Frequently Asked Questions

When do I need a permit?

General maintenance does not usually need a permit unless electrical wiring, plumbing lines and mechanical ductwork are going to be altered or replaced, or structural building elements are involved.

Painting and drywall repair on non-rated walls would not need a permit, but replacing all the drywall might. Call the Building Department if you are not sure.

Driveways, re-roofing, fences, sheds and wood decks all need a permit.

Above ground pools need a permit and the fence that is put up around the pool needs a permit.

IF YOU ARE NOT SURE CALL AND ASK THE BUILDING DEPARTMENT. BEGINNING WORK WITHOUT A PERMIT CAN CAUSE THE PERMIT FEE TO BE TRIPLED.

How much does a Permit cost?

Most permits are based on a dollar amount. The minimum fee is thirty ($30) dollars for projects up to $1,000.00 Call Building Department for additional fees.

What Building Codes are being used?

Florida Building Code 2004 edition for Building, Electric, Plumbing, Mechanical

National Electrical Code 2002

New Residential

New Residential building permits are based on valuation. If no valuation is given or appears to be low, the Building Department will determine the valuation using figures from the SBCCI magazine Southern Building (1998 edition). The cost of average construction is $48 per total square footage. The cost of good construction is $54 per total square footage. Residential construction 2500 sq. ft. or less is considered average construction. Residential construction more than 2500 sq. ft is good construction.

Example: A house is 2325 Sq. ft. under roof. 2325 X $48= $111,600.

Valuation is $111,600. $111 X $6= 666 + $30 for the first thousand = $696 building permit fee. A plan review fee is added to that.

$60 for < 2500 sq. ft. and $90 > 2500 sq. ft.

The building permit for a 2325 sq. ft. house would be $696 + $60= $756.

The Electric, Plumbing and Mechanical permits are calculated by sq. ft. also.

<2500 sq. ft. is $60 each. >2500sq. ft. is $75 each.

For a 2325 sq. ft. house the Elec., Plmb. And Mech. permits will be $60 + $60 + $60= $180.

The permit fees for a 2325 sq. ft. under roof house would cost $936.

How much are the impact fees?

This information can be found under online forms: Permit/Impact Fees

Impact fees are calculated separately and then added to the permit fee.

Commercial Permits

Commercial permits are based on the value of construction. A copy of the contract may be requested. The total cost of all improvements (including trades) are used to determine the building permit cost.

The plan review fee is one-half the building permit cost.

Each of the electrical, plumbing and mechanical permits are based on the valuation of each trades contract amount. A copy of the contract may be requested.

Impact fees are calculated separately and added to the permit fee.

How and when are inspections called for?

We have an automated inspection line which is 407-656-9970 . You must have your permit number and inspection code which can be found under online forms on our website. Inspections are done Monday through Friday from 7:00am to 5:00pm . Inspections must be called in before 3:00pm to have the inspection done the following workday.

Who can pull a permit?

State law says that if you are the property owner and the property is not to be sold or leased for one year, and the building is for your own use the property owner may pull their own permit for work not to exceed $25,000. The owner may not hire unlicensed sub-contractors to do the work and must personally supervise the construction.

Why would a contractor want the homeowner to pull their own permit?

To eliminate the contractors liability. Their license may be expired or suspended. Their insurance might have lapsed or be canceled. A building permit is for the homeowner's protection. It insures the work will be inspected for compliance with the proper codes, and that the contractors license and insurance is current and valid.

If unlicensed or uninsured contractors are injured on your property, you have assumed liability. If your home is damaged or catches fire as a result of unpermitted or uninspected construction work your insurance company may not pay for damages. If you sell your home without disclosing unpermitted additions or alterations, you may be guilty of fraud.

How can I tell if a contractor is licensed?

Ask to see a copy of his state license. A licensed contractor will carry their license the same way you would carry a driver's license.

How long is a permit valid?

A permit is good for six months. If no inspections are approved from the issue date of the permit, it becomes void. If work on a project is on going and regularly being inspected the permit is valid for six months from the last passed inspection.

Why does something pass inspection if the contractor did a sloppy job?

Inspectors are only looking at code violations. The Electric code is the only code where the neatness and appearance of the work is part of the code. Poor workmanship is considered an issue between the owner and the contractor.

How long is the plan review time for a permit?

Permits for electric service upgrades, A/C change outs, reroofs, fences, sheds under 160 SF and similar permits are often over the counter or 1 to 2 day permits.

Plan review for screen enclosures, sheds over 160 SF, residential interior alterations and some fences are 5 to 10 working days.

Decks, room enclosures and residential additions will take 5 to 15 working days.

New residential homes take two to three weeks for review.

New commercial construction review is three to six weeks.

No permit will be issued until all of the proper paper work has been submitted for the permit application.

Do my plans have to be sealed by an engineer?

An engineer must seal all commercial plans and new homes. Depending on the job some residential addition and alterations will need to be sealed. Contact the building department for clarification.

Any construction involving a foundation, load bearing walls or columns, or any roof framing must have an engineer's seal.

A retaining wall must have an engineer's seal.

A wood deck that does not exceed 2'-6" above the natural grade does not need an engineers seal.

Swimming pools and aluminum enclosures need engineering. Pool, aluminum and prefab storage building contractors can master file engineered plans with the building department.