Florida has a single statewide building code, but permits are issued locally — by Charlotte County or Sarasota County, or by cities such as Punta Gorda, North Port, and Venice. The details differ a little from one counter to the next, yet the basic principle is the same everywhere: work that affects structure, life safety, or the building’s systems needs a permit; purely cosmetic work generally does not.
Work That Generally Needs a Permit
- Removing, moving, or adding walls — especially anything load-bearing
- New or relocated plumbing: moving a sink, converting a tub to a shower, adding a bathroom
- New circuits, panel upgrades, and most electrical work beyond like-for-like device replacement
- HVAC replacement or new ductwork
- Window and exterior door replacement (products must meet wind-load and, in our region, impact or shutter requirements)
- Re-roofing and structural roof repairs
- Room additions, lanai enclosures, and garage conversions
- Water heater replacement in most jurisdictions
Work That Usually Does Not
- Interior and exterior painting
- Flooring replacement
- Cabinet and countertop replacement in the same layout, with no plumbing or electrical changes
- Replacing a faucet, toilet, or light fixture in the same location
- Minor drywall repair and trim work
The gray area is where most kitchen and bath projects live. Swapping cabinets is cosmetic; adding an island with outlets and a prep sink is not. Re-tiling a shower may not need a permit; replacing the valve, moving the drain, or changing the footprint does. When in doubt, a quick call to the building department settles it.
Why Permits Are Worth It
Inspections catch what you cannot see. A second set of trained eyes on wiring, plumbing, and structure before the walls close is inexpensive insurance.
Unpermitted work surfaces at the worst time. Home inspectors, buyers’ agents, and insurers routinely compare a house against its permit history. Open or missing permits can delay a sale, reduce an offer, or complicate a claim.
In a flood zone, it is the only way to document compliance. Permit records establish what was spent and when, which matters under the FEMA 50% rule.
Who Pulls the Permit?
When you hire a licensed contractor, the contractor normally applies for the permit and is responsible for the work passing inspection. Florida does allow owner-builder permits for your own residence, but the owner then takes on the legal responsibility a contractor would carry, including supervising the work and using properly licensed trades. Be cautious of anyone who asks you to pull an owner-builder permit for work they will be doing.
How Long Does It Take?
Simple trade permits are often issued quickly; projects requiring plan review take longer, and timelines stretch after major storms when departments are flooded with applications. A complete, well-prepared submittal is the best way to avoid delays.
On every kitchen remodeling, bathroom remodeling, and home remodeling project we perform, Brunderman Building Co Inc handles the permit applications and inspections for our work with the appropriate city or county.
General information only — permit requirements are set by your local building department and change over time. Confirm what applies to your project and address before starting work.