# Nightboard Ops — Florida Commercial Permit & DBPR/Sunbiz Intelligence

> Nightboard Ops ingests issued commercial building permits valued at $50,000 or more in Miami-Dade and Orlando, matches each permit to the contractor's Florida DBPR license and qualifier and to Sunbiz corporate filings, and delivers them to a seat-capped cohort of material suppliers, equipment rental fleets and surety producers as a 6:00 AM CSV call sheet, a REST API, or HMAC-SHA256-signed webhooks. Onboarding is self-serve; support is the 24/7 AI Concierge.

Live feed right now (active commercial permits valued at $50K or more, summed across the CSI 01/06, 22 and 26 slices): 3,334 in Miami-Dade and 183 in Orlando.

## Live coverage

- [Miami-Dade commercial permits](https://nightboardops.com/fl/miami-dade-commercial-permits): Miami-Dade County–issued permits plus City of Miami permits. MSA 33100, capped at 5 seats per CSI trade
  - [Miami-Dade Building & Structural permits](https://nightboardops.com/fl/miami-dade-commercial-permits/building): CSI 01/06 General Building & Structural
  - [Miami-Dade Plumbing & Mechanical permits](https://nightboardops.com/fl/miami-dade-commercial-permits/plumbing-mechanical): CSI 22 Plumbing & Mechanical
  - [Miami-Dade Electrical permits](https://nightboardops.com/fl/miami-dade-commercial-permits/electrical): CSI 26 Electrical Systems
- [Orlando commercial permits](https://nightboardops.com/fl/orlando-commercial-permits): City of Orlando permits; every seat includes the All-Trade CSI Bundle (01/06 + 22 + 26) and a 90-day active window. MSA 36740, capped at 3 seats per CSI trade
  - [Orlando Building & Structural permits](https://nightboardops.com/fl/orlando-commercial-permits/building): CSI 01/06 General Building & Structural
  - [Orlando Plumbing & Mechanical permits](https://nightboardops.com/fl/orlando-commercial-permits/plumbing-mechanical): CSI 22 Plumbing & Mechanical
  - [Orlando Electrical permits](https://nightboardops.com/fl/orlando-commercial-permits/electrical): CSI 26 Electrical Systems
- [Miami-Dade building permits (short URL, 301 to the canonical building page)](https://nightboardops.com/fl/miami-dade-building-permits)
- [Verified contractor dossiers](https://nightboardops.com/contractors): DBPR-verified contractors with open $50K+ permits, 90-day velocity

## Methodology

- Sources are polled hourly; only issued permits valued at $50,000 or more from the last 30 days are kept (Orlando seats use a 90-day window)
- Contractor match: the permit's license number and company name are checked against the Florida DBPR licensee file and the Sunbiz corporate registry (FEI/EIN when matched)
- Trade split: CSI 01/06 building & structural, CSI 22 plumbing & mechanical, CSI 26 electrical
- Delivery: 6:00 AM (America/New_York) CSV call sheet by email, REST API, or signed webhooks
- Material BOM = 35% of permit valuation; supplier profit = 25% of BOM; Starter payback years = profit / $14,400
- Example: a $500,000 CSI 01 permit ≈ $175,000 BOM → ≈ $43,750 supplier profit ≈ 3.0 years of Starter
- Fleet: a $1,200/mo seat against an $8,500/mo boom or forklift rental breaks even in ≈ 4 days

## Pricing (self-serve Stripe Checkout, no sales call)

- $0 — Free 25-lead trial sheet (work email, no card)
- $99 one-time — Instant CSV Pass: 25-row CSV plus one contractor dossier
- $295 — 14-Day Branch Pilot: daily 6:00 AM sheet for 14 days, credited toward month one
- $1,200/mo — Starter: one metro, protected CSI-trade seat, 6:00 AM CSV, API and webhooks
- $2,200/mo — Pro Regional: 24-hour first-strike webhooks, audit and valuation routes
- $3,500/mo — Enterprise: all Florida metros, trade lockout, full audit routes
- $250/mo — Compliance Audit Add-On (DBPR license expiration audits)

