How it works
From public record to your inbox, every Monday
Public records in, sorted buildings out. Every row links back to the record it came from, so you can check any of them yourself. Here is the whole model, step by step, with the counts from our latest run.
Where the data comes from
We read the public records that show an ERRCS or BDA system moving through its life: permit applications, issued and expired permits, final inspections, test results, Miami Beach Phase 1 RF assessments and fire code cases. Today that is 12 permit and code sources across Miami-Dade, Broward and Palm Beach. Every row keeps a link to its source and the date we read it, so you can check it yourself.
The second source is owners who come to us. Building managers, condo boards and property managers use ERRCSCheck to find out what their fire marshal requires. Some of them ask for quotes. Those requests become owner quote requests.
Record to alert
How a public record becomes your next call
- CollectedERRCS and BDA permits, inspection results and Miami Beach RF assessments, read from city and county portals every week. Citations when they appear on the public record.
- MatchedTied to a building and parcel, so the same tower never shows up twice.
- Sorted by written rulesOpening, annual test, active or new construction, with the reason in one sentence. Records that are not ERRCS work are left out.
- DeliveredMonday digest with openings first, an alert when a permit passes its expiry date with no final, and a link back to the source on every row.
- You call who decidesThe association or owner of record, the manager where public, and Sunbiz filing details as we add them.
How each record is sorted
- Matched to a building and parcel, so the same tower is never sent twice.
- Sorted by written rules. Each building lands in one section (opening, annual test, active permit or new construction) with the reason in one sentence. Records that are not ERRCS or BDA work are left out. Every row links to the record it came from, so you can check it yourself.
- Connected to who decides. The owner of record comes from the property appraiser and the condo association from the state condominium file, with the management company where it is public. Two more steps are done by hand and added as they are confirmed: the association's state corporate filing (Sunbiz), and a public business line for openings and citations. Until a line is confirmed, the row says it is being researched.
Contacts stay at the entity level. A person's name appears only when that person is the public registered agent or an officer of the association on Sunbiz, and then only labeled as such; when in doubt we leave it out. No personal cell numbers or personal emails, ever. Management companies are not on any single public record, so many rows will not have one.
Three steps
What happens to a record before it reaches you
- MatchedTo a building and parcel, so the same tower is never sent twice.
- Sorted by written rulesExpired, withdrawn, stalled, partial pass or due for a test, with the reason on the row. Every record keeps a link to its source.
- EnrichedEntity-level contacts only: the association or owner of record and the manager where public. Sunbiz details and a public business line for openings are researched by hand and added as they are confirmed.
Records that are not ERRCS work are left out. No personal cell numbers or personal emails, ever.
What a digest contains
The Monday digest is sorted for action, not by date:
- Openings: second-bid jobs. Permits that expired without a final inspection, permits withdrawn or cancelled, jobs stalled more than 90 days, partial-pass tests, and Miami Beach Phase 1 RF assessments filed before an installer is named. A fire code citation, when one reaches the public record, is flagged at the top.
- Annual tests coming due. Finished systems approaching their next annual test. The due date is estimated from the final inspection unless a test record gives one.
- New permits this week. Who pulled an ERRCS or BDA permit, and where.
- New construction, in its own section at the bottom, because the general contractor usually picks the installer.
| Field | What it holds |
|---|---|
| Building | Name, street address and parcel number |
| Why it is open | The opening or signal, in one sentence |
| Date | The date that matters for the row: expiry, filing, test or final inspection |
| Installer on record | The firm named on the permit, if any |
| Who decides | The association or owner of record; Sunbiz filing details as we add them |
| Manager | The management company, where it is public |
| Contact | A public business line for openings and citations, once we have confirmed one |
| Source | A link to the record and the date we read it |
Sample, fictional data
What lands in your inbox
SAMPLE. Every building, company, phone number and date below is fictional. It shows the layout of the Monday digest, not real records. Openings come first, new construction last. Phone numbers use the 555-01xx range reserved for fiction. For real rows from public records, see a real sample digest.
