Every comment accounted for. Every next step clear.
Your AI assistant organizes applications, review comments and resubmittals. Your team controls what gets filed.
Film transcript
Every application has a next step. Every review comment needs the right person. In Studio, your AI assistant reads the deficiency notice and builds the comment log and resubmittal packet as PDF and editable Word. Technical answers stay with the architect or engineer.
Studio tracks five business days for completeness and ten to resubmit. Your team confirms every submission. Quarry surfaces permit history and failed inspections, with sources and gaps visible. Coverage is Miami-Dade. An unresolved match stays unresolved. Regaldi runs twenty-two of forty-four recurring processes, prepares fourteen for the licensed professional's decision, and leaves eight with them. Owners, firm principals and registered representatives keep their own decisions. Every process names its tool and responsible person. Build relationships with contractors, architects and title agencies. No outreach from violation lists. No AI cold calls. Studio prepares the work. Quarry supplies records. Legate organizes approved follow-through.
Owners sign. Design professionals answer technical comments. Your team keeps the packet organized.
Regaldi.
Regulated. Aligned. Digital. Start with one workflow.
Regaldi runs 22 of 44 recurring processes, prepares 14 for the licensed professional’s decision, and leaves 8 with them.
With human confirmation. Decisions and signatures stay with the responsible owner, firm principal, licensed professional or registered representative, as the task requires.
- System runs
- 22
- Prepares for decision
- 14
- Named people
- 8
- Recurring processes
- 44
Processes each tool runs or prepares; a process two or three tools share counts for each. Responsibility assignments, not 44 shipped integrations, an unattended system or a measured automation share. Each process and its tool
In short
Regaldi LLC is a Florida software company that gives permit expediters an AI assistant for building, zoning and right-of-way work. Regaldi Studio organizes applications, review comments and resubmittals in the firm’s own browser, Quarry brings public-record permit history, and Legate keeps approved follow-through moving. Statutory clocks are shown with their source. Of the 44 recurring processes mapped for an expediting firm, Regaldi runs 22 with a person at the firm confirming, prepares 14 for a decision, and leaves 8 with the people the law names, including lobbyist registration, owner’s affidavits, the qualifier’s signature, technical responses to comments and board and hearing appearances. Regaldi holds no contractor, architect, engineer or building-code license, and no permit approval or completion date is promised. Files stay in the firm’s working folder; content read for a task passes through Regaldi’s server to the AI provider. Work starts with one workflow.
Related professionsContractorsInterior design studiosHome inspectorsAll industries
Work from the application your team is handling.
Studio reads the application’s status and plan-review comments in your firm’s own browser, under your firm’s own login.
- 01 · Studio Posted requirements The agency’s application list, read with its date and source.
- 02 · Studio Intake checklist Attachments for this permit type, from the posted list and your own notes.
- 03 · Studio Document gaps Authorizations, sealed plans, product approvals and surveys checked for presence, not technical validity.
- 04 · Studio Review comments Read from the review reports your firm downloads.
- 05 · Studio Resubmittal draft Prepared for the principal and the design professional to approve.
The firm’s own login
A person confirms every upload, submission and payment. Use the firm’s authorized account for the relevant contact and project. No shared logins or client credentials.
Local account rules still apply; one firm account is not permission to reuse a login across owners or projects. There is no portal adapter: Studio works in the browser. Quarry holds issued-permit records and supported status changes, not pending applications or plan-review comments.
Turn the deficiency notice into a coordinated response.
Studio builds the comment log and prepares the response letter and resubmittal packet as PDF and editable Word.
Architects and engineers provide, sign and seal their technical responses and revised plans. The expediter never speaks for them on technical matters.
Missing technical material means the packet is “Draft · Awaiting professional review”, not ready to submit. Document reading supports extraction and organization, not automated code review; each extracted comment is checked by a person. Pending technical answers read “[To be provided and sealed by the architect or engineer of record]”.
Rows 1 to 6 of 14 shown. Revision deadline October 28, 2026, subject to calendar confirmation.
Keep the statutory clocks in the file.
Studio tracks the 5-business-day completeness notice and the 10-business-day resubmittal window under §553.792.
- Sep 29, 2026 Filing date Application filed; the confirmation is in the project file. Submission confirmation
- Oct 6, 2026 Completeness notice due 5 business days from filing (§553.792(1)(c)). Calculated, staff to confirm
- Oct 14, 2026 Written deficiency notice Received from the reviewer; it starts the revision window. Deficiency notice
- Oct 28, 2026 Revisions due 10 business days after the notice (§553.792(1)(f)), subject to holidays and any written extension. Calculated, principal to confirm Principal confirms
Review periods depend on the application type. Studio records missed deadlines and prepares any applicable fee-reduction request for review. A deficiency notice stops the relevant reduction clock. No automatic refund or approval. §553.792, F.S. · The clocks in full
See the permit history. Keep the gaps visible.
Quarry gathers supported permit, inspection and violation records for your client’s parcel, with sources and observation dates.
Quarry coverage: Miami-Dade only. City of Miami permit status history and unincorporated Miami-Dade issued permits, failed inspections and code cases. Broward and Palm Beach are not covered yet.
- Stored public records. Absence of rows does not prove absence of official records.
- County inspections here include failures only.
Other municipalities and Broward or Palm Beach work use the firm’s own browser, subject to access and local rules. No pending applications, complete inspection histories, local lobbyist registrations or notice-of-commencement feed are claimed; recorded commencement documents are checked through the firm’s browser.
44 recurring processes. Responsibility at every step.
