Pineland Engineering
Pineland Engineering — Licensed Coastal Engineering and Architecture
Bokeelia · Miami · Fort Lauderdale · Licensed Engineering & Architecture · Statewide Florida

Coastal Design.
Engineered to Last.

A licensed coastal engineering and architecture firm based in Pineland, FL — delivering structural engineering, MEP, architectural design, and full permit sets for residential and commercial projects from Bokeelia and Cape Coral to Miami, Fort Lauderdale, Tampa, and Orlando.

English & Spanish — Hablamos Español

Serving Bokeelia · St. James City · Useppa Island · Cape Coral · Fort Myers · Marco Island · Miami · Fort Lauderdale · Tampa · Orlando · Palm Beach · All of Florida

(239) 233-5133

Fully Licensed in Florida

Architecture, Structural & MEP

Gulf & Atlantic Coast Experts

Bilingual — English & Spanish

What We Do

Licensed Architectural, Structural & MEP Engineering — One Firm, No Subcontracting

Pineland Engineering is a licensed coastal engineering and architecture firm serving Lee County, Collier County, Charlotte County, and clients throughout all of Florida. From Fort Myers and Naples to Cape Coral, Sanibel, Marco Island, and beyond — we handle architectural design, structural engineering, and MEP in-house so your project moves faster.

We Partner with Architects & Engineers

Many of our best clients are licensed Florida architects who need a trusted structural or MEP engineering partner to complete their permit sets. We integrate seamlessly with your existing drawings and coordinate directly with your team — no handoff friction, no delays.

Coastal engineering drawings and architectural blueprints — Pineland Engineering, Southwest Florida

FL Architecture License AR102594

FL Engineering License 39202

Architectural Design

New construction and remodeling drawings for coastal residential and commercial projects — permit-ready sets designed to move quickly through Florida building departments.

Structural Engineering

Comprehensive structural analysis and design for Florida coastal construction — including pile foundations, elevated homes, wind load calculations, and flood zone compliance.

MEP Engineering

Mechanical, electrical, and plumbing engineering coordinated with your architectural and structural drawings for a seamless, code-compliant permit set.

Life Safety

Life safety system design and code review for residential and commercial occupancies — egress planning, occupancy classification, and Florida Building Code compliance.

Engineering Letters

Stamped engineering letters and letters of opinion for permitting, insurance claims, real estate transactions, and legal purposes throughout Florida.

On-Site Inspections

Structural inspections, milestone inspections, recertification inspections, and construction observation for residential and commercial projects statewide.

Full Permit Sets

Complete, coordinated permit-ready drawing sets combining architecture, structural engineering, and MEP — everything your contractor and building department need.

Letters of Opinion

Professional engineering and architectural opinions for property disputes, insurance matters, code compliance questions, and pre-purchase due diligence.

Coastal Specialization

Deep expertise in FEMA flood zone compliance, high-velocity wind design, pile and pier foundations, and the Florida Building Code requirements unique to coastal construction.

Gulf & Atlantic Coast Specialists

Coastal Residential & Commercial. Florida's Gulf Coast Experts.

From single-family elevated homes in St. James City, Bokeelia, Useppa Island, and Captiva to multi-story waterfront commercial buildings in Miami and Fort Lauderdale — we understand the unique demands of Florida's Gulf Coast. FEMA flood zone compliance, wind exposure categories, corrosion-resistant specifications, pile foundation design, and the Florida Building Code are our everyday language.

FLLicensed Statewide
Arch + Struct + MEPIn-House, No Subcontracting
100%Florida Code Compliant
SW FLCoastal Headquarters
About Us

Rooted in Bokeelia. Working Statewide.

Designda Inc. DBA Pineland Engineering is a fully licensed architecture and engineering firm headquartered in Pineland, Florida — in Lee County, serving the island communities of Bokeelia, St. James City, and Useppa Island. Miami and Fort Lauderdale represent a major share of our work, and we are equally active in Cape Coral, Fort Myers, Marco Island, Tampa, and Orlando — covering both the Gulf and Atlantic coasts of Florida.

From elevated coastal homes on Bokeelia and Useppa Island to high-rise and mixed-use developments in Miami and Fort Lauderdale — and commercial projects in Cape Coral, Fort Myers, Marco Island, Tampa, and Orlando — our team handles the full spectrum of Florida construction. We specialize in FEMA flood zone compliance, high-velocity wind design, pile and pier foundations, and the Florida Building Code requirements that govern projects on both coasts.

