Permits and Inspections

Permit Application:

The code-enforcement process is normally initiated by an application for a permit to construct or remodel a building. In the state of Florida, a permit is required for any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any required impact-resistant coverings, electrical, gas, mechanical or plumbing system, the installation of which is regulated by code, or to cause any such work to be done.

To obtain a building permit one must first make an application with the building official, by filing an application in writing on a form furnished by the building department. Each application will have the date of application, and the building code version that is in effect as of that date. The building official is responsible for processing applications and issuing permits.

Application Requirements:

An application for a permit is good for 180 days after the date of filing. The building official can grant one or more extensions for no more than 90 days each as long as the extension is requested in writing and has justifiable cause. As a condition to receiving a permit, the applicant must show proof that workers’ compensation coverage has been provided for employees and contractors have the required licenses.

Additionally, the Florida Building Code requires that the permit applicant can adequately demonstrate that construction for the proposed project complies with the code. This is primarily accomplished by submitting construction documents for the project along with the application for permit.

Construction Documents:

Within the construction documents each official is looking for sufficient clarity and detail of the location, nature and extent of the work proposed, as well as conformance to the provisions of the building code. Specifically, construction documents need to be prepared by a design professional and affixed with their seal as required by Florida law; and they should be dimensioned and drawn upon suitable material.

Review of construction documents by the building official shall include the following minimum criteria and documents: a floor plan; site plan; foundation plan; floor and roof framing plan or truss layout; and all exterior elevations.

Once the construction documents are reviewed, approved and stamped as “Reviewed for Code Compliance”, one set is kept by the building official, the other set is returned to the applicant to be kept at the job site, and the building permit is issued. Even after the permit is issued, the building official can inspect the approved plans for errors or code violations and require corrections as such. Work done should be in accordance with the approved construction drawings, any changes made during construction which deviate from the approved drawings, need to be resubmitted for approval as an amended set of documents.

Permit Longevity:

A permit becomes null and void after 6 months if the work has not been started or if the work was started but is suspended or abandoned for a period of 6 months. Lack of at least one approved inspection within 180 days of permit issuance will serve as a validation that the job has been suspended or abandoned. Once the permit has been issued, a copy must be kept on the jobsite until completion of the project. The building permit and inspection card must be in plain view on site.

Inspections:

Work that requires a permit is also subject to inspections by the building official. A list of required inspections is located on the bottom of the permit placard. Instructions on scheduling inspections are provided when the permit is issued. It is the applicant’s responsibility to ensure that all required inspections are made prior to proceeding with work beyond each successive point.

Upon notification from the permit holder, the building official makes these inspections. However, the timing and sequencing of when these inspections occur and what elements are inspected is up to the building official.

If the work passes inspection, then the official will release that portion of the construction, if not, the permit holder will be informed of violations which must be corrected to comply with applicable codes and to proceed with work.

For new dwellings, once all fees are paid and all required inspections are passed and completed, the applicant will be issued a Certificate of Occupancy (commonly called a CO).