22 run with human confirmation. 14 prepared for a responsible person’s decision. 8 retained by authorized people. Each cell names the tool that does the work, or the person who holds it.
- System runs it
- 22
- System prepares it
- 14
- Named person
- 8
- Processes mapped
- 44
- Studio26
- Quarry10
- Legate11
- A process several tools share counts for each. Radar and Herald carry none.
- S · System runs it. A person confirms, approves or sends.
- P · System prepares it. The responsible person decides.
- H · Named person. Software may organize the supporting records.
Hover, focus or tap a process to see what the system does. H includes firm staff for prospecting, not only licensed acts; the expediter is never presented as a licensed architect, engineer or contractor.
Intake, authorization and scope
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Each request from an architect, contractor, owner or developer is logged and answered in the firm’s words: what the firm does, what it needs, and what it does not do (design, construction, signing for others). The reply identifies the AI assistant.Tool: LegateTCPA; §501.059, F.S.
- Regaldi prepares it; the responsible person decides. From the address and scope, the issuing agency, likely permit types, any hearing that comes first and the private-provider option are listed. The principal confirms; mailing-city labels do not prove jurisdiction.Tool: Studio · Quarry
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Permit history, open, expired and stopped permits, failed inspections, violations and liens on the parcel, each with its date, source and gaps. Supported Miami-Dade coverage only; the firm checks parcel and permit linkage.Tool: Quarry
- Regaldi prepares it; the responsible person decides. A fixed-fee proposal with scope, jurisdictions, exclusions and pass-through fees. The principal sets price and terms; no approval or date is promised and no contingency fee is offered.Tool: StudioMiami-Dade Code §2-11.1(s)(8)(a)
- Regaldi runs the administrative workflow; a person confirms, approves or sends. The authorizations each jurisdiction asks for are prepared and tracked to signature. The appropriate owner, qualifier or corporate signer signs.Tool: Studio · Legate
- Regaldi runs the administrative workflow; a person confirms, approves or sends. The firm’s City of Miami expediter registration, business tax receipts and their renewal dates are kept current, with reminders ahead.Tool: LegateCity of Miami Ord. 14279
- Regaldi prepares it; the responsible person decides. Each matter is checked for steps beyond ministerial filing: advocacy for a particular decision, items going to a board or commission, former-employee restrictions. The principal or counsel decides on registration before anyone speaks.Tool: StudioMiami-Dade Code §2-11.1(q), (s); Palm Beach County §2-352
- The named person performs the act; software may organize the supporting records. The system keeps the registration, training, renewal and expenditure-report dates and the supporting drafts. The registered person files and signs; there is no filing connector.Held by: Registered lobbyist or counselMiami-Dade Code §2-11.1(s)(2)
Application package
- Regaldi runs the administrative workflow; a person confirms, approves or sends. The required attachments are built from the agency’s posted application list and the firm’s own notes, with the date the list was read.Tool: Studio§553.79(1)(b), F.S.
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Received files are compared with the checklist: sealed plans by discipline, product approvals, survey, calculations, authorizations; missing items go to the person who owes them. A clerical check, not a code-compliance or seal-validity verdict.Tool: Studio§553.792(1)(a), F.S.
- Regaldi prepares it; the responsible person decides. Owner, titleholder, contractor and license number, folio, legal description and design professional are filled in for the signers to review before they attest.Tool: Studio · Quarry§713.135(5), (7), F.S.
- The named person performs the act; software may organize the supporting records. The system shows the signer exactly what is being certified. The owner signs in this workflow, with lawful notarization where required; the assistant signs nothing.Held by: Owner§713.135(7), F.S.; §117.107(9), (12), F.S.
- The named person performs the act; software may organize the supporting records. The system checks the license in the registry and that a contract for the work exists. The contractor’s qualifier signs and enters the license number; no license lending.Held by: Qualifier§§489.119(5)(a), 489.127(4), F.S.
- The named person performs the act; software may organize the supporting records. The system prepares the owner-builder disclosure in plain words and books the visit. The owner personally appears and signs; preparation does not transfer owner-builder duties.Held by: Owner§489.103(7)(c), F.S.
- Regaldi runs the administrative workflow; a person confirms, approves or sends. The form is prepared for the owner, who alone signs it; recording is checked in the official records through the firm’s browser and the recorded copy is tracked before the first inspection.Tool: Studio§§713.13(1)(g), 713.135(1), F.S.
- Regaldi runs the administrative workflow; a person confirms, approves or sends. The package is uploaded and fees are paid in the agency’s portal, in the firm’s own browser under the firm’s own login. A person confirms each upload, submission and payment, and the confirmation is filed.Tool: Studio§553.79(1)(b), F.S.
Plan review and resubmittals
- Regaldi runs the administrative workflow; a person confirms, approves or sends. The 5-business-day completeness deadline is set from the filing date, with its source notice. Deemed complete records the completeness rule; it does not mean approved.Tool: Studio§553.792(1)(c), F.S.
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Each applicable statutory review deadline is calendared; misses are logged and a fee-reduction request is drafted. The principal reviews exceptions and entitlement.Tool: Studio§553.792(1)(a), (e), (g), F.S.
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Comments from each downloaded review report go into one log: discipline, reviewer role, code section cited, sheet, answer owner and due date. A person checks the extraction.Tool: Studio§553.79(1)(a), F.S.
- Regaldi runs the administrative workflow; a person confirms, approves or sends. After the principal approves the routing, each comment goes to the person who must answer it, with the deadline and reminders.Tool: Legate§553.792(1)(f), F.S.