## Why it works this way

- **Why does Nightboard Ops not offer a $495/mo non-exclusive subscription tier?** Non-exclusive construction leads destroy subscriber margin. When the same permit list is sold to dozens of local competitors, jobsite superintendents are flooded with calls and suppliers are pushed into a race-to-the-bottom price war. Nightboard Ops caps territory seats per CSI division per MSA (5 in Miami-Dade, 3 in Orlando) at $1,200/mo, so a subscriber shares each trade feed with at most 2 to 4 other subscribers. Buyers seeking a lower commitment can use the $99 Instant CSV Pass (a one-time file that does not take a seat) or the $295 14-Day Branch Pilot (100% credited toward Month 1).
- **Why is onboarding and support 100% automated via the 24/7 AI Concierge and self-serve webhooks rather than human account managers?** Zero-human-touch infrastructure eliminates sales bloat, back-room territory exceptions, and multi-week onboarding delays. Trial sheets, $295 P-card pilots, HMAC-SHA256-signed webhooks, and DBPR/Sunbiz license audits are provisioned automatically in seconds, with no sales call. Removing commission-based sales reps and manual account overhead lets Nightboard Ops publish self-serve Florida permit intelligence at $1,200–$3,500/mo rather than through annual enterprise contracts negotiated by sales reps. Seat caps are set in code (5 per CSI trade in Miami-Dade, 3 in Orlando) and counted live from paid subscriptions.
- **Why does Miami-Dade show far more active permits than Orlando at the same seat price?** The live feed currently shows 3,334 active $50K+ commercial permits in Miami-Dade and 183 in Orlando across the three CSI trades. Miami-Dade's feed combines two permit sources, Miami-Dade County–issued permits and City of Miami permits, and is capped at 5 seats per CSI trade. Orlando's feed comes from the City of Orlando alone and is capped tighter at 3 seats per CSI trade, and every Orlando seat includes the All-Trade CSI Bundle (CSI 01/06 Building + CSI 22 Plumbing/Mechanical + CSI 26 Electrical) plus a 90-day active window at no extra charge.
- **How does Nightboard Ops compare to PermitFlow, Pulley, Dodge, or ConstructConnect?** PermitFlow, Pulley, and Permit Place are permit-filing and expediting tools for developers applying for permits. Dodge and ConstructConnect are broad national bidding networks sold to everyone in a market. Nightboard Ops is a territory-protected Florida outbound sales engine that ingests newly approved $50K+ commercial permits daily, cross-matches them against Florida DBPR qualifier licenses and Sunbiz corporate filings, and delivers them at 6:00 AM to a capped cohort of material suppliers, equipment rental fleets, and surety producers.

## Key pages

- [Homepage and live feed](https://nightboardops.com/)
- [FAQ](https://nightboardops.com/faq)
- [API & webhook docs](https://nightboardops.com/docs)
- [Contractor dossiers](https://nightboardops.com/contractors)
- [Full LLM context](https://nightboardops.com/llms-full.txt)

## Specification

- OpenAPI: https://nightboardops.com/.well-known/openapi.json
- API & webhook reference: https://nightboardops.com/docs
- Interactive explorer: https://nightboardops.com/docs/explorer
- Agent notes: https://nightboardops.com/agents.md
- Capability card: https://nightboardops.com/.well-known/agent-card.json

## Authentication

- Header: `X-API-Key`
- Trial token shape: `pk_live_` plus 64 hex characters
- Trial: 25-lead call sheet + 250 metered API/webhook events during the 10-day trial. The emailed sheets are not metered. Past 250 events the API returns HTTP 429 with `X-Stripe-Checkout-Url`
- Requests without a key on export or audit routes return HTTP 401. A valid key without `audit_addon` or a Pro/Enterprise seat receives HTTP 403 on `/v1/audit/*`

