What we actually cover

Every number on this page is generated from the live archive, not written by hand. It is here so you can check our completeness before you ever pay us anything.

Council & commission agendas

What is configured and produces nothing

These agenda sources are verified and crawled every night and have returned zero documents. They are listed because a reader cannot tell the difference between a source we never tried and one that fails silently, and that difference is the whole point of this page.

Hearings scheduled in the next 60 days

Every count above is backward-looking, and a backward count cannot tell you whether a jurisdiction is quiet or broken. This table is forward-looking: per body, when it next meets and whether its clerk has posted the agenda yet. 26 of 47 land-use meetings ahead of us have a posted agenda, and those are the ones we have read. A body listed here without one is a body we are watching, not one we have read. Machine-readable at /hearings.json.

The bodies a South Florida buyer asks for by name

Read from each authority's own calendar, in the same run that produced the table above. A body that is not meeting inside the window says so, with the date of the last agenda we actually read from that jurisdiction, so "quiet" and "unread" are never printed as the same thing.

Is a quiet calendar quiet, or broken?

A jurisdiction with no hearing ahead of it is either in recess or a source we are failing to read, and until now this page could not tell you which. The middle column is the evidence: land-use meetings the SAME calendar lists in the 60 days behind us. Behind-us meetings and none ahead means quiet. Neither means we cannot vouch for it, and we say so.

Jurisdictions we do not cover

Named explicitly because they are the ones a Miami buyer looks for first. Development Radar does not include them.

Sources that have gone quiet

Captured before, but nothing newer than 45 days. A jurisdiction here may simply be in recess — or its feed may have broken. We do not know which, so we do not claim it is current.

How much of each agenda we actually read

Every other check on this site proves that what we published is real. None of them can notice what we MISSED, because a missing item has no row to test. So recall-audit.py re-opens every archived agenda since 2026-07-24, counts the land-use items its clerk listed, and compares that with what the pipeline read. This is the whole window, not one issue.

Of those 845 items, 717 were read and are publishable, 127 were read and then dropped by the publish rule (no parcel named, line-wrap fragment, meeting boilerplate) and 1 were never read at all — the failure this audit exists to make visible. Audit run 2026-09-07.

Development signals read from those agendas

7,176 items extracted from the archived agenda documents and classified. Rezonings, PUDs and plats carry addresses and ordinance numbers; site-plan and capital-project lines are noisier and still being tightened.

Daily permit feeds