- The named person performs the act; software may organize the supporting records. The system gives the design professional the comment, the code section and the sheet. The architect or engineer of record provides the technical response and signs, dates and seals the required documents.Held by: Design professional§481.221(2); §471.025(1), F.S.
- Regaldi prepares it; the responsible person decides. Non-technical items (missing forms, owner data, fee receipts, authorizations) are answered in a draft for the principal to approve and send. No professional code opinion.Tool: Studio
- Regaldi prepares it; the responsible person decides. A response letter mapping every comment to the revised sheet, with a version check, as PDF and editable Word. The principal and the design professional approve the mapping and versions.Tool: Studio
- The named person performs the act; software may organize the supporting records. The system assembles the timeline, comments, code sections and deadlines. The design professional, the owner and counsel decide whether and how to dispute or appeal, and represent the position.Held by: Design professional, owner and counsel§553.79(1)(a), F.S.
Issuance, inspections and close-out
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Studio reads each pending application’s posted status in the firm’s browser; Quarry cross-checks supported issued-permit and status records. Changes reach the project lead the same day.Tool: Studio · Quarry§553.79(1)(b), F.S.
- Regaldi prepares it; the responsible person decides. The option and the owner’s written authorization are prepared and the provider’s license and local registration checked. The owner elects, or the contractor acts under explicit written owner authorization.Tool: Studio · Legate§553.791, F.S.
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Inspection requests are submitted electronically after the contractor confirms readiness; staff confirm the request and the confirmation is filed.Tool: Studio§553.79(1)(d), F.S.
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Supported county failures reach the contractor and owner with the inspector’s reason after the firm confirms the permit match and approves the notice. A missing reason after five business days is flagged for a refund request.Tool: Quarry · Legate§553.79(7), F.S.
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Expiration dates and notices are tracked with their source dates; extension requests are drafted for the principal’s approval before the date.Tool: Studio · Quarry§553.79(1)(c), F.S.
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Official finals and certificates of occupancy or completion are tracked to close, and the close-out set goes to the client. Regaldi issues no certificate or approval.Tool: Studio
- Regaldi prepares it; the responsible person decides. For sales, refinancing or new work, open and expired permits are listed with sources and a plan is drafted. The owner and the responsible contractor decide; reopening work needs authorized people.Tool: Studio · Quarry§489.127(1)(f), F.S.
- Regaldi prepares it; the responsible person decides. For an existing client, the case history and deadlines are assembled and the permit path drafted for the owner, contractor and design professional. No prospecting from violation lists.Tool: Studio · Quarry
Records, clients and money
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Permit, inspection, violation and lien history for a parcel or list, with sources and gaps, as PDF or spreadsheet. Not a title search or an official open-permit letter.Tool: Quarry · Studio
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Requests are drafted and sent after approval, with acknowledgments and lawful fees tracked. Exempt plans are requested through the owner or the licensed professional entitled to request them.Tool: Studio · Legate§§119.07, 119.071(3), F.S.
- Regaldi runs the administrative workflow; a person confirms, approves or sends. A short status per project (stage, open comments, next inspection, fees paid) goes to the client after a person approves it.Tool: Legate
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Applications, authorizations, review reports, responses, receipts and inspection records are indexed per project under the firm’s retention policy.Tool: Studio
- Regaldi prepares it; the responsible person decides. Fixed-fee invoices with permit and recording fees passed through at cost and receipts attached, for the principal to approve. No contingency fees.Tool: StudioMiami-Dade Code §2-11.1(s)(8)(a)
- Regaldi prepares it; the responsible person decides. Reminders in the firm’s words for overdue invoices; the principal approves timing and wording.Tool: Legate
New business
- Regaldi runs the administrative workflow; a person confirms, approves or sends. Architects, engineers, contractors, developers, managers, title agencies and real-estate attorneys: research, approved introductions and agreed follow-ups, with a history per relationship. No paid introductions.Tool: LegateCAN-SPAM
- Regaldi prepares it; the responsible person decides. Permit activity, expired permits and failed inspections by area, as market context for the principal. Not an owner contact list and not a Radar route.Tool: Quarry
- Regaldi prepares it; the responsible person decides. A one-page sheet per audience with jurisdictions served and what the firm does not do. The principal verifies exclusions and any dated, firm-specific timeline claim.Tool: Studio
- The named person performs the act; software may organize the supporting records. The system prepares the hearing calendar, the agenda item and the exhibit list. The owner, counsel, the design professional or a registered lobbyist appears as permitted.Held by: Registered lobbyist or counselMiami-Dade Code §2-11.1(s); Palm Beach County §2-352
- Regaldi prepares it; the responsible person decides. Check-ins with past clients who agreed to hear from the firm and a review request after close-out, drafted for approval. Clients write their own reviews; no fake or incentivized reviews.Tool: Legate16 CFR 465
- The named person performs the act; software may organize the supporting records. The system checks numbers against the national, Florida and firm do-not-call lists and keeps calling hours. Firm staff dial personally; no AI cold calls.Held by: Firm staff§§501.059, 501.616(6), F.S.; TCPA
Read the whole map as a list
| No. | Process | Who carries it | Tool or holder | What the system does | Rule |
|---|---|---|---|---|---|
| Intake, authorization and scope | |||||