Architectural design, structural engineering, and MEP — all in-house, no subcontracting, no coordination delays. Whether you're building a new coastal home in Bokeelia, developing a commercial property in Miami or Fort Lauderdale, pulling permits for a Marco Island renovation, or breaking ground on a mixed-use project in Tampa or Orlando, we deliver permit-ready drawings backed by our Florida architecture and engineering licenses.

We serve clients in English and Spanish — Hablamos español

Veteran-Owned & Operated — U.S. Marine Corps

Headquarters

Pineland, FL

Service Area

All of Florida

Architecture License

AR102594

Engineering License

39202

Design & Visualization Tools

RevitLumionEnscapeAI Rendering

Our team works natively in Revit for BIM-coordinated construction documents, with photorealistic visualization in Lumion, Enscape, and AI rendering applications — giving clients and contractors a clear picture of the finished project before a single permit is filed.

Modern elevated coastal home on pilings at sunset — Southwest Florida coastal residential engineering
Transparent Pricing

Clear, Upfront Pricing

Base pricing for all services. Every project is unique — contact us for a detailed quote tailored to your specific needs.

Architecture Services

New Construction Design

Starting at $2.00/sq ft

Min $3,500

  • Semi-custom design based on your plan — $2.00/sq ft
  • Full custom design — $3.50/sq ft
  • Add $1.00/sq ft for 2-story
  • Does not include engineering

Remodeling Design

Starting at $3,000

  • Interior or exterior remodeling
  • Permit-ready drawings
  • Code-compliant design

Pre-Drawn Plans

Starting at $6,000

  • Fast and affordable option
  • Permit-ready immediately
  • Additional fee for septic design
Most Popular

White Glove Project Management

Starting at 5% of construction costs

Min $30,000

  • Concept development to completed project
  • Help bidding and selecting contractors
  • Monthly on-site visits
  • Unlimited virtual meetings
  • Adjustments throughout the build
  • Full project completion oversight

* Architecture pricing does not include engineering, which is required for a construction permit. You may use your own engineer, or we can provide a combined quote.

Engineering Services

Structural Engineering

Starting at $2.00/sq ft

New Construction Min $2,500 · Remodeling Min $2,500

  • New construction — $2.00/sq ft
  • Add $1.00/sq ft for 2-story
  • Remodeling — contact for pricing

MEP Engineering

Starting at $1.50/sq ft

Min $2,000

  • Mechanical, electrical & plumbing
  • New construction pricing
  • Coordinated with architectural set

Septic Design

Starting at $1,400

  • Residential septic design
  • Permit-ready drawings

Pool Design

Starting at $1,500

  • Custom pool design
  • Includes engineering
  • Permit-ready

On-Site Inspections

Starting at $1,500

  • Damaged structure inspections
  • Construction observation
  • Milestone inspections
  • Recertification inspections

Engineering Letter

Starting at $1,500

  • Letter of Opinion (no stamp) — $1,500
  • Stamped letter — $2,500

3D Renderings, Animations & Virtual Walkthroughs

Starting at $200

3D Floor Plans

$300 / floor

3–4 days

3D Interiors

$250 each

3–4 days

3D Exteriors

$450 each

3–4 days

3D Aerial Renderings

$500 each

5–6 days

3D Animations

$2,500 / minute

1–2 weeks

Virtual Reality Tours

$1.00 / sq ft

1–2 weeks

Get a Quote

Tell Us About Your Project

Fill out the form with as much detail as you have. We'll review your project and respond with a detailed quote within one business day. Serving all of Florida — from Bokeelia and Cape Coral to Miami, Fort Lauderdale, Tampa, and Orlando.

Location

PO Box 417, Pineland FL 33945

Florida Licenses

Architecture: AR102594

Engineering: 39202

Hablamos Español — We serve English and Spanish-speaking clients throughout Florida.

01 — Contact Information

02 — Project Basics

03 — Project Details

Click to attach or drag & drop PDF files

Plans, surveys, existing drawings, permits — up to 3 PDFs

Your information is kept private and used only to respond to your inquiry. We typically respond within one business day.

Frequently Asked Questions — Pineland Engineering, Florida

Do I need a licensed structural engineer for a coastal home in Florida?