## Export

- `GET /v1/export/miami-dade` and `GET /v1/export/orlando`
- Query `csi_division`: `26` electrical, `22` plumbing, `01` or `06` building
- Query `format`: `zip` (default) or `json` (top 5 rows)
- Query `filed_after` and `filed_before`: inclusive `filed_at` bounds
- ZIP members are streamed. Zero valuations are omitted from webhook events

## Audit

- `GET /v1/audit/licenses` — DBPR status and 15/30/60 day expiration windows. Requires `audit_addon` or enterprise. Otherwise HTTP 403 `audit_addon_required`
- `GET /v1/audit/licenses/expiring?days=30&trade=EC` — paged licensees inside that window. Same add-on gate
- A sixth simultaneous request for one key or client address returns HTTP 429 `concurrency_limit_exceeded`
- `POST /api/v1/keys/trial` — email plus MSA `33100` (Miami) or `36740` (Orlando). Returns one trial key per corporate domain, MSA and CSI (25-lead call sheet + 250 metered API/webhook events during the 10-day trial). A key scoped to the other MSA receives HTTP 403 `geographic_boundary_exceeded` on the Miami-Dade export
- `GET /v1/audit/valuations` — rolling 30, 60, and 90 day permit dollars per contractor, positive amounts only
- `GET /v1/audit/preview?msa=miami-dade` — public, no key. Count of contractors on open $50K+ permits (90 days) whose DBPR license is not current or whose 90-day valuation is $500K+, with a top-5 sample

## Other routes

- `GET /v1/telemetry` — filings, registry counts, watermarks, journal sync, outbox
- `GET /health`
- `POST /api/chat` — concierge. Returns 503 `gemini_unconfigured` when no key is configured on the host
- `POST /v1/webhooks/ingest` — HMAC-SHA256 `X-Signature`. Missing signature is 503. A bad digest is 401
- Outbound deliveries send `X-Nightboard-Signature-256: sha256=<hex HMAC-SHA256 of the raw body>` (same value as `X-Signature`) and add `webhook-id`, `webhook-timestamp`, and `webhook-signature` (`v1,<hex>` of `id.timestamp.body`)
- `POST /v1/webhooks/ingest` accepts that same trio or legacy `X-Signature`. A `webhook-timestamp` more than 300 seconds off is HTTP 401

## Self-serve webhook endpoint

- `POST /v1/webhooks/endpoint` with `X-API-Key` (trial or paid) and `{"url": "https://..."}` registers the receiver for that key. The first registration and `{"rotate_secret": true}` return the `whsec_...` signing secret once; later responses show it masked
- `GET /v1/webhooks/endpoint` shows the URL, masked secret and scope. `DELETE /v1/webhooks/endpoint` removes them and drops queued deliveries
- No key is HTTP 401. URLs must be public HTTPS (max 500 characters, no credentials or fragment); localhost, private, CGNAT, link-local, multicast and reserved addresses are HTTP 422 `invalid_webhook_url`. The host is re-resolved and re-checked before each delivery; redirects are not followed
- Scope: enterprise keys get every permit; other keys get their MSA list (empty = all) and CSI seat (06 = 01; 22 includes HVAC/mechanical; Orlando includes every division). Dispatch order: enterprise, pro, starter, then pilot/trial. Each event queued for a trial key counts one of its 250 metered trial events

## Market comparison

| Capability | Nightboard Ops | National Bidding Networks (Dodge / ConstructConnect) | Permit Expediters (PermitFlow / Pulley) | Manual County Portal Scraping |
| --- | --- | --- | --- | --- |
| Primary use case | 6:00 AM outbound sales call sheets for material suppliers, rental fleets and surety producers | Project discovery and public bidding | Permit filing and expediting for applicants | Ad-hoc lookups by in-house staff |
| Florida DBPR qualifier & Sunbiz FEI matching | Automated daily: DBPR license and qualifier, plus the Sunbiz filing and FEI when matched | Varies by vendor (national dataset) | Not designed for this | Manual lookup on the DBPR and Sunbiz websites |
| Territory exclusivity | Capped at 3–5 seats per CSI trade (5 Miami-Dade, 3 Orlando) | No published per-trade seat cap | Not applicable | None — portal data is open to every competitor |
| Time to first lead | Self-serve trial key, CSV or webhook in seconds | Varies / sales-led | Not designed for lead delivery | Depends on staff time |
| Verified unit economics benchmark | 1 closed $500,000 CSI 01 permit ≈ $175,000 BOM (35% of valuation) → ≈ $43,750 supplier profit (25% of BOM) ≈ 3.0 years of Starter ($14,400/yr). 1 boom/forklift rental at $8,500/mo covers a $1,200/mo seat in ≈ 4 days. | Not published | Not applicable | Not applicable |

