Building and Permitting


On the following pages you will find information about the various Building and Permitting services that Manatee County offers. If you need to apply for a permit, please use the link below to navigate to our Online Services portal, where you can apply for your permit without ever having to come into the building. 

Online Services Portal

If you are looking for Forms or Instructions, please visit our Online Services Resources page.

Managing Your Inspections

To schedule or cancel an inspection you may either do so through Online Services or the IVR system. 

Please note: You can cancel an inspection up to 4:00 p.m. of the day before the inspection. After that time, you will need to wait until after 7:00 am the day of the inspection to determine who your inspector is.  You may then call your inspector the day of the inspection to cancel. 

Inspections via Automated Phone System

You may reach our automated phone system at (941) 749-3047.

Press (1) for English or Press (2) for Spanish. You may also press (7) to use Speech Recognition.
Press (1) to schedule an inspection.
Press (2) to cancel an inspection.
Press (3) to obtain inspection results or hear the assigned inspector.
Press (5) to listen to your permit's plan review information
Press (6) to request a copy of Certificate of Occupancy (C/O) or Certificate of Completion (C/C).

After you have scheduled the Inspection, you will be able to request an automated call back with inspection results after the inspection has been completed.

Please have your record number, including the prefix, available, as you will be prompted for this (example: BLD1803-1234). It may also be helpful to know the inspection code that you are calling for. If you do not know your inspection code, please refer to your permit card. You will also be asked if you want to hear the entire list of inspections.

View further instructions for the automated phone system.

Inspections via Text Messaging

Building and Development Services also offers the option to manage your inspections via toll free text messaging.

To get started, please send a text to (833) 392-8861. You will then be prompted to enter either Schedule, Cancel, Reschedule, and Results. As with the automated phone system, please have your record number and inspection code available, as you will be prompted to provide them.

Further information on managing your inspections via text messaging.

Do I Need a Permit?

What work does and does not require a permit? Find out here.

Expired Permits

Florida Building Code Section

If a new permit is not obtained within 180 days from the date the initial permit became null and void, the building official is authorized to require that any work which has been commenced or completed be removed from the building site. Alternately, a new permit may be issued on application, providing the work in place and required to complete the structure meets all applicable regulations in effect at the time the initial permit became null and void and any regulations which may have become effective between the date of expiration and the date of issuance of the new permit.

If your permit expires and becomes null and void you have the option to do one of the following:

  1. Obtain a demolition permit to remove all construction in connection with your expired permit from the building site.
  2. Resubmit documents for a new permit which comply with all codes, amendments, ordinances and regulations in effect from the time the permit expired until a new permit was issued and pay all appropriate fees.
  3. Submit application for an extension prior to expiration of your permit.

Low Voltage Inspections

1.   Low Voltage Commercial applications must select Standard Electrical Application. This includes standalone applications for low voltage electrical systems such as telephones, data transmissions, fire and security systems, closed-circuit and cable television, paging systems and speakers.

  • Applicants will use their existing license to apply. If the license begins with EC, ES, EF, or EG and is not already registered and active in Online Services, the contractor will need to register or renew their license first.

2.   Low Voltage Residential Applications must select Express Electrical Application. This includes standalone applications for low voltage electrical systems such as telephones, data transmissions, fire and security systems, closed -circuit and cable television, paging systems and speakers for jobs exceeding $5,000 in costs within any 12-month period. 

  • Applicants will use their existing license to apply. If the license begins with EC, EF, EG or ES and is not registered and active in Online Services, the contractor will need to register/renew their license through Online Services first. For EF, EG, or ES, the applicant must then appear in person to submit their application as the license will have to be manually added to the application by County staff.

 3.   All Commercial and Residential Applications will not have a separate permit application for the low voltage work included in the scope of their application. 

  • For sub-contractors’ licenses beginning with EC, ES, EF or EG, the license must first be registered with Online Services before it can be added to the application. Then they will be added as a sub-contractor under the License Professional List during the application process.