| Section | Building (SAMPLE) | Why it is open | Date | Installer on record | Who decides | Contact |
|---|---|---|---|---|---|---|
| Opening | Harbor Point Condominium, 12 Example Harbor Rd (fictional) Broward | Permit expires Nov 14, 2026 with no final inspection on the record. | Expires Nov 14, 2026 | Example Radio Systems LLC (fictional) | Harbor Point Condominium Association, Inc. (fictional) | (954) 555-0103 |
| Opening | Bayfront Towers Condominium, 100 Sample Bay Dr, Miami Beach (fictional) Miami-Dade | Phase 1 RF assessment filed; no installer named on the record. | Filed Oct 21, 2026 | None on record | Bayfront Towers Condominium Association, Inc. (fictional) | (305) 555-0142 |
| Opening | Seagrape Residences, 45 Sample Ocean Ave (fictional) Palm Beach | BDA test recorded as a partial pass in Aug 2026; no later pass on the record. | Tested Aug 19, 2026 | Coastal Sample Comms Inc (fictional) | Seagrape Residences Association, Inc. (fictional) | (561) 555-0119 |
| Opening | Palmetto Office Center, 2200 Example Blvd (fictional) Broward | BDA permit withdrawn; no active permit on the record. | Withdrawn Sep 30, 2026 | Sample Signal Partners LLC (fictional) | Palmetto Office Center LLC (fictional) | (954) 555-0177 |
| Annual test | Coral Sample Medical Plaza, 900 Example Way (fictional) Miami-Dade | System finaled Dec 2025; first annual test due about Dec 2026. | About Dec 9, 2026 (estimated) | Example Radio Systems LLC (fictional) | Coral Sample Holdings LLC (fictional) | Openings only |
| New permit | Lantana Sample Hotel, 300 Example Ave (fictional) Palm Beach | Permit issued this week; installer named on the permit. | Issued Oct 22, 2026 | Coastal Sample Comms Inc (fictional) | Lantana Sample Hospitality LLC (fictional) | Openings only |
| New construction | Riverwalk Sample Apartments, 511 Example River Dr (fictional) Broward | New building; the general contractor chose the installer. | Applied Oct 20, 2026 | Sample Signal Partners LLC (fictional) | Riverwalk Sample Owner LLC (fictional) | Openings only |
Select a building to see the detail line, who decides and the source line a real row carries.
SAMPLE record, fictional
Harbor Point Condominium, 12 Example Harbor Rd (fictional)
SAMPLE: The ERRCS permit expires Nov 14, 2026 and no final inspection is on the record. An installer is named on the permit, but the job has not closed. A second bid may be welcome.
Who decides: Harbor Point Condominium Association, Inc. (fictional). Registered agent and officers as listed on the association's Sunbiz filing; management company: Sample Property Services LLC (fictional).
Source line: City permit record, read Oct 26, 2026. Date: Expires Nov 14, 2026 (permit expiry).
SAMPLE record, fictional
Bayfront Towers Condominium, 100 Sample Bay Dr, Miami Beach (fictional)
SAMPLE: A Phase 1 RF assessment was filed with the city. No installer is named on the record yet, so the install has not been awarded.
Who decides: Bayfront Towers Condominium Association, Inc. (fictional). Registered agent and officers as listed on the association's Sunbiz filing. No management company found on a public record.
Source line: City permit portal, read Oct 26, 2026. Date: Filed Oct 21, 2026 (filing date).
SAMPLE record, fictional
Seagrape Residences, 45 Sample Ocean Ave (fictional)
SAMPLE: The BDA test result on the city record is a partial pass, with no later pass. The building still has work to finish.
Who decides: Seagrape Residences Association, Inc. (fictional). Registered agent and officers as listed on the association's Sunbiz filing; management company: Example Community Management Inc (fictional).
Source line: City inspection result, read Oct 26, 2026. Date: Tested Aug 19, 2026 (test date).
SAMPLE record, fictional
Palmetto Office Center, 2200 Example Blvd (fictional)
SAMPLE: The BDA permit was withdrawn and no newer permit is on the record. The owner still needs a system or a test on file.
Who decides: Palmetto Office Center LLC (fictional). Owner of record from the property appraiser; registered agent from Sunbiz.
Source line: City permit record, read Oct 26, 2026. Date: Withdrawn Sep 30, 2026 (withdrawal date).
SAMPLE record, fictional
Coral Sample Medical Plaza, 900 Example Way (fictional)
SAMPLE: The ERRCS permit received its final inspection in Dec 2025. The first annual test is due about Dec 2026, estimated from the final date.
Who decides: Coral Sample Holdings LLC (fictional). Owner of record from the property appraiser; registered agent from Sunbiz.
Source line: County permit record, read Oct 26, 2026. Date: About Dec 9, 2026 (estimated) (estimated test due date).
SAMPLE record, fictional
Lantana Sample Hotel, 300 Example Ave (fictional)
SAMPLE: A BDA install permit was issued this week with a job value of $84,000 on the record. It counts toward that installer in the monthly competitor view.
Who decides: Lantana Sample Hospitality LLC (fictional). Owner of record from the property appraiser.
Source line: City permit record, read Oct 26, 2026. Date: Issued Oct 22, 2026 (issue date).
SAMPLE record, fictional
Riverwalk Sample Apartments, 511 Example River Dr (fictional)
SAMPLE: ERRCS permit on a new building under construction. The general contractor usually picks the installer, so this row sits in its own section.
Who decides: Riverwalk Sample Owner LLC (fictional). Owner of record from the property appraiser.
Source line: City permit record, read Oct 26, 2026. Date: Applied Oct 20, 2026 (application date).
