable by the GC — not by you.

For the business owner or tenant, this means one weekly site meeting, one point of contact for every question, and one party responsible for delivering on the schedule and budget they committed to.

Why This Model Wins for Commercial Tenants

• No design/build gap: The firm designing the project is the same firm pricing and building it. Cost is controlled from day one.
• Faster timeline: Design and permitting coordination happen in parallel, not sequentially. You don't wait for full drawings before the GC starts engaging with subcontractors.
• One schedule owner: No finger-pointing between architect and GC when something slips. One firm owns the deadline.
• TI allowance protection: Because the GC is involved from the design phase, they prevent expensive redesigns that happen when a separately-designed project comes in over budget.
• Simpler contracting: One contract instead of two. Fewer legal touchpoints, clearer scope of responsibility.

What to Verify Before You Hire

Not every contractor who says they "handle everything" actually does. Before signing a contract, verify:

• CBC license: In Florida, a commercial build-out requires a Certified Building Contractor (CBC) license or a Certified General Contractor (CGC) license. Look up the license at myfloridalicense.com.
• Are they the contractor of record? Ask directly: "Will you be pulling the permit and listed as the contractor of record?" If they say they'll use a sub-GC or "have someone pull the permit," that's a red flag.
• Local permit history: Have they pulled permits in your city or municipality? Local experience matters — building departments have specific requirements and reviewers have patterns that experienced local GCs know how to navigate.
• References: Ask for references from projects in your space type and your market. A GC who builds medical offices isn't automatically qualified to build a restaurant.