Yes. Florida Building Code requires a licensed structural engineer to design and stamp structural drawings for new construction and significant remodels, especially in coastal flood zones (AE, VE, and Coastal A zones). Coastal homes face unique wind and flood loads that require engineering analysis for pile foundations, elevated structures, and high-velocity wind design. Pineland Engineering provides licensed structural engineering throughout all of Florida.

What is the difference between architectural design and structural engineering?

Architectural design covers the layout, aesthetics, space planning, and code compliance of a building — what it looks like and how it functions. Structural engineering ensures the building can safely resist gravity, wind, and flood loads — how it stands up. For a full permit set in Florida, both architectural drawings and structural engineering drawings are typically required. Pineland Engineering handles both in-house, with no subcontracting.

What is MEP engineering and do I need it for my project?

MEP stands for Mechanical, Electrical, and Plumbing engineering. MEP engineering covers HVAC system design, electrical load calculations and panel layouts, and plumbing systems. Many Florida jurisdictions require MEP drawings as part of a complete permit set for new construction and major renovations. Pineland Engineering provides full MEP engineering coordinated with architectural and structural drawings.

How much does structural engineering cost in Florida?

Structural engineering fees for residential projects in Florida typically start at $2,500 for both new construction and remodeling. Fees vary based on project size, complexity, flood zone classification, and scope of work. Pineland Engineering provides transparent pricing and free project consultations. Contact us for a detailed quote specific to your project.

What is an engineering letter of opinion?

An engineering letter of opinion is a stamped professional opinion from a licensed engineer addressing a specific technical question — such as whether an existing structure meets code, the cause of damage, or the adequacy of a repair. Letters of opinion are commonly used for insurance claims, property disputes, real estate transactions, and code compliance questions. Pineland Engineering provides engineering and architectural letters of opinion throughout Florida.

What is a FEMA flood zone and how does it affect my coastal home design?

FEMA flood zones classify land areas by flood risk. Coastal Florida properties are commonly in AE zones (moderate flood risk), VE zones (high-velocity wave action), and Coastal A zones. Properties in these zones require elevated construction, flood-resistant materials, and engineering analysis for wave loads and scour. Pineland Engineering specializes in FEMA flood zone compliance, elevation certificates, and coastal construction design throughout Southwest Florida, Fort Myers, Cape Coral, Naples, and all of Florida.

Do you work with architects and other engineers?

Yes. Many of our best clients are licensed Florida architects who need structural and MEP engineering to complete their permit sets. We integrate seamlessly with existing architectural drawings and coordinate directly with your design team. If you are an architect or engineer looking for a structural or MEP engineering partner in Florida, contact Pineland Engineering.

What areas of Florida do you serve?

Pineland Engineering serves all of Florida. Our primary service areas include Fort Myers, Cape Coral, St. James City, Bokeelia, Useppa Island, Captiva, Sanibel Island, Pine Island, Manasota Key, Englewood, Naples, Marco Island, Tampa, St. Petersburg, Clearwater, Orlando, Miami, Miami Beach, Coral Gables, Fort Lauderdale, Palm Beach, and all surrounding communities.

What is a full permit set and what does it include?

A full permit set is a complete package of construction drawings required by the local building department to issue a building permit. For a typical Florida coastal residential project, this includes architectural drawings (floor plans, elevations, sections, details), structural engineering drawings (foundation plan, framing plan, connection details), and MEP drawings (mechanical, electrical, plumbing). Pineland Engineering produces coordinated full permit sets for residential and commercial projects throughout Florida.

What software does Pineland Engineering use for design and drawings?

Pineland Engineering uses Revit for BIM-based architectural and structural design, AutoCAD for technical drawings, Lumion and Enscape for photorealistic 3D renderings, and AI rendering applications for design visualization. This allows us to produce high-quality permit drawings and photorealistic visualizations for client presentations and marketing.

What is a life safety inspection or life safety drawing?

Life safety drawings address egress, occupancy classification, fire-rated construction, exit signage, and emergency lighting as required by the Florida Building Code and NFPA standards. Life safety plans are required for commercial occupancies and certain residential projects. Pineland Engineering provides life safety design and review for both residential and commercial projects in Florida.

Are you licensed in Florida for both architecture and engineering?

Yes. Pineland Engineering holds Florida Architecture License AR102594 and Florida Engineering License 39202. We are a full-service licensed architecture and engineering firm based in Pineland, FL, operating as Designda Inc. DBA Pineland Engineering.