Building and Permitting

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Permitting is responsible for completeness review of permit packages, processing of permit applications, routing to necessary departments, and permit issuance. 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

You will be required to create an account with the Portal in order to apply for a permit. The Online Services portal allows you to:

  • remotely submit applications and payments for permitting, licensing, planning and zoning
  • search for permits and track your project’s progress from submittal through final approval from the convenience of your connected home/office computers or mobile devices

Some permit applications required additional documents to be uploaded. You can access our forms library by visiting our Online Services Resources page.

If you need additional assistance, you can reach Permitting directly at (941) 748-4501 extension 6893.

Do I Need a Permit?

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

Permit Application Requirements

The below documents will be required for each application type:

Standard Permits

  • Accessory Structure
    •  Always Required: Building Plans, Site Plans/Survey
    •  Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  •  Agricultural Exemption
    •  Always Required: Building Plans, Building Plan/FEIN Number, Site Plans/Survey
  •  Aluminum Structure
    •  Always Required: Building Plans, Site Plans/Survey
    •  Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  •  Antenna
    • Always Required: Building Plans, Site Plans/Survey
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  •  Commercial
    •  Always Required: Building Plans, Site Plans/Survey, Energy Conservation Form
    •  Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit, Asbestos Notification Statement, Green Building
  •  Concrete
    •  Always Required: Building Plans, Site Plans/Survey, Erosion Form
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Deck
    • Always Required: Building Plans, Site Plans/Survey
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Demolition
    •  Always Required: Erosion Form, Site Plans/Survey
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Door and Window
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Driveway
    • Always Required: Site Plans/Survey
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Electrical
    • Always Required: Building Plans
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Fence
    • Always Required: Building Plans, Site Plans/Survey
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Generator
    • Always Required: Building Plans, Site Plans/Survey
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Mechanical
    • Always Required: Building Plans
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Mobile Home
    • Always Required: Building Plans, Site Plans/Survey
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Modular
    • Always Required: Building Plans, Site Plans/Survey
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Plumbing
    • Always Required: Building Plans
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  •  Pool/Spa
    •  Always Required: Building Plans, Site Plans/Survey, Erosion Form, Pool Safety Act Form
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  •  Residential
    • Always Required: Building Plans, Site Plans/Survey
    •  Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit, Green Building, Asbestos Notification Statement
  •  Roof Standard
    •  Always Required: Florida Product Approval-NOAs
    •  Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit, Building Plans
  • Siding/Fascia/Soffit
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  •  Sign
    •  Always Required: Building Plans, Site Plans/Survey
    •  Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  •  Solar
    •  Always Required: Building Plans, Site Plans/Survey
    •  Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  •  Tank
    •  Always Required: Building Plans, Site Plans/Survey
    •  Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit
  • Temp Use/Tent
    •  Always Required: Building Plans, Site Plans/Survey
  •  Waterfront Structure
    • Always Required: Building Plans, Site Plans/Survey
    • Conditionally Required: Notice to Building Official, Private Provider Plan Compliance Affidavit

Express Permits

  • A/C Changeout Residential Express: no documents required prior to permit issuance
  • Residential Electrical Express-no documents required prior to permit issuance
  • Residential Roof Express-no documents required prior to permit issuance
  • Residential Plumbing Express-no documents required prior to permit issuance

What if my permit expires?

Permits expire after 180 days if no required inspections have been approved. In order for a project to be complete, it must pass final inspection(s), fees paid, and have all holds released.

Florida Building Code Section 105.4.1.2

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.

Why should I use a Licensed Contractor?

Any person who is not licensed and registered with the Construction Industry Licensing Board is working illegally. In addition, the State Attorney General's Office has stated that contracts made with an unlicensed contractor are not enforceable under law. Another reason is the license provides some protection to the owner from being charged for work and materials not provided or paying twice for them (material suppliers and sub-contractors can place a lien on your home if they do not receive payment from your contractor). There are also trade licenses for those persons doing other work to provide some assurance that they have adequate knowledge and training in those fields.

Do I have to have a license to do work on my own home?

No. A homeowner who owns and occupies a 1 or 2 family dwelling can do their own construction work, as long as they can demonstrate that they are knowledgeable of the code requirements of concern. You may not use or hire unlicensed people to help you or to do the work for you.

WHAT TYPE OF LICENSE/PERMIT DO I NEED FOR MOBILE FOOD VENDING?

Mobile Food Dispensing Vehicles or Hot Dog Carts require licensure by Florida Department of Business and Professional Regulations, Division of Hotels and Restaurants.

They can be reached online or by phone:

Department of Business & Professional Regulation
Hotels and Restaurants
Mobile Food Dispensing Vehicle or Hot Dog Cart
or call Customer Contact Center at (850) 487-1395

Manatee County only has jurisdiction over the unincorporated area of the county and does not issue vending permits or licenses however, we do require the following regulations be adhered to:

  • Must be located on active commercial property with the approval of the property owner, cannot block any drive aisles or parking spaces.
  • Cannot be located in the County Right-of-Way.

Note: Permanent power supply will reclassify use from Mobile Food Dispensing to Restaurant and will require Final Site Plan approval.

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.

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