Sent when our run finds the permit past its expiry date (SAMPLE)
The ERRCS permit for Harbor Point Condominium (fictional) reached its expiry date, Nov 14, 2026, with no final inspection on the record.
Installer on the permit: Example Radio Systems LLC (fictional).
Who decides: Harbor Point Condominium Association, Inc. (fictional), (954) 555-0103.
Source: City permit record, read Nov 14, 2026.
| Installer (SAMPLE) | Permits | Finals | Job values where public | Share | Counties |
|---|---|---|---|---|---|
| Example Radio Systems LLC (fictional) | 9 | 4 | $412,000 on 6 permits with a value | 24% | Broward, Miami-Dade |
| Coastal Sample Comms Inc (fictional) | 7 | 3 | $268,000 on 5 permits with a value | 18% | Palm Beach |
| Sample Signal Partners LLC (fictional) | 5 | 2 | No value on the record | 13% | Broward |
SAMPLE, fictional installers and counts. Sent once a month. Counts come from installer names on public permits; job values appear only where the permit shows a value for the radio work itself.
Who is winning ERRCS work
Once a month the digest adds a competitor view: permits and final inspections by installer, job values where the permit shows a value for the radio work itself, and each firm's share by county and by month. Values that are really the whole building's permit value are left out. Of the 518 buildings on file today, 397 name an installer on the permit, so most of the market is visible.
What is on file today
| Count, October 27, 2026 | Miami-Dade | Broward | Palm Beach | All three |
|---|---|---|---|---|
| Buildings on file | 322 | 74 | 122 | 518 |
| Open second-bid jobs | 22 | 7 | 9 | 38 |
| Finished systems | 191 | 43 | 90 | 324 |
| Open permits, all stages | 131 | 29 | 32 | 192 |
| Cited on the public record | 0 | 2 | 0 | 2 |
| New items in the last 90 days | 75 | 14 | 16 | 105 |
That works out to about 8 new items a week across the three counties. The numbers move every week; the coverage page has the current split and the real sample digest shows every row.
Delivery
- Monday digest: openings first, then annual tests, new permits and new construction, in one email and a downloadable spreadsheet file.
- Alert email: when a permit passes its expiry date with no final inspection, and when our run picks up a new Miami Beach Phase 1 RF assessment.
- Launch period: for now the digest and the alerts are sent by hand by our team from the weekly run, not by an automatic mailer.
- Monthly competitor view: "Who is winning ERRCS work", in the first digest of each month.
- Owner quote requests: sent to you by email as they arrive, with the building details the owner gave us and how they want to be contacted.
How owner requests are shared
- An owner request goes to no more than 3 installers who serve that area, and the owner is told that before they send it.
- Most request types go to one installer. Condo association requests are shared with up to 3 firms.
- If no vetted installer serves the area, we tell the owner and send them their local requirements instead.
Pricing
The South Florida ERRCS Permit and Competitor Watch is priced per county, $99 a week for each county you pick, and the first week is free. Owner quote requests run $200 to $1,250 by job type. The full list is on the pricing page.
Rules we hold ourselves to
- We do not text or cold-call building owners.
- The Watch is not exclusive. Every row comes from a public record that anyone could read; what you pay for is the weekly reading, matching and sorting.
- Our owner-facing sites stay neutral: they explain the rules the same way no matter who subscribes.
- If something we send is not useful, tell us. We refund you and we part as friends.
Say when
Every ERRCS permit and opening, every Monday
Miami-Dade, Broward and Palm Beach, every Monday. Pick your counties, first week free. Not exclusive. If it is not useful, tell us and we refund you.
Questions people ask
What triggers an alert email?
Two things. A permit that passes its expiry date with no final inspection on the record, and a new Phase 1 RF assessment filed in Miami Beach before an installer is named. Everything else waits for Monday. During the launch period the digest and the alerts are sent by hand by our team.
Do you include fire code citations?
When they appear on the public record, at the top of the digest. Most fire marshals do not publish citation lists online, so they are rare today (2 of the 518 buildings on file). We do not promise a number.
Can I pause or cancel?
Yes, any time. The Watch stops at the end of the week you cancel.
Can I see a sample before I sign up?
Yes. The sample on this page uses fictional rows. For the real thing, ask for a free sample digest and we send a current digest for your county.
Do owners know you sell their request?
Yes. The quote form says, before they send it, that the request goes to up to 3 vetted installers who serve their area and that installers pay us for the introduction.
Related
Simple pricing, county by county. Your first week is free.
What the South Florida ERRCS Permit and Competitor Watch costs per county, how the free first week works, owner quote request prices and our refund rule.
Three counties live, one plan
Miami-Dade, Broward and Palm Beach are live in the South Florida ERRCS Permit and Competitor Watch, with today's counts per county. Other Florida counties are next.
Trades where the record says when
ERRCS / BDA is the first WhenLeads vertical and is live in Florida. Condo repairs after inspections and septic deadlines are being explored next.