Opening a quick-service or fast casual restaurant franchise in South Florida
Quick-service and fast casual concepts depend on the building as much as the location. Before you tour, know what your brand needs from the space and what the building will need to pass a permit.
What a quick-service and fast casual restaurant concept needs from a space
- The brand's size range and layout. Find the prototype square footage in the FDD and compare it with the space, including the kitchen and any seating.
- A drive-thru, if the brand needs one: lane length, how many cars the queue holds without backing onto the road, and an exit that works.
- Kitchen infrastructure: an exhaust hood, a grease interceptor, gas, enough electrical power and water service. In a second-generation restaurant, ask which of these stay.
- Parking and access at peak meal times, including how easy it is to turn in from the road.
- Visibility and signage rights, including any pylon or monument sign.
- Space for delivery and pickup drivers, if the concept offers them.
A planning checklist, not a rule. Your brand's FDD and site criteria come first.
Questions to ask the landlord or listing agent
- Does an existing hood, grease interceptor and gas line come with the space, and who maintains them?
- Does the center have exclusives or limits on food uses?
- What are the CAM, tax and insurance estimates per square foot?
- Is there a tenant improvement allowance, and what condition will the space be delivered in?
What retail space costs in South Florida now
| County | Retail vacancy | Average asking rent |
|---|---|---|
| Miami-Dade | 3.1% | $44.34/SF/yr |
| Broward | 4.3% | $27.65/SF/yr |
| Palm Beach | 4.0% | $31.78/SF/yr |
Source: Colliers Q3 2026 county retail reports (Oct 2026). These are county averages across every kind of retail space, so treat them as a benchmark, not the rent for one storefront. More in the Opening Index.
Permits and code
For a nonresidential building under 25,000 SF, the local government must approve or deny within 60 business days of a complete and sufficient application. If it misses the deadline, the permit fee is reduced 10% for each business day late. The 9th Edition (2026) Florida Building Code takes effect on Dec 31, 2026, so ask your building department which edition applies to your application.
Sources: Fla. Stat. §553.792; 2026 Florida Building Code, 9th Edition (ICC); Florida Building Commission. Check your permit clock and code edition →
Where to start on ClearBuild
- Start your Zone ReportName your brand and see where it fits, step by step.
- Browse listingsVerified spaces and spaces posted by realtors, with the brands that fit each.
- Fund your buildSBA lenders matched to your project, with sources.
- Compare contractorsLicense, insurance, build time and references side by side.
New to the terms? See the glossary and the FAQ. ClearBuild gives planning information, not legal advice or a signed bid.