All inspections must be scheduled by calling Inspections at 941-742-4190. The following inspections are available: 

  • 221 Low Voltage Rough In
  • 222 Low Voltage Final

Public Pool Resurfacing/Remodeling Guidelines

When applying for a public pool resurfacing or remodeling permit with Manatee County, please use the Pool-Spa application under Standard Permits. When filling out the application, you will be prompted to answer whether the application is for a public pool resurfacing/remodeling project.

Please note that  Florida Department of Health also requires a permit for this type of project. Please visit the Florida Department of Health website for information and instructions on applying for a permit with their agency.

For your convenience, we have provided the below excerpts from the Florida Building Code, outlining the requirements for a Pool Resurfacing or Remodeling project:

454.1.10.1 Repairs or alterations of pool structure and equipment. Replacement of the pool or spa shell is considered to be construction of a new facility and shall be processed as such. Resurfacing the pool interior to original nontoxic, slip-resistant and smooth specifications is considered a repair or alteration.

Equivalent replacement of equipment is not considered a repair or alteration. The following items shall be addressed during resurfacing projects:

454. The lip of the gutter must be leveled to within 1/4 inch (6.4 mm) between the highest and lowest point and the downward slope from the lip to the drain must be maintained as originally designed or increased, but shall not exceed new construction standards.

454. Tile step markings must be installed meeting the requirements of Section 454. (See Below)

454. Where applicable, the slope break marking must be installed meeting the requirements of Section 454. and safety line must be installed 2 feet (610 mm) before the marking. (See Below)

454. Depth markers and NO DIVING markers must be installed in accordance with Section 454.1.2.3. (See Below)

454. The pool ladder must have a 3 to 6 inch (76 to 152 mm) clearance from the pool wall. New cross-braced ladder(s) shall be installed in place of non cross-braced ladder(s) in conformance with Section 454. during a pool resurfacing. (See Below)

454. Should resurfacing works affect the step riser heights, no riser shall exceed 10 inches (254 mm) for pools and 12 inches (305 mm) for spas, and the intermediate risers shall be made uniform.

454. Step treads that protrude from the pool wall shall be removed and replaced with a cross-braced ladder or reconstructed to meet the requirements of Section 454. or 454. (See Below)

454. Any transition in floor slope shall occur at a minimum of 5 feet (1524 mm) of water depth. A slope transition must have a 2 to 6 inch (51 to 152 mm) wide dark contrasting tile marking across the bottom and must extend up both sides of the pool at the transition point. The marking shall be continuous except for recessing grouting. A slope transition must have a safety line mounted by use of recessed cup anchors, 2 feet (610 mm) before the contrasting marking, towards the shallow end. The safety line shall have visible floats at maximum 7-foot (2134 mm)