| 01 | Inquiry intake | System runs it | Legate | Each request from an architect, contractor, owner or developer is logged and answered in the firm’s words: what the firm does, what it needs, and what it does not do (design, construction, signing for others). The reply identifies the AI assistant. | TCPA; §501.059, F.S. Details |
| 02 | Jurisdiction and permit-type triage | System prepares it | Studio · Quarry | From the address and scope, the issuing agency, likely permit types, any hearing that comes first and the private-provider option are listed. The principal confirms; mailing-city labels do not prove jurisdiction. | Details |
| 03 | Parcel pre-check | System runs it | Quarry | Permit history, open, expired and stopped permits, failed inspections, violations and liens on the parcel, each with its date, source and gaps. Supported Miami-Dade coverage only; the firm checks parcel and permit linkage. | Details |
| 04 | Proposal and engagement letter | System prepares it | Studio | A fixed-fee proposal with scope, jurisdictions, exclusions and pass-through fees. The principal sets price and terms; no approval or date is promised and no contingency fee is offered. | Miami-Dade Code §2-11.1(s)(8)(a) Details |
| 05 | Authorization to act | System runs it | Studio · Legate | The authorizations each jurisdiction asks for are prepared and tracked to signature. The appropriate owner, qualifier or corporate signer signs. | Details |
| 06 | Expediter registrations and tax receipts | System runs it | Legate | The firm’s City of Miami expediter registration, business tax receipts and their renewal dates are kept current, with reminders ahead. | City of Miami Ord. 14279 Details |
| 07 | Lobbying screen | System prepares it | Studio | Each matter is checked for steps beyond ministerial filing: advocacy for a particular decision, items going to a board or commission, former-employee restrictions. The principal or counsel decides on registration before anyone speaks. | Miami-Dade Code §2-11.1(q), (s); Palm Beach County §2-352 Details |
| 08 | Lobbyist registration and disclosures | Named person | Registered lobbyist or counsel | The system keeps the registration, training, renewal and expenditure-report dates and the supporting drafts. The registered person files and signs; there is no filing connector. | Miami-Dade Code §2-11.1(s)(2) Details |
| Application package | |||||
| 09 | Jurisdiction checklist | System runs it | Studio | The required attachments are built from the agency’s posted application list and the firm’s own notes, with the date the list was read. | §553.79(1)(b), F.S. Details |
| 10 | Document gap check | System runs it | Studio | Received files are compared with the checklist: sealed plans by discipline, product approvals, survey, calculations, authorizations; missing items go to the person who owes them. A clerical check, not a code-compliance or seal-validity verdict. | §553.792(1)(a), F.S. Details |
| 11 | Application form data | System prepares it | Studio · Quarry | Owner, titleholder, contractor and license number, folio, legal description and design professional are filled in for the signers to review before they attest. | §713.135(5), (7), F.S. Details |
| 12 | Owner’s affidavit or electronic submission statement | Named person | Owner | The system shows the signer exactly what is being certified. The owner signs in this workflow, with lawful notarization where required; the assistant signs nothing. | §713.135(7), F.S.; §117.107(9), (12), F.S. Details |
| 13 | Qualifier’s signature and license number | Named person | Qualifier | The system checks the license in the registry and that a contract for the work exists. The contractor’s qualifier signs and enters the license number; no license lending. | §§489.119(5)(a), 489.127(4), F.S. Details |
| 14 | Owner-builder application | Named person | Owner | The system prepares the owner-builder disclosure in plain words and books the visit. The owner personally appears and signs; preparation does not transfer owner-builder duties. | §489.103(7)(c), F.S. Details |
| 15 | Notice of commencement | System runs it | Studio | The form is prepared for the owner, who alone signs it; recording is checked in the official records through the firm’s browser and the recorded copy is tracked before the first inspection. | §§713.13(1)(g), 713.135(1), F.S. Details |
| 16 | Electronic submission and fees | System runs it | Studio | The package is uploaded and fees are paid in the agency’s portal, in the firm’s own browser under the firm’s own login. A person confirms each upload, submission and payment, and the confirmation is filed. | §553.79(1)(b), F.S. Details |
| Plan review and resubmittals | |||||
| 17 | Completeness clock | System runs it | Studio | The 5-business-day completeness deadline is set from the filing date, with its source notice. Deemed complete records the completeness rule; it does not mean approved. | §553.792(1)(c), F.S. Details |
| 18 | Review timeframes and fee reductions | System runs it | Studio | Each applicable statutory review deadline is calendared; misses are logged and a fee-reduction request is drafted. The principal reviews exceptions and entitlement. | §553.792(1)(a), (e), (g), F.S. Details |
| 19 | Plan-review comment log | System runs it | Studio | Comments from each downloaded review report go into one log: discipline, reviewer role, code section cited, sheet, answer owner and due date. A person checks the extraction. | §553.79(1)(a), F.S. Details |
| 20 | Comment routing and follow-up | System runs it | Legate | After the principal approves the routing, each comment goes to the person who must answer it, with the deadline and reminders. | §553.792(1)(f), F.S. Details |
| 21 | Technical responses to comments | Named person | Design professional | The system gives the design professional the comment, the code section and the sheet. The architect or engineer of record provides the technical response and signs, dates and seals the required documents. | §481.221(2); §471.025(1), F.S. Details |
| 22 | Administrative responses | System prepares it | Studio | Non-technical items (missing forms, owner data, fee receipts, authorizations) are answered in a draft for the principal to approve and send. No professional code opinion. | Details |
| 23 | Resubmittal packet | System prepares it | Studio | A response letter mapping every comment to the revised sheet, with a version check, as PDF and editable Word. The principal and the design professional approve the mapping and versions. | Details |
| 24 | Code-interpretation disputes and appeals | Named person | Design professional, owner and counsel | The system assembles the timeline, comments, code sections and deadlines. The design professional, the owner and counsel decide whether and how to dispute or appeal, and represent the position. | §553.79(1)(a), F.S. Details |