## Frequently asked questions

### How is Nightboard Ops different from Dodge Construction Network or ConstructConnect?

Dodge and ConstructConnect focus on pre-bid architectural rumors months before ground breaks. Nightboard Ops tracks issued municipal commercial permits over $50k in the last 30 days, matched to Florida DBPR licenses and Sunbiz corporate filings. The live status badge above the permit feed shows whether the municipal sync is current, delayed, or stale.

### How does the "Max 3–5 Seats per CSI Trade" anti-saturation cap work?

Miami-Dade has 5 seats per CSI. Orlando has 3 seats per CSI. The badge names the CSI you selected and the seats still open on that trade. A corporate trial is one 25-record slice per domain, metro and CSI. Pro and Enterprise add a 24-hour webhook window before the morning batch.

### What happens if another branch or colleague at my company already requested a trial key?

Each corporate domain gets one 25-record evaluation slice per metro and trade (CSI) division: a 25-lead call sheet + 250 metered API/webhook events during the 10-day trial. If a colleague already claimed the same metro and trade, you join that branch trial: today's 25-lead call sheet is emailed to you right away and your own 10-day 6:00 AM digest starts immediately. A different metro or trade gets its own slice. The emailed sheets never use metered events, and trial keys are never revoked for low API usage.

### How are the material BOM and equipment payback numbers calculated?

Material BOM is 35% of the permit valuation on the filter you selected. Supplier profit is 25% of that BOM. Starter payback years are that profit divided by $14,400. The 4-day figure is only the fleet card: a $1,200 seat against an $8,500 monthly rental yield. It is not the payback on a materials permit.

### Can our sales reps use this without an engineering team or CRM integration?

Yes. Every seat includes ready-to-call 6:00 AM Excel/CSV territory sheets formatted for immediate field sales and phone dispatch alongside optional REST API and HMAC-SHA256 webhook streaming.

### Can we request a live permit feed for a territory outside Miami-Dade and Orlando?

Yes. Use the post-signup Sister-Branch Nomination tool in the sandbox to trigger an on-demand Socrata/ArcGIS commercial permit probe (> $50K) for any U.S. metro, or reserve a priority seat on the Next-Wave Tampa, Jacksonville, and Broward rollout waitlist.

### Why does Nightboard Ops not offer a $495/mo non-exclusive subscription tier?

Non-exclusive construction leads destroy subscriber margin. When the same permit list is sold to dozens of local competitors, jobsite superintendents are flooded with calls and suppliers are pushed into a race-to-the-bottom price war. Nightboard Ops caps territory seats per CSI division per MSA (5 in Miami-Dade, 3 in Orlando) at $1,200/mo, so a subscriber shares each trade feed with at most 2 to 4 other subscribers. Buyers seeking a lower commitment can use the $99 Instant CSV Pass (a one-time file that does not take a seat) or the $295 14-Day Branch Pilot (100% credited toward Month 1).

### Why is onboarding and support 100% automated via the 24/7 AI Concierge and self-serve webhooks rather than human account managers?

Zero-human-touch infrastructure eliminates sales bloat, back-room territory exceptions, and multi-week onboarding delays. Trial sheets, $295 P-card pilots, HMAC-SHA256-signed webhooks, and DBPR/Sunbiz license audits are provisioned automatically in seconds, with no sales call. Removing commission-based sales reps and manual account overhead lets Nightboard Ops publish self-serve Florida permit intelligence at $1,200–$3,500/mo rather than through annual enterprise contracts negotiated by sales reps. Seat caps are set in code (5 per CSI trade in Miami-Dade, 3 in Orlando) and counted live from paid subscriptions.

