What Florida is about to approve, next to what it just permitted.
Florida councils and commissions publish what they are about to vote on — rezonings, plats, variances, redevelopment and overlay plans, comprehensive-plan amendments, site plans — in PDFs nobody reads. We read them nightly, re-open every published line in its own source document to prove the text is really there, and put them next to the building permits Miami-Dade and Orlando have already issued. That pairing is the product: the approval while the hearing is still ahead, and the job that has just been permitted down the road from it. It is built for the people who come after the permit holder — adjacent trades and subcontractors, building-product suppliers and distributors, small developers and land buyers, and public adjusters. Roofers and solar installers are welcome, but a roofing permit means a roofer was already hired.
Upcoming hearings, one page per Florida body → · Permit activity by area and trade → · How we compare to PermitIntel, PermitMap, PermitGrab and Shovels →
How fresh that is depends on the authority, not on us, and on how many nights we have measured each one: Orlando 0–7 days old across our last 10 pulls, the City of Miami 1–2 days old across our last 10 pulls, and Miami-Dade County 1–2 days old across our last 10 pulls. The run counts differ because each source was wired on a different day, and one window cannot be true of all three. See the measurement, and a real file →
Free every Monday. Then one file, once.
Free weekly digest → the $79 one-time permit file on Gumroad → the Development Radar waitlist. That is the whole ladder, and there is nothing else to buy.
The Monday digest, free. The full file, $79 once.
Daily, trade-matched permit leads: reroofs for solar installers, fire & water repairs for rebuild GCs, pool permits for fence and screen companies. Contractor of record, declared value, permit number, and the evidence for every match.
Being straight about the state of it: the file is self-serve — bought on Gumroad, and the licence key on your receipt is pasted at /redeem.html, which lists every metro and trade in the spool with a download button. No account, no login, no waiting on a human. It is one payment, not a subscription, and nobody has bought it yet. What that means, precisely →
The rezoning, while the hearing is still ahead of you.
Rezonings, zoning public hearings, PUDs, plats, annexations and comprehensive-plan amendments, read from county and city agendas — with the applicant, the parcel, the acreage and what it is asking to go from and to, wherever the authority prints them. Every item links its source agenda, and every published line is re-checked against that document before it ships.
What “early” means here, precisely: a land-use item is typically decided 12–24 months before the building permit it eventually produces, and that is the lead we are selling. It is not a claim about the hearing date — we can only see an agenda once the authority publishes it, which is usually days to a few weeks ahead. The digest therefore separates hearings still ahead from hearings already held, and never prints a past hearing as if it were upcoming.
It does not read the items on City of Miami PZAB agendas (its hearing DATES we do publish), Miami Beach, and Orange County and the City of Orlando. City of Miami is read but its agenda API exposes only 6 documents, the newest meeting being 2026-06-04. 21 land-use hearings are scheduled inside the next 60 days whose agenda no clerk has published yet — the ones we are waiting on are listed, by date, on the coverage page and in hearings.json. Full detail and the sources that produce nothing: coverage.
Why not just download it from the county?
Because the honest answer is narrower than a lead-list vendor would tell you, and you can check every part of it. Miami-Dade's free open-data layer already carries the contractor's phone, their state licence number and the owner of record. We queried the live layer on 2026-07-30 before writing this: those fields are free, and anyone can pull them. What the free download does not do is any of the following.
- Show its work, row by row. Every row in the file carries the literal rule that put
it there —
matched /\broof(?!.*solar)/ in "BLDG NEW ROOF — 5 UNITS OR MORE"— and every run publishes how many rows the quality gates removed and under which rule. You can audit what was missed as well as what was kept, which is the part of a lead list nobody normally lets you check. The trade classification itself is table stakes; being able to argue with it is not. - Join the parcel. Roof age and building square footage are not in the permit layer at all — they come from the county's separate parcel layer, joined on the folio printed on the permit, and 126 of the 144 rows in the 2026-07-30 Miami file carry both. For a roofing or solar crew those are the qualifying fields.
- Merge the two authorities. Miami-Dade County and the City of Miami are separate downloads in separate schemas; the City of Miami layer publishes no phone, no owner and no licence at all.
- Tell you what changed. Each pull is compared against the previous one, so you get the permit numbers you have not already worked rather than the same rolling week again.
- Tell you how far behind the publisher is. That number is measured every run and printed on the sample page, not asserted here.
If that is not worth money to you, the Monday digest and every page on this site stay free and you never need to pay us anything. See the full field-by-field comparison on a real file →
You are not choosing between this and a Socrata query.
You are choosing between four things: the two free county portals, a national permit-data subscription, a bought contractor lead list, and this. We have now written the comparison down, dated, with every competitor fact linked to that vendor's own page and a column for where each of them beats us — EarlyDocket vs PermitIntel, PermitMap, PermitGrab and Shovels → Here are our own answers to the four questions you can hold any of them to:
- Per-row match evidence? Ours prints the rule, in the row, in the downloadable sample.
- Published drop counts? Ours prints how many rows each gate removed on that run.
- Measured publisher lag, per authority? Ours is recomputed every run — Orlando 0–7 days across our last 10 pulls, City of Miami 1–2 days across our last 10 pulls, and Miami-Dade 1–2 days across our last 10 pulls.
- Delta against the previous run? Ours prints it every run, including the runs where the answer is zero — and there have been some. On the 2026-07-30 Miami file it was 37 permit numbers that were not in the previous run's file.
And the rows we would lose on, said plainly: geography — two Florida
metros, nothing else, against a national vendor's fifty states. Tenure — this pipeline has
been running since 11 July 2026, and has no customers. Delivery — the file is bought on Gumroad and the licence key on your receipt is pasted at /redeem.html, which lists every metro and trade with a download button; the same key works directly against /api/file if you would rather script it. There is no login. The precise state of that, on one page → If any of those three is
what decides it for you, one of the other three options is your
answer, and we would rather you knew that here than after paying.
Not a mockup. A live pipeline.
Read the output before you give us an email
Both products are published in public, unedited. The permit sample is a real nightly pull of the permit file with phone numbers and owner names masked; the weekly digest is the largest permits issued this week, plus land-use items in two separate tables — hearings still ahead, and hearings already held — each one checkable against the county record or the meeting's own agenda document.
Upcoming hearings by jurisdiction → Permit activity by area and trade → See a real permit file → Read this week's digest → Follow it by RSS, no email →Get the Monday digest, free.
Published every Monday: the largest permits issued that week and the land-use items on upcoming Florida agendas, each line traceable to the record it came from. You can read it without giving us anything — this week's issue or the RSS feed. Leave your email and metro to get it in your inbox and to steer which metro gets built next.
The file behind the digest
The weekly digest above is free and stays free. If you want the underlying rows rather than the top twelve — every qualifying permit, per trade, refreshed daily from the county’s own records, as a CSV with a “new since last run” delta — that is the paid file. Miami-Dade and Orlando are the metros the data covers today, and the file says so.
It deliberately contains no applicant phone numbers and no owner names. Permits are public record, but we do not sell a file of people’s personal contact details — you get the company, the address and the permit, and you do your own outreach.
Secure checkout via Gumroad · 14-day money-back guarantee · your receipt carries a licence key you paste into the download link — no account, nothing recurring.