| Issuance, inspections and close-out | |||||
| 25 | Status tracking across portals | System runs it | Studio · Quarry | Studio reads each pending application’s posted status in the firm’s browser; Quarry cross-checks supported issued-permit and status records. Changes reach the project lead the same day. | §553.79(1)(b), F.S. Details |
| 26 | Private-provider option | System prepares it | Studio · Legate | The option and the owner’s written authorization are prepared and the provider’s license and local registration checked. The owner elects, or the contractor acts under explicit written owner authorization. | §553.791, F.S. Details |
| 27 | Inspection scheduling requests | System runs it | Studio | Inspection requests are submitted electronically after the contractor confirms readiness; staff confirm the request and the confirmation is filed. | §553.79(1)(d), F.S. Details |
| 28 | Inspection results | System runs it | Quarry · Legate | Supported county failures reach the contractor and owner with the inspector’s reason after the firm confirms the permit match and approves the notice. A missing reason after five business days is flagged for a refund request. | §553.79(7), F.S. Details |
| 29 | Expiration watch and extensions | System runs it | Studio · Quarry | Expiration dates and notices are tracked with their source dates; extension requests are drafted for the principal’s approval before the date. | §553.79(1)(c), F.S. Details |
| 30 | Close-out: finals and certificates | System runs it | Studio | Official finals and certificates of occupancy or completion are tracked to close, and the close-out set goes to the client. Regaldi issues no certificate or approval. | Details |
| 31 | Open and expired permit resolution | System prepares it | Studio · Quarry | For sales, refinancing or new work, open and expired permits are listed with sources and a plan is drafted. The owner and the responsible contractor decide; reopening work needs authorized people. | §489.127(1)(f), F.S. Details |
| 32 | Violation-related permits | System prepares it | Studio · Quarry | For an existing client, the case history and deadlines are assembled and the permit path drafted for the owner, contractor and design professional. No prospecting from violation lists. | Details |
| Records, clients and money | |||||
| 33 | Permit history lookups | System runs it | Quarry · Studio | Permit, inspection, violation and lien history for a parcel or list, with sources and gaps, as PDF or spreadsheet. Not a title search or an official open-permit letter. | Details |
| 34 | Public records requests | System runs it | Studio · Legate | Requests are drafted and sent after approval, with acknowledgments and lawful fees tracked. Exempt plans are requested through the owner or the licensed professional entitled to request them. | §§119.07, 119.071(3), F.S. Details |
| 35 | Client status updates | System runs it | Legate | A short status per project (stage, open comments, next inspection, fees paid) goes to the client after a person approves it. | |
| 36 | Project file and retention | System runs it | Studio | Applications, authorizations, review reports, responses, receipts and inspection records are indexed per project under the firm’s retention policy. | Details |
| 37 | Invoicing and pass-through fees | System prepares it | Studio | Fixed-fee invoices with permit and recording fees passed through at cost and receipts attached, for the principal to approve. No contingency fees. | Miami-Dade Code §2-11.1(s)(8)(a) Details |
| 38 | Payment reminders | System prepares it | Legate | Reminders in the firm’s words for overdue invoices; the principal approves timing and wording. | |
| New business | |||||
| 39 | Referral partners | System runs it | Legate | Architects, engineers, contractors, developers, managers, title agencies and real-estate attorneys: research, approved introductions and agreed follow-ups, with a history per relationship. No paid introductions. | CAN-SPAM Details |
| 40 | Public-record market picture | System prepares it | Quarry | Permit activity, expired permits and failed inspections by area, as market context for the principal. Not an owner contact list and not a Radar route. | Details |
| 41 | Capability sheet and jurisdiction notes | System prepares it | Studio | A one-page sheet per audience with jurisdictions served and what the firm does not do. The principal verifies exclusions and any dated, firm-specific timeline claim. | Details |
| 42 | Board and hearing appearances | Named person | Registered lobbyist or counsel | The system prepares the hearing calendar, the agenda item and the exhibit list. The owner, counsel, the design professional or a registered lobbyist appears as permitted. | Miami-Dade Code §2-11.1(s); Palm Beach County §2-352 Details |
| 43 | Past clients and reviews | System prepares it | Legate | Check-ins with past clients who agreed to hear from the firm and a review request after close-out, drafted for approval. Clients write their own reviews; no fake or incentivized reviews. | 16 CFR 465 Details |
| 44 | Phone prospecting | Named person | Firm staff | The system checks numbers against the national, Florida and firm do-not-call lists and keeps calling hours. Firm staff dial personally; no AI cold calls. | §§501.059, 501.616(6), F.S.; TCPA Details |
These are responsibility assignments, not 44 integrations, an unattended system, a measured automation share or a measure of time saved. Left off the map on purpose: signing anything as the owner, the qualifier or the design professional, or using their logins; pulling permits for a contractor without a contract for the work, or for an unlicensed person; technical answers or changes to sealed sheets by the firm or the system; persuading staff outside established procedures, gifts to staff or jumping the queue; success or contingency fees; letters or calls to individuals taken from violation, lien or failed-inspection lists; AI or automated calls and texts without prior express written consent.
Preparation has a clear boundary.
Owners sign for ownership. Qualifiers sign for contracting. Architects and engineers sign and seal the technical work. The firm files, tracks, requests information and schedules; advocacy is by registered people where required.
Regaldi LLC is a Florida software company. It holds no contractor, architect, engineer or building-code license, does not pull permits or contact government staff on anyone’s behalf, and is not registered as a lobbyist.
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08 Lobbyist registration and disclosures Registered lobbyist or counsel
Miami-Dade Code §2-11.1(s)- What the rule places with the person
- Registered people handle lobbying filings and disclosures, with the registration, training, renewal and expenditure-report dates the code sets. State lobbying registration does not cover local permit advocacy.
- What the system does around it
- The system keeps the registration, training, renewal and expenditure-report dates and the supporting drafts. The registered person files and signs; there is no filing connector.
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12 Owner’s affidavit or electronic submission statement Owner
§713.135(7), F.S.- What the rule places with the person
- The owner signs the owner affidavit in this workflow, sworn and notarized on paper or under penalty of perjury when filed electronically. A notary needs the signer’s appearance and no prohibited interest.
- What the system does around it
- The system shows the signer exactly what is being certified. The owner signs in this workflow, with lawful notarization where required; the assistant signs nothing.
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13 Qualifier’s signature and license number Qualifier
§489.127(4), F.S.- What the rule places with the person
- The qualifier supplies the signature and license number. No license lending, and no permit for a contractor without the required contract for that property.
- What the system does around it
- The system checks the license in the registry and that a contract for the work exists. The contractor’s qualifier signs and enters the license number; no license lending.
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14 Owner-builder application Owner
§489.103(7)(c), F.S.- What the rule places with the person
- An owner-builder must personally appear and sign the building permit application.
- What the system does around it
- The system prepares the owner-builder disclosure in plain words and books the visit. The owner personally appears and signs; preparation does not transfer owner-builder duties.
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21 Technical responses to comments Design professional
§481.221(2), F.S.- What the rule places with the person
- Final plans and documents are signed, dated and sealed by the architect or engineer who prepared or approved them. The expediter does not discuss technical matters as their surrogate.
- What the system does around it
- The system gives the design professional the comment, the code section and the sheet. The architect or engineer of record provides the technical response and signs, dates and seals the required documents.
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24 Code-interpretation disputes and appeals Design professional, owner and counsel
§553.79(1)(a), F.S.- What the rule places with the person
- Code disputes and appeals go to the owner, the design professional and counsel, who decide and represent the position.
- What the system does around it
- The system assembles the timeline, comments, code sections and deadlines. The design professional, the owner and counsel decide whether and how to dispute or appeal, and represent the position.
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42 Board and hearing appearances Registered lobbyist or counsel
Miami-Dade Code §2-11.1(s)- What the rule places with the person
- Advocacy on an item going to a board or commission is lobbying. The owner, counsel, the design professional or a registered lobbyist appears as permitted.
- What the system does around it
- The system prepares the hearing calendar, the agenda item and the exhibit list. The owner, counsel, the design professional or a registered lobbyist appears as permitted.
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44 Phone prospecting Firm staff
§§501.059, 501.616(6), F.S.- What the rule places with the person
- AI or automated calls need prior express written consent, and Florida limits sales calling hours and repeat calls. Staff dial personally after the checks.
- What the system does around it
- The system checks numbers against the national, Florida and firm do-not-call lists and keeps calling hours. Firm staff dial personally; no AI cold calls.
- Only the owner signs the owner affidavit and notice of commencement in this workflow. Owner-builders personally appear and sign their application. Studio prepares and tracks the documents; it does not sign.
- The contractor’s qualifier supplies the signature and license number. The expediter never pulls a permit as contractor, lends a license number or obtains a permit for a contractor without the required contract for that property (§489.127(4), F.S.). No work for unlicensed contracting.
- The architect or engineer of record makes technical changes, answers technical comments and signs, dates and seals the required plans and documents. Code disputes and appeals go to the owner, design professional and counsel.
- City of Miami expediter registration has been required since January 1, 2025. Track the registration, business tax receipts and local authorizations. Do not submit knowingly false or deficient documents. No gifts, incentives, preferential treatment or queue bypass.
- Filing applications, obtaining documents and asking about status are ministerial activities. Persuading staff on matters going to a board or commission is lobbying and requires registration where applicable. The AI assistant never contacts officials to persuade them.
- Private-provider selection belongs to the owner, or the contractor with the owner’s explicit written authorization (§553.791, F.S.). The provider needs the applicable professional license and local registration.
- Notarization requires the signer’s lawful appearance and a qualified notary without a prohibited interest. E-signing and notarization occur through the firm’s established process; Regaldi has no connector for either.
Staff-confirmed use of software in the firm’s account does not make Regaldi the firm’s representative. The page promises neither permit approval nor a date nor a faster lane. Read §553.792, §553.791, §713.13, §713.135, §489.127 and Miami-Dade Code §2-11.1 in full. Local rules can be stricter. General information, not legal advice.
Responsibilities and limits
The limits each workflow keeps, by topic. Processes on the map link here.
Who signs§§713.135(7), 713.13(1)(g), 489.103(7)(c), 481.221, 471.025, 117.107, F.S.
Only the owner signs the owner affidavit and notice of commencement in this workflow, and owner-builders personally appear and sign their application. The architect or engineer of record makes technical changes, answers technical comments and signs, dates and seals the required plans and documents. Studio prepares and tracks documents; it signs nothing.
Notarization requires the signer’s lawful appearance and a qualified notary without a prohibited interest. E-signing and notarization happen through the firm’s established process; Regaldi has no connector for either.
Contractors and license use§§489.119(5)(a), 489.127(4), 489.127(1)(f), F.S.
The contractor’s qualifier supplies the signature and license number. The expediter never pulls a permit as contractor, lends a license number or obtains a permit for a contractor without the required contract for that property. No work for unlicensed contracting.