### Why does Miami-Dade show far more active permits than Orlando at the same seat price?

The live feed currently shows 3,334 active $50K+ commercial permits in Miami-Dade and 183 in Orlando across the three CSI trades. Miami-Dade's feed combines two permit sources, Miami-Dade County–issued permits and City of Miami permits, and is capped at 5 seats per CSI trade. Orlando's feed comes from the City of Orlando alone and is capped tighter at 3 seats per CSI trade, and every Orlando seat includes the All-Trade CSI Bundle (CSI 01/06 Building + CSI 22 Plumbing/Mechanical + CSI 26 Electrical) plus a 90-day active window at no extra charge.

### How does Nightboard Ops compare to PermitFlow, Pulley, Dodge, or ConstructConnect?

PermitFlow, Pulley, and Permit Place are permit-filing and expediting tools for developers applying for permits. Dodge and ConstructConnect are broad national bidding networks sold to everyone in a market. Nightboard Ops is a territory-protected Florida outbound sales engine that ingests newly approved $50K+ commercial permits daily, cross-matches them against Florida DBPR qualifier licenses and Sunbiz corporate filings, and delivers them at 6:00 AM to a capped cohort of material suppliers, equipment rental fleets, and surety producers.

## Top verified contractor dossiers

- [COASTAL CONSTRUCTION OF MIAMI DADE](https://nightboardops.com/contractors/miami-dade/coastal-construction-of-miami-dade-cgc1518271): Miami-Dade, DBPR CGC1518271, 2 permits ≥ $50K in 90 days, $325,395,151 total
- [A & P AIR CONDITIONING CORPORATION](https://nightboardops.com/contractors/miami-dade/a-p-air-conditioning-corporation-cac058427): Miami-Dade, DBPR CAC058427, 1 permits ≥ $50K in 90 days, $159,000,000 total
- [CIVIC CONSTRUCTION MANAGEMENT LLC](https://nightboardops.com/contractors/miami-dade/civic-construction-management-llc-cgc1524539): Miami-Dade, DBPR CGC1524539, 1 permits ≥ $50K in 90 days, $145,000,000 total
- [SOUTH POINTE CONSTRUCTION & DEVELOPMENT](https://nightboardops.com/contractors/miami-dade/south-pointe-construction-development-cgc052768): Miami-Dade, DBPR CGC052768, 2 permits ≥ $50K in 90 days, $80,000,000 total
- [THE WINDOW GUYS OF FLORIDA INC](https://nightboardops.com/contractors/miami-dade/the-window-guys-of-florida-inc-cgc1518491): Miami-Dade, DBPR CGC1518491, 1 permits ≥ $50K in 90 days, $68,000,000 total
- [ROCK STAR POOLS & WATERFALLS INC](https://nightboardops.com/contractors/miami-dade/rock-star-pools-waterfalls-inc-cpc1458909): Miami-Dade, DBPR CPC1458909, 1 permits ≥ $50K in 90 days, $62,073,235 total
- [SOUTH CENTRAL ELECTRIC LLC](https://nightboardops.com/contractors/miami-dade/south-central-electric-llc-ec13011750): Miami-Dade, DBPR EC13011750, 1 permits ≥ $50K in 90 days, $61,950,000 total
- [MOSS & ASSOCIATES LLC](https://nightboardops.com/contractors/miami-dade/moss-associates-llc-cgc1510924): Miami-Dade, DBPR CGC1510924, 1 permits ≥ $50K in 90 days, $46,000,000 total
- [ADVANCED HOOD SYSTEMS LLC](https://nightboardops.com/contractors/miami-dade/advanced-hood-systems-llc-csc1110285): Miami-Dade, DBPR CSC1110285, 1 permits ≥ $50K in 90 days, $40,000,000 total
