Do I need a permit?

Permit: Yes – three paths: (a) open or expired permit, substantially complete: close it without a new permit under the code in effect at application (F.S. 553.79(16)(b)); (b) work done without a permit: after-the-fact permit, usually about double the permit fee (Lake Co., Eustis, Mount Dora, Leesburg, Tavares; Umatilla's schedule says not more than the basic fee) (confirm locally); (c) notice of violation: permit + inspections through to the code board/special magistrate compliance order

Zoning: ATF structures must still meet setbacks/lot coverage – zoning check before promising a permit

Usually needed: Permit history / open-permit search for the parcel · Notice of violation + case number + hearing date (if any) · Survey or site plan · As-built drawings; engineer's letter or sealed plans for structural items · Original permit number + original contractor (closeouts) · Photos (and what may need to be opened for inspection) · Change-of-contractor form for that building department (e.g. Lake Co. BF83) · Notice of Commencement (generally over $2,500; a copy is due to the building department before the first inspection over $5,000)

Inspections: Whatever inspections the permit never got – the building official decides what must be exposed (walls, footings) or certified by an engineer · Final

Worth knowing: Code fines accrue daily until compliance (F.S. 162.09 caps: $250/day first, $500/day repeat; higher where a 50,000+ government adopts them) – speed matters · A buyer can't be fined solely for a prior owner's open permit (553.79(17)); agencies MAY close permits 6+ years old with no safety issue (553.79(16)(c)) · Homestead can't be foreclosed for a code lien, but liens cloud title · Never on RLW Realty's own listings (Logan 11/4/2026); market to other brokerages, title companies and closing attorneys · No outreach built from code-case lists; education and referrals only · General information only – not legal advice

Open permits, expired permits & code notices

Permit: Yes

Zoning: No

Usually needed: Roofer's permit (roofer usually pulls it) · Product approvals · F.S. 489.147 notices if residential

Inspections: Dry-in / underlayment · Final

Roof replacement is available through our licensed roofing partner, Creative Roofing Corp. (Florida Certified Roofing Contractor CCC1327601). RLW Builders, LLC (CBC1267185) manages your project.

Roof replacement through our licensed roofing partner

Permit: Yes – building permit (structural); electrical permit if wired

Zoning: Usually setback/lot-coverage review inside the building permit; HOA approval if any

Usually needed: Site plan / survey with setbacks · Sealed or engineered framing plan + connection details · Product approvals for roofing · Notice of Commencement (generally over $2,500; a copy is due to the building department before the first inspection over $5,000) · Owner authorization

Inspections: Footings · Framing / connections · Roof sheathing / dry-in (roofer) · Electrical rough + final if wired · Final

Worth knowing: Attaching to an existing roof or fascia changes the house's roof load path – engineer · Impervious area / setbacks

Covered patios & porch roofs

Permit: Yes if structural or under a future enclosure/room; flatwork often permit-free or zoning-only (confirm locally)

Zoning: Setbacks / impervious surface

Usually needed: