Frequently Asked
Questions

Yes — and this is one of our highest-impact services. Our pre-purchase due diligence gives buyers, developers, and investors a clear picture of what can be built, what regulatory risks exist, and what the realistic timeline looks like before any capital is committed. Many clients say this service alone saved them from six-figure mistakes.

Both — and the integration is a key advantage. Apice prepares permit-ready drawings and manages the entire approval process: submission coordination, plan review comment responses, government meetings, inspections, and CO procurement. One team, every step. You never set foot in a building department.

Residential: 4–8 weeks for straightforward projects. Commercial and multifamily: 8–16 weeks with well-prepared documentation. Under FL Statute 553.792, residential permits under 7,500 SF must receive a review or approval within 30 business days, and commercial under 25,000 SF within 60 business days. Apice's 98% first-review approval rate means fewer revision cycles.

Residential (new construction, additions, remodels, ADUs, pools), commercial (office, retail, restaurant, medical), multifamily (apartments, condos, townhomes), industrial (warehouses, logistics, manufacturing), mixed-use, and investor land evaluations. Any project requiring engineering, architecture, or permitting in Florida.

Florida's Live Local Act (SB 102, amended 2025) allows qualifying multifamily projects to bypass public hearings, achieve administrative approval, access density and height bonuses, and reduce parking requirements by 15%. Projects must include at least 40% affordable units. It's one of the most powerful entitlement tools in Florida history for multifamily developers.

Yes. Construction coordination is one of our six core service pillars: RFI management, submittal review, site observations, contractor coordination, inspection scheduling, and final CO procurement. Staying engaged protects your investment and ensures execution matches the approved plans.

All engagements are scoped and fixed-fee. Feasibility studies and pre-purchase reviews are flat-fee based on project complexity. Design, engineering, and permitting services are scoped per project after an initial intake call. Contact us with your project details and we'll respond within 24 hours with a clear scope and fee proposal.

All 67 Florida counties. Our deepest active relationships are in Orange, Seminole, Osceola, Volusia, Lake, and Polk counties — but we regularly work across the entire state.

Yes. A significant portion of our work is investor-led acquisitions and development. We speak ROI: entitlement risk, holding costs, approval timing, and schedule compression. Many investors engage us for every acquisition before they commit capital.

Apice is the engineering and architecture division of River Business Corp, a Central Florida real estate development and investment firm. This means technical work, execution, and capital strategy can flow in one direction when your project needs it — from pre-purchase due diligence through Certificate of Occupancy under one ownership structure.

Initial review and consultation typically begins within 24–48 hours of receiving your project details. For urgent due diligence needs — such as a pending property purchase — we offer expedited feasibility studies with 3–5 business day turnaround. Contact us with the deadline and we will confirm capacity immediately.

Yes. Florida's 2024 SB 48 requires all local governments to allow Accessory Dwelling Units in single-family neighborhoods. Orange County's "Ready, Set, Orange!" program offers pre-approved ADU plans and streamlined permitting — Apice navigates this program regularly. We handle eligibility verification, pre-approved plan selection, custom ADU design, full permit submission, and owner-occupancy compliance documentation.