Ministerial work and lobbyingMiami-Dade Code §2-11.1; Palm Beach County §2-352; City of Miami expediter rules
Filing applications, obtaining documents and asking about status are ministerial. Persuading staff on matters going to a board or commission is lobbying and requires registration where applicable; screen the matter before advocacy, and local rules can be stricter. The AI assistant never contacts officials to persuade them, and Regaldi does not act as a government representative.
Registered people handle lobbying filings and disclosures, including Miami-Dade’s registration within five business days or before lobbying, training within 60 days, the January 15 renewal and the July 1 expenditure report. Former county employees face the two-year influence restriction. State lobbying registration does not cover local permit advocacy. City of Miami expediter registration has been required since January 1, 2025. No gifts, incentives, preferential treatment or queue bypass.
Portals and logins§553.79(1)(b), (d), F.S.
Studio works in the firm’s own browser under the firm’s authorized account for the relevant contact and project. A person confirms every upload, submission and payment. No shared logins and no client credentials; local account rules still apply. There is no portal adapter.
General document reading supports extraction and organization, not automated code review. Each extracted comment is checked by a person. Knowingly false or deficient documents are never submitted.
Statutory clocks§§553.792, 553.79(7), F.S.
The completeness notice is due within 5 business days; revisions follow a written deficiency notice within 10 business days. Review periods depend on the application type (5, 10, 12, 30 or 60 business days), with a 10-business-day decision period after revisions. Missed periods can reduce fees by 10% per business day, and 20% after resubmittal where applicable, unless extended in writing or delayed by the applicant or force majeure. A deficiency notice stops the relevant reduction clock.
For inspections, a failure needs its reason within five business days or a 10% refund may be requested. A deemed-complete flag is not permit approval. The principal confirms permit type, jurisdiction, holidays and any written extension; no automatic refund or approval.
Public recordsQuarry coverage notes, October 14, 2026
Quarry coverage: Miami-Dade only. City of Miami statuses include expired, revoked and on hold. County permit records are issued permits in a rolling two-year window with no status column. County inspection records contain failures and corrections, not successful inspections, and need permit-number matching because they lack folios. Broward and Palm Beach are not covered yet.
Stored public records. Absence of rows does not prove absence of official records. This is not a title search, survey, code opinion or an official open-permit letter. Quarry holds no pending applications or plan-review comments. Jurisdiction is never derived from mailing-city labels.
Fees and referralsMiami-Dade Code §2-11.1(s)(8)(a)
Flat fees for software and services. Nothing tied to permits issued, project value or fees saved. Regaldi pays and takes nothing for referrals, and offers no success or contingency fee.
Calls, texts, email and reviewsTCPA; FCC 24-17; §§501.059, 501.616(6), F.S.; CAN-SPAM; 16 CFR 465
AI or automated calls and automated texts require prior express written consent; a business listing or prior inbound inquiry does not itself prove that consent. Check national, Florida and firm do-not-call lists. Calls stay within 8 a.m. to 8 p.m. at the recipient’s location and no more than three calls in 24 hours on the same subject. The AI assistant identifies itself as automated.
Email uses accurate sender details, the firm’s postal address, required advertising identification and a working opt-out honored within 10 business days. No outreach to individuals from violation, lien or failed-inspection lists. Clients write their own reviews.
Files and accessCh. 119, F.S.; written engagement terms
Plans exempt from public disclosure are requested through the owner or the licensed professional entitled to request them. Public-record requests need approval, with acknowledgments and lawful fees tracked. Project authorizations, review reports, receipts and inspection records stay under the firm’s retention policy, and client identifiers never appear in demonstrations or marketing lists.
Measure the work around each application.
Use your volumes to choose one administrative workflow to evaluate.
≈ modeled hours a week of application work
About of team hours a week under the comparison assumption. Workload selected for evaluation: about hours.
40 active × 20 min ÷ 60 + 3.6 new a week (15 × 12 ÷ 50) × 3 h + 3.6 × 1.5 rounds × 2 h = 34.9 hours a week; × 50.0% = 17.5 selected for evaluation
An estimate from the assumptions shown, not a measurement of your firm or a promise of time saved, staff reductions, approvals or revenue.
Build the next professional relationship.
Prepare business outreach and partner follow-ups. Keep the conversation under your team’s control.
Find
Legate · QuarryResearch contractors, design firms, developers, commercial owners and property managers.
Research architects, engineers, contractors, title agencies, closing teams, real-estate attorneys, association managers and private providers.
Business research and market context only. No outreach from violation, lien or failed-inspection lists. No Radar route.
Research
Studio · Legate · QuarryCheck company records and the relevant license registry; gather supported records for a named project.
Check the partner’s business, role and relevant professional credentials.
Public sources; missing records do not establish misconduct. Confirm registry coverage for each profession.
Write
Studio · LegateDraft an introduction with jurisdictions, registration details, scope and exclusions.
Draft the open-and-expired-permit coordination offer for closing teams.
The principal approves sending. No approval, date or inside-track claim.
Call
Legate · consent-gated voice setup onlyStaff personally dial lawful prospecting calls after the required checks.
Arrange calls with partners who agreed to be called.
No AI cold calls. Any AI or automated voice and automated texts require prior express written consent, AI disclosure and suppression checks.
Follow up
LegateRecord the reply, the permission and the approved next action.
Maintain the referral history and agreed follow-ups.
Honor STOP and opt-outs promptly; no continued unwanted contact.
Present
StudioPrepare a sample comment log and resubmittal packet.
Prepare a one-page permit-resolution process for closing teams.
PDF, Word and spreadsheet. Fictional examples or consented materials; timing claims need dated firm records.
Close
Studio · LegateThe principal approves the engagement and terms; the authorization to act is tracked.
