Building Permits in Florida

For most construction, remodeling, or repair work. Building permits are required to ensure compliance with local building codes and zoning regulations. Permits are typically needed for any new construction, additions, or significant alterations to existing structures. 

Many interior and exterior renovations , any work involving plumbing, electrical, or mechanical systems , like replacing windows or doors, re-roofing, altering any plumbing or electrical systems including extension or installation of any electrical branch circuit or feeder , changing HVAC including duct work, replacing a new water heater,  building a new shed, adding a room, enclosing a porch, renewing your fences or installing new fences, any structural renovations, installments, moving, removal, or addition of any non-structural walls in both residential and commercial, accessory storage buildings, regardless of size and list goes on .... 

Before starting any work please consult to a professional or contact with your City  to provide specific guidance based on your project details. and be sure if you need a building permit or not.

⚠️ Important Notice Before Starting Work in Florida

Consult a Professional

Always check with a licensed contractor, architect, or engineer to determine if your project requires permits. Florida’s building codes are strict—professional guidance ensures compliance. 

In general, building permits are not required for minor, non-structural repairs and replacements, cosmetic work.

Painting, papering, and tiling:

These are generally exempt, as they don't involve structural changes. 

Floor coverings:

Replacing carpet, tile, vinyl, wood, etc., is typically exempt as long as it doesn't involve structural changes. 

Cabinetry and countertops:

Installing or replacing cabinets and countertops is often exempt, but plumbing or electrical work associated with them may still require permits. 

Minor drywall repairs:

Repairing small areas of drywall is often exempt, but larger repairs, especially those affecting structural integrity or fire-rated assemblies, may require a permit. 

Window and door repairs:

Minor repairs within existing frames, such as replacing glass or sashes, may be exempt. 

Also some portable heating appliance, portable ventilation equipment, portable cooling unit, portable evaporative cooler, self-contained refrigeration system containing 10 pounds, clearing of stoppages or the repairing of leaks in pipes, valves or fixtures and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures may be exempt.

Before starting any work please consult to a professional or contact with your City  to get provided specific guidance based on your project details. and be sure if you need a building permit or not.

⚠️ Important Notice Before Starting Work in Florida

Never Assume a Permit Isn’t Needed

Even minor work  may require permits.

If you don’t pull the required permits before starting construction or renovation work in Florida, you could face serious consequences. Here’s what can happen:

Stop-Work Order & Fines

Building inspectors can issue a stop-work order, halting your project until permits are obtained.

Daily fines may apply until compliance is reached (varies by city/county).

Forced Demolition or Modifications

If the work violates codes, you may  take down the unpermitted project altogether. You’ll then get an order to redo any work done with the proper permits in hand. 

You’ll still be wasting time, money, and energy that could have been saved if you would have just obtained the permit.

Example: Unpermitted additions must often be removed before selling a home.

Problems Selling the Property

Title issues: Buyers and lenders often require proof of permits for major work.

Disclosures: Sellers must reveal unpermitted work; buyers may demand price reductions or repairs.

Appraisal impact: 

Any room additions not up to code will be excluded from the square footage stated in your home listings (which also means potential buyers down the line may think your home is smaller than it is). You won’t be able to get a loan equal to your home’s value if it hasn’t been properly appraised. Or, if you decided to remodel without the proper permits required, the bank may disqualify you from receiving a loan at all.

Insurance Claims denial: 

Voiding Your Homeowner’s Insurance !!!

If unpermitted work causes damage (e.g., electrical fires), your homeowner’s insurance company can deny your claim when you try to file it. This may apply to any work done without a permit, and these large costs are quite simply not worth the risk. Some insurers drop clients for code violations.

Examples:

An electrical fire caused by faulty wiring due to poor electrical work.

If someone slipped, fell, and seriously injured themselves in the project area.

You’ll need to have a permit on the project that was damaged. Illegal renovations could negate the homeowner’s insurance benefits you’re otherwise entitled to and may not cover your liability. Plus, you may be headed toward a costly lawsuit if the health and safety of another individual are involved.

Legal Liability

If unpermitted work harms someone (e.g., a collapsed deck), you could face lawsuits.

Contractors working without permits may lose their licenses.

