Construction Services

Section 105.1 of the Florida Building Code states that a permit is required to construct, enlarge, alter, repair, move, demolish, or change the occupancy or occupant content of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing, system, the installation of which is regulated by the technical codes.

Work that requires an inspection to verify compliance with the applicable technical code requires a construction permit.

Separate electrical, mechanical or plumbing permits may be required even if a building permit is not required.  Following are examples of work that does and does not require a permit.  These examples are not all inclusive, and there will be situations that are not addressed here.  If you have a question as to permit requirements, call our office at 863-965-5530.

Work Requiring a Construction Permit:

• Construction or demolition of any building, regardless of size.

• All new construction, including additions, and any alterations, renovations or remodels involving structural elements or involving any electrical, plumbing or mechanical systems.

• Alterations, renovations, remodels or modifications to any commercial structure affecting occupancy classification, means of egress, fire resistance ratings or handicap accessibility.

• The installation, alteration, replacement, extension, or repair of any irrigation, electrical, plumbing, or mechanical work, or solar system using potable water or with any associated electrical work.  Including the change out of A/C equipment, electrical service changes, or the addition of electrical outlets or circuits.  Excluding minor service, repair, fixture and appliance replacement.

• Conversion of any non habitable space to habitable space including the enclosure of garages, carports, porches or similar structures, and the replacement of screening or vinyl windows with glass or solid walls.

• Although bona fide non residential agricultural structures are not required to comply with the building codes, a “farm building permit” is required for land use and fire code enforcement.

• All foundation remediation work.

• Any change in occupancy as defined by the building code.

• Docks, piers, sea walls and bulk heads.

• All fences including all masonry walls and fences with masonry pilasters.

• Retaining walls required for structural support or protection.

• All concrete slabs on grade greater than 100 square feet in area, and within 10 feet of the home or principal structure, or intended as a slab for construction.  Excluding sidewalks and portions of driveways not in the right of way.  All elevated concrete slabs. All surface constructed uses such as patios, decks, driveways, sidewalks etc. must meet setback requirements.

• Tents for public assembly or use, or having electrical service.

• Additions or accessory structures to mobile homes or park trailers.

• Mobile home and park trailer set ups. Owners of a park trailer situated on a rented lot will not be able to permit either additions or set ups as owner builders.

• In ground swimming pools and spas.  Above ground swimming pools and spas more than 24” deep.

• Pool/spa repairs, renovations and remodels involving structural elements, electrical work or additional equipment.

• All re-roofing, including mobile home and park trailer site built additions but not including the coach itself.

• Decks, walkways, platforms, stairs and landings. All decks and platforms must meet setbacks.

• Portable carports with rigid roofs.

• Replacement of doors and windows including garage doors.

• Sheds greater than 48 sq. ft. in floor area or more than 6 feet high or that contain electric or plumbing.

• Plumbing re-pipes.

• Flagpoles greater than 35 feet in height.

• Installation or replacement of security bars on doors and windows.

Work Not Requiring a Construction Permit:

• Soffit and fascia replacement, and installation of cosmetic siding and stucco.

• Installation or replacement of screening or vinyl windows with like in an existing structures.  Replacement of vinyl windows with glass or solid walls requires a permit.

• Interior remodels, renovations, or repairs on mobile homes, park trailers or RVs.

• Minor roof repairs less than 25 sq. ft.

• Retaining walls, for landscaping purposes only, not exceeding four feet high.

• Minor electrical, plumbing, mechanical repairs and service which does not alter the existing system.

• Handicap ramps for one or two family residences do not require a permit, but must meet setbacks.

Short Answer: A building permit expires 6 months after date of issue or date of last approved inspection, whichever is most recent.

Section 105.4 of the building code states that work must start within six months of permit issue and the job must have received an approved inspection in the last 180 days for the permit to remain valid.

A Permit may be extended for up to 180 days by requesting an extension prior to the expiration date.  The request must be in writing and give justifiable cause.

Permits which have been expired for 90 days or less can be renewed by requesting renewal, in writing, and giving justifiable cause.  An extension fee as provided for in the City user fee manual will be charged.

Permits which have been expired for 91 to 180 days can be renewed by requesting renewal, in writing, and giving justifiable cause.  All applicable construction permit fees, as paid at original permit issue, will be charged.  This is to include building, plumbing, mechanical, electrical, gas, driveway, irrigation and mobile home set up permit fees.

Permits expired for over 180 days can not be renewed.  A new permit application, payment of all permit fees and compliance with all current codes and regulations will be required.

A backlog of expired permits may result in suspension of permitting privileges until they have been re-opened and final inspections have been approved.

A State Certified contractor needs to provide copies of his state license, his Business Tax Receipt from the jurisdiction of his office, Liability Insurance in the amount required by law with the City of Auburndale listed as a certificate holder, Workers comp insurance in the amount required by law with the City of Auburndale listed as certificate holder, or Workers Comp Exemption.

A State Registered contractor will need to provide the same documents as above plus they need to provide a $5000.00 bond and a copy of their Municipal Board of Examiner’s card and $15.00 registration fee.

Once the application is filled out and the appropriate drawings are submitted the Building Official reviews the applications in the order in which they come in. Depending on the number of applications in the office it may take up to one week to get the application approved and the permit issued.

The state requires that all work must be done by a licensed contractor, however there is an exemption from the law that says a homeowner living in the house may act as his own contractor if the residence is for his own use and not for sale or lease.

If the water heater is not being relocated and the heat source is not being changed a permit is not required.

A permit is needed to ensure your construction project is built right, will be safe and will last. Your home or business is an investment. If your construction project does not comply with building and zoning codes, the value of your investment could be reduced. Property insurers may not cover work done without a permit and inspections.

Yes. A permit is required for any shed to ensure the shed is installed correctly and safely and that it meets building and zoning codes.