(Building Dept - TotalConstructionHelp)

What is the Building Department?

The Building Department is the Local Governmental Department that Review the Drawings (Plans also known as the Construction Documents) and issue Permits for the Construction of your Project. The Building Department inspects the Construction of the Project, to verify that the Project is Constructed in accordance with the Approved Construction Documents (Plans) and in compliance with the Building Code requirements.

What is needed to Construct any Building? (per the Florida Building Code) Check your Location Building Code Below

Examples may be seen by Selecting the Type of Building you are interested in, from the left column of this page

Non-Residental Project

Survey of Property
Building Plans
1. Key or Site Plan
2. Floor Plan (Dimensioned)
3. Elevations (Exterior Views)
4. Sections (Visual Cuts thru the Building)
5. Details (Visual of how the Building goes together)
6. Notes (Information relating to Certain Code Requirements and other items)
7. Foundation Plan (Supports for the Building, including Footing and Slab Schedules and established Slab and Footing Elevations above Grade)
8. Roof Framing Plan (Roof Supporting System, including Beam Schedules, showing Top of Beam Elevations)
9. Electrical Power Plan
  (Receptacle Location, including all Electrical items, such as, Water Heater, Range, A/C, etc...)
  included in an Electrical Schedule, which shows all of the components installed to determine the Electrical Panel, Service Feed and Grounding Wire...
10. Electrical Lighting Plan
  (Lighting Layout of all Light Fixtures, Ceiling Fans, Exhaust Fans, etc...)
  included in an Electrical Schedule, which shows all of the components installed to determine the Electrical Panel, Service Feed and Grounding Wire...
11. Air Conditioning Plan
  (both Heating and Cooling, showing Air Supply and Air Return for inside of Building and A/C Compressor for outside of Building)
12. Window and Door Schedules (indicating Type and Sizes)
13. Energy Calculations (an Energy Analysis based on the Building Envelope Components and Building Orientation)
The Non-Residential type of Project requires a Builder or Contractor to Obtain the Permits.

Residental Project

Survey of Property
Building Plans
1. Key or Site Plan
2. Floor Plan (Dimensioned) Can be done by a Draftsman or Owner
3. Elevations (Exterior Views) Can be done by a Draftsman or Owner
4. Sections (Visual Cuts thru the Building) Can be done by a Draftsman or Owner
5. Details (Visual of how the Building goes together) Can be done by a Draftsman or Owner, unless it is Structural
6. Notes (Information relating to Certain Code Requirements and other items) Can be done by a Draftsman or Owner, unless it is Structural
7. Foundation Plan (Supports for the Building, including Footing and Slab Schedules and established Slab and Footing Elevations above Grade)
  To be done by Architect or Engineer
8. Roof Framing Plan (Roof Supporting System, including Beam Schedules, showing Top of Beam Elevations)
  To be done by Architect or Engineer
9. Electrical Power Plan
  (Receptacle Location, including all Electrical items, such as, Water Heater, Range, A/C, etc...)
  included in an Electrical Schedule, which shows all of the components installed to determine the Electrical Panel, Service Feed and Grounding Wire...
  May be done by Electrical Contractor
10. Electrical Lighting Plan
  (Lighting Layout of all Light Fixtures, Ceiling Fans, Exhaust Fans, etc...)
  included in an Electrical Schedule, which shows all of the components installed to determine the Electrical Panel, Service Feed and Grounding Wire...
  May be done by Electrical Contractor
11. Air Conditioning Plan
  (both Heating and Cooling, showing Air Supply and Air Return for inside of Building and A/C Compressor for outside of Building)
  May be done by Air Conditioning Contractor
12. Window and Door Schedules (indicating Type and Sizes)
  May be done by Owner but must obtain from Window and Door Supplier the Windload Data Sheets
13. Energy Calculations (an Energy Analysis based on the Building Envelope Components and Building Orientation)
  May be done by Air Conditioning Contractor or Owner
Once you have completed the Plans, and you have submitted them to the Building Department, and after the Plans have been reviewed and approved, and a Permit is issued, you are ready to start construction.

The Residential type of Project Does Not requires a Builder or Contractor to Obtain the Permits, or do the Construction. You now have the option of either doing the Construction yourself, or hiring a Contractor or Builder.

Beware, there are certain municipalities that have decided that despite what the Code states, they have over-ridden the Code, and require Plans for a residential projects is to be prepared by either an architect or engineer, and the plans are to be signed, sealed and dated.

Alway verify with the Building Department before starting a project, since the Rules and Regulations are always changing, even if you plan to something that is listed as Exempt.

Required: (this information is taken from the Code)

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 electrical, gas, mechanical or plumbing system, the installation of which is regulated by the Florida Building Code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit.

Work exempt from permit:

Exemptions from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code. Permits shall not be required for the following:

Gas:
1. Portable heating appliance.
2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
Mechanical:
1. Portable heating appliance.
2. Portable ventilation equipment.
3. Portable cooling unit.
4. Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code.
5. Replacement of any part which does not alter its approval or make it unsafe.
6. Portable evaporative cooler.
7. Self-contained refrigeration system containing 10 pounds (4.54 kg) or less of refrigerant and actuated by motors of 1 horsepower (746 W) or less.
8. The installation, replacement, removal or metering of any load management control device.
9. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
Plumbing:
1. The stopping of leaks in drains, water, soil, waste or vent pipe provided, however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
2. The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.

All references are made to the Florida Building Code. Be sure to verify with the Building Department before you undertake any work on your project, since the Florida Building Code is modified from time to time. This information is provided as a guide only, and is taken from the Florida Building Code.

Click Here to Access to the Florida Building Code Online

Building Code and Building Department Access to All 50 States and District of Colombia:

Links are either to the State Web Site or Directly to the Building Department.