Difficulty Getting Future Permits

Cities/counties may flag your property, requiring back permits or extra inspections for future projects.

Base Fines for Unpermitted Work

Typically 2–4 times the original permit fee 

Some jurisdictions charge a flat fee (e.g., $150–$500) plus daily penalties until compliance.

Many counties (e.g., Miami-Dade, Broward, Orange) charge double the permit cost for first-time offenders and triple for repeat violations.

Daily Penalties

$50–$250 per day until the violation is corrected. If ignored, fines can escalate into thousands of dollars.

Professional certification: 

Unpermitted structural/electrical work may require an engineer’s report ($500–$2,000).

Forced demolition

If the work doesn’t meet code, you’ll pay for removal/reconstruction.

Extreme cases (e.g., fraud, safety hazards) can lead to:
Misdemeanor charges (up to $5,000 and 60 days jail in some counties).

Contractor license suspension (for licensed pros).

Home sale delays: Buyers may demand fines be paid before closing.

Policy cancellations: Insurers can drop coverage for unpermitted work.

⚠️ Important Notice Before Starting Work in Florida

Never Assume a Permit Isn’t Needed

This assumption may cost you thousands of Dollars and law suits .

You don’t want to be constantly looking over your shoulder or playing a game of chance. Permits must be visibly posted while the work is being done.

Local building departments and code enforcement agencies in Florida have several ways to discover unpermitted work. Here's how they typically find out and what triggers inspections:

Neighbor Complaints (Most Common)

Nosy neighbors or HOA reports account for ~60% of unpermitted work discoveries

Visible construction (dumpsters, contractor trucks) often draws attention

Routine Drive-by Inspections

Some counties conduct periodic neighborhood sweeps for obvious violations

Satellite/aerial imagery comparisons (used in high-growth areas)

Utility Company Red Flags

Electrical/HVAC work often requires utility connections

FPL and other providers may require permit numbers before servicing new installations

Contractor Reports

Licensed contractors may report unsafe/unpermitted work they encounter

Competing contractors sometimes tip off authorities

Post-Disaster Investigations

After hurricanes/floods, insurance adjusters and FEMA inspectors verify permitted status

Unpermitted repairs may be denied coverage

Real Estate Transactions

90% of unpermitted work is discovered during:

Appraisals

Home inspections

Title searches

Municipal lien searches

Tax Assessor Visits

Property appraisers note visible improvements during valuation visits

Unreported additions trigger permit audits

Social Media/Online Activity

Some departments monitor:

Nextdoor/Facebook posts about renovations

Craigslist/OfferUp ads for construction services

Determine If You Need a Permit

• Required for: New construction, additions, structural changes, electrical/plumbing/HVAC, roofing (in most counties), pools, fences over 6ft, and most demolition
• Before starting any work please consult to a professional or contact with your City  to get provided specific guidance based on your project details. and be sure if you need a building permit or not.

Gather Required Documents

• Completed application form (available online at your county/city building department)
• Site plan (showing property lines and proposed work)
• Construction drawings (2 sets - often requires architect/engineer stamps for structural work)
• Contractor information (license # and insurance) if using a pro
• Energy calculations (for new homes/additions in some counties)

Submit Your Application

• Online: Most counties now use ePermitting systems (fastest option)
• In-person: At your local Building Department office
• By mail: Slower but available in some jurisdictions

Pay Fees

• Typically based on project valuation ($200-$2,000+)
• Common additional fees: Impact fees, school fees, fire review fees

Plan Review (1-6 weeks)

• Standard review time varies by county , such as :
• Miami-Dade: 4-6 weeks
• Orange County: 2-3 weeks
• Smaller counties: 1-2 weeks
• Expedited review available for extra fee in some areas

Address Comments (If Any)

• Most applications receive some corrections
• Respond quickly to avoid delays

Receive Your Permit

• Digital permits issued immediately for online applications
• Physical permits may require pickup

Schedule Inspections

• Required at key phases (footing, framing, final, etc.)
• Schedule online or by phone (same-day often available)
• Must call for inspection before covering any work

Final Approval

• Receive Certificate of Occupancy (new buildings) or Completion (remodels)
• Keep all paperwork for future sales