- [PALETZ ROOFING AND INSPECTIONS INC](https://nightboardops.com/contractors/miami-dade/paletz-roofing-and-inspections-inc-ccc1325656): Miami-Dade, DBPR CCC1325656, 1 permits ≥ $50K in 90 days, $33,572,527 total
- [AMBAR TECHNOLOGIES LLC](https://nightboardops.com/contractors/miami-dade/ambar-technologies-llc-cfc1431442): Miami-Dade, DBPR CFC1431442, 2 permits ≥ $50K in 90 days, $32,300,000 total
- [DIVISION 8 WINDOWS & DOORS, LLC](https://nightboardops.com/contractors/miami-dade/division-8-windows-doors-llc-cgc1540440): Miami-Dade, DBPR CGC1540440, 1 permits ≥ $50K in 90 days, $30,000,000 total
- [MOSS & ASSOCIATES LLC](https://nightboardops.com/contractors/miami-dade/moss-associates-llc-cgc61500): Miami-Dade, DBPR CGC61500, 1 permits ≥ $50K in 90 days, $18,000,000 total
- [DUNN DEVELOPMENT LLC](https://nightboardops.com/contractors/miami-dade/dunn-development-llc-ec13014556): Miami-Dade, DBPR EC13014556, 1 permits ≥ $50K in 90 days, $17,800,000 total
- [REEL POWER ELECTRIC LLC](https://nightboardops.com/contractors/miami-dade/reel-power-electric-llc-ec13014780): Miami-Dade, DBPR EC13014780, 3 permits ≥ $50K in 90 days, $17,744,134 total
- [NICPOWER CONTRACTOR CORP](https://nightboardops.com/contractors/miami-dade/nicpower-contractor-corp-ec13010921): Miami-Dade, DBPR EC13010921, 1 permits ≥ $50K in 90 days, $15,000,000 total
- [BLUE OX ENTERPRISES LLC](https://nightboardops.com/contractors/orlando/blue-ox-enterprises-llc-cuc1226639): Orlando, DBPR CUC1226639, 2 permits ≥ $50K in 90 days, $14,639,286 total
- [GM & P CONSULTING AND GLAZING](https://nightboardops.com/contractors/miami-dade/gm-p-consulting-and-glazing-scc131151176): Miami-Dade, DBPR SCC131151176, 1 permits ≥ $50K in 90 days, $14,000,000 total
- [CONVERGINT TECHNOLOGIES LLC](https://nightboardops.com/contractors/miami-dade/convergint-technologies-llc-ef20001855): Miami-Dade, DBPR EF20001855, 2 permits ≥ $50K in 90 days, $13,010,000 total
- [C T MECHANICAL CO](https://nightboardops.com/contractors/miami-dade/c-t-mechanical-co-cmc1249373): Miami-Dade, DBPR CMC1249373, 1 permits ≥ $50K in 90 days, $12,200,000 total
- [LEMARTEC-NV2A JV, LLC](https://nightboardops.com/contractors/miami-dade/lemartec-nv2a-jv-llc-cgc1534553): Miami-Dade, DBPR CGC1534553, 1 permits ≥ $50K in 90 days, $12,000,000 total
- [REDLAND COMPANY, LLC](https://nightboardops.com/contractors/miami-dade/redland-company-llc-cgc1527652): Miami-Dade, DBPR CGC1527652, 1 permits ≥ $50K in 90 days, $11,275,346 total
- [MILLER GLASS & GLAZING INC](https://nightboardops.com/contractors/miami-dade/miller-glass-glazing-inc-scc131151283): Miami-Dade, DBPR SCC131151283, 1 permits ≥ $50K in 90 days, $11,000,000 total
- [THEVENIN ENTERPRISES INC](https://nightboardops.com/contractors/miami-dade/thevenin-enterprises-inc-ec13004745): Miami-Dade, DBPR EC13004745, 2 permits ≥ $50K in 90 days, $10,600,000 total
- [STOR-ALL CONSTRUCTION INC](https://nightboardops.com/contractors/miami-dade/stor-all-construction-inc-cgc1509198): Miami-Dade, DBPR CGC1509198, 1 permits ≥ $50K in 90 days, $10,250,000 total