Record the referral and scope, with no payment for introductions.
Fixed fees only. No success or contingency fees and no referral-based compensation.
- AI calls and texts
AI or automated calls and automated texts require prior express written consent. A business listing or prior inbound inquiry does not itself prove that consent. Identify the AI assistant as automated. FCC 24-17 Details
- Calling hours and lists
Check national, Florida and firm do-not-call lists. Apply 8 a.m. to 8 p.m. at the recipient’s location and no more than three calls in 24 hours on the same subject. §501.616 Details
- Email
Email uses accurate sender details, the firm’s postal address, required advertising identification and a working opt-out honored within 10 business days. Operating policy is prompt suppression. Details
- Closing teams
The offer to title agencies and real-estate attorneys is coordinating permit resolution, not issuing an official open-permit letter or performing title work. Details
- Reviews
Past-client contact follows agreed permissions. Clients write their own reviews; no fake or incentivized reviews. 16 CFR 465 Details
Tools assigned to the work.
Studio prepares the application work. Quarry supplies public-record context. Legate keeps approved follow-through organized.
StudioPrepares the application work · 26 processes
- Own-browser work
Reads application status and posted requirements in the firm’s browser under the firm’s own login, and records each action. A person confirms every upload, submission and payment.
- Comment logs
Review comments organized by discipline, reviewer role, code section, sheet, answer owner and due date, as a spreadsheet.
- PDF and Word
Response letters, resubmittal packets, authorizations and cover letters as a readable PDF and an editable Word file.
- Checklists and deadlines
Attachment checklists, document gaps and statutory clocks with their source documents.
QuarrySupplies public-record context · 10 processes
- Permit history
City of Miami permit status history since 2014 and unincorporated Miami-Dade issued permits within a rolling two-year window.
- Failed inspections
Unincorporated Miami-Dade failures and corrections, matched by permit number; successful inspections are not in the feed.
- Sources and gaps
Each record with its source and observation time; unmatched records stay separate and missing coverage is named.
LegateKeeps approved follow-through organized · 11 processes
- Intake and CRM
Requests logged and answered, with clients and partners and their history.
- Approved follow-up
Comment routing, reminders, client updates and payment reminders, each waiting for the approval rule you set.
- Partner history
Referral partners with introductions, replies, channel permissions and opt-outs.
- Voice
Consent-gated voice is a setup option; it is not configured for permit firms. Says it is automated.
No portal integration, e-signature connector, notarization service or local lobbyist registry is claimed. Confirm every outgoing action.
A future view of permit-work signals.
Coverage and examples will appear here when the permit-firm workflow is verified.
No cards, sample leads, volumes, scores or release date are shown, and Radar carries no process on the map. The permit history above works today.
Know what the assistant can read and send.
Agree the working folder, account access, review owners and written data terms before the workflow begins.
- Your computerThe working folderstays here
- Regaldi’s serverPasses the task contentstores memory and uploads
- AI providerNamed in the written termsprocesses what the assistant reads for a task
- Working files
- Files stay in the firm’s working folder. You choose the folders, accounts and actions the assistant may use.
- Processing
- Content read for a task passes through Regaldi’s server to the AI provider. The written terms describe the actual processors and permissions.
- Stored information
- Conversation memory and uploads are stored on Regaldi’s server under written terms covering access, retention and deletion.
- Outgoing material
- The firm approves outgoing material, and the AI assistant identifies itself as automated when communicating with clients or others.
- Exempt plans and records
- Plans exempt from public disclosure are requested through the owner or the licensed professional entitled to request them. Public-record requests need approval, with acknowledgments and lawful fees tracked.
- Claims not made
- No local-only processing, no zero retention, no SOC 2 certification and no security promises beyond the written terms.
AI output can be wrong; check records and drafts before relying on them. Keep project authorizations, review reports, receipts and inspection records under the firm’s retention policy. Do not expose client identifiers in demonstrations or convert confidential material into marketing lists.
Start with one workflow.
Bring one deficiency notice. Define the review owners. Evaluate one resubmittal workflow.
- 01 · DiagnosticTwo to three weeks
Scope
Jurisdictions, inputs, permissions, responsible signers and the baseline, agreed in writing.
Credited once toward the project.
- 02 · PilotOne process
Prepare
A supervised run on one deficiency notice: comment log, response letter and resubmittal draft.
Where a question remains open after the diagnostic.
- 03 · BuildIn stages
Review
Completeness, corrections, source quality and staff time, then your decision about expanding.
Voice is a consent-gated setup option; cold AI calling stays off.
Flat fees for software and services. Nothing tied to permits issued, project value or fees saved. Regaldi pays and takes nothing for referrals.
The scope of each stage is agreed in writing. No success bonus and no contingency fee. Regaldi reports the changes it observes and their limits; it promises no permit approval or completion date.
Prices: regaldi.ai/pricing/
Bring us the recurring work
Tell Ita where your firm works and which application task you want to improve. A principal reads every inquiry and writes back by email. Do not include client names, confidential project details, documents, account credentials or passwords.
An inquiry authorizes a response about the stated workflow, not AI marketing calls.
Do not include patient information, client files or passwords. Sending this does not purchase a service. Your message is relayed to office@regaldi.ai through FormSubmit; our Privacy Policy applies.
Regaldi LLC is a Florida software company. It holds no contractor, architect, engineer or building-code license and is not registered as a lobbyist. General information, not legal advice. Each firm is responsible for its registrations, local lobbying rules and each building department’s requirements. No permit approval or completion date is promised. AI output can be inaccurate and must be reviewed by the responsible person before it is relied on.