454. Depth and markings. Depth and markings shall meet the following criteria:

  1. The minimum water depth shall be 3 feet (914mm) in shallow areas and 4 feet (1219 mm) in deep areas.
  2. Permanent depth markings followed by the appropriate full or abbreviated words “FEET,” “FT,” or “INCHES,” “IN,” shall be installed in minimum 4-inch-high (102 mm) numbers and letters on a contrasting background. Depth markers shall indicate the actual pool depth, within 3 inches (76 mm), at normal operating
    water level when measured 3 feet (914 m3) from the pool wall. Symmetrical pool designs with the deep point at the center may be allowed provided a dual marking system is used which indicates the depth at the wall and at the deep point.
  3. At a minimum, the markings shall be located on both sides of the pool at the shallow end, slope break, deep-end wall and deep point (if located more than 5 feet (1524 mm) from the deep-end wall). Depth markings shall be legible from inside the pool and also from the pool deck. The maximum perimeter distance
    between depth markings is 25 feet (7620 mm). Pool size and geometry may necessitate additional depth marking placements about all sides of the pool to meet this requirement.
  4. When a curb is provided, the depth markings shall be installed on the inside and outside or top of the pool curb. When a pool curb is not provided, the depth markings shall be located on the inside vertical wall at or above the water level and on the edge of the deck within 2 feet (610 mm) of the pool water. When open
    type gutter designs are utilized, depth markers shall be located on the back of the gutter wall. When a coping stone with curved or angled underside is provided, the depth markings may be installed on the curved or angled coping underside, and outside or top of the pool curb.
  5. When deck level perimeter overflow systems are utilized, additional depth marking signs shall be posted nearby or placed on adjacent fencing or walls and the size shall be increased so they are recognizable from inside the swimming pool. Alternatively, tile depth markers may be placed at the top of the pool wall just under the water level. Depth markers placed on the pool deck shall be within 3 feet (914mm) of the water.
  6. Those areas of the pool that are not part of an approved diving bowl shall have dark contrasting tile, 4-inch-high (102 mm) “NO DIVING” markings installed along the perimeter of the pool on the top of the pool curb or deck within 2 feet (610 mm) of the pool water with a maximum perimeter distance of 25 feet (7620 mm) between markings. A 6-inch (152 mm) tile with a 4-inch (102 mm) or larger red, international “NO DIVING” symbol may be substituted for the “NO DIVING” markings.
  7. All markings shall be tile, except that pools constructed of fiberglass, thermoplastic or stainless steel may substitute other type markings when it can be shown that said markings are permanent and will not fade over time. This exemption does not extend to concrete pools that are coated with fiberglass. Tile alternative examples include stone or manufactured plaques with engraved or sandblasted numbers and characters with permanent paint. Permanent appliqués may be used for fiberglass, thermoplastics or stainless steel pools. All markings installed on horizontal surfaces shall have a slip-resistant finish. Markings shall be flush with the surrounding area where placed and recessed if necessary to provide a smooth finish that will avoid creation of an injury hazard to bathers. Pools that are not conducive to tile can employ other equivalent markings as stated above.

454. Ladders. Ladders shall be of the cross-braced type and shall be constructed of corrosion resistant materials and be securely anchored into the pool deck. Clearance between the ladder and pool wall shall be between 3 to 6 inches (76 mm to 152mm). Ladders shall extend at least 28 inches (711 mm) and no more than 40 inches (1016 mm) above the pool deck. Ladder bottom braces shall have intact end caps or bumpers that rest firmly against the pool wall. The top rung of the ladder shall be at or below the water level on open-gutter pools and not more than 12 inches (305 mm) below the deck or curb top on all other type pools.

454. Recessed treads. Recessed treads shall be installed flush with the wall and shall be a minimum 5 inches (127 mm) wide, 10 inches (254 mm) long, with a maximum vertical distance of 12 inches (305 mm) between treads.

454. Stairs. Stairs shall have a minimum tread width of 10 inches (254 mm) and a maximum width of 48 inches (1219 mm) for a minimum tread length of 24 inches (610 mm) and a maximum riser height of 10 inches (254 mm). Treads and risers between the top and bottom treads shall be uniform to within 1/2 inch (12.7 mm) in width and height. The riser heights shall be measured at the marked step edges and the differences in elevation shall be considered the riser heights. The front 3/4 to 2 inches (19.1 to 51 mm) of the tread and the top 2 inches (51mm) of the riser shall be tile, dark in color, contrasting with the interior of the pool. Tile shall be slip resistant. Bullnose tile that is slip resistant may be used when the 3/4-inch (19 mm) segment is placed on the tread or horizontal surface and the 2-inch (51mm) segment is placed on the riser or vertical surface. Where the gutter is used as the top step, the tile on the gutter for the width of the steps shall be slip resistant. Vinyl liner and fiberglass pools may use other material for the step edge marking, provided the material is permanent, permanently secured, dark in color, nonfading and slip resistant. Exception: Where a gutter is used as a top step, the gutter’s 2-inch slope from lip to the drain shall be continuous for the full length of the stairs, and the riser from the gutter to the next tread need not be uniform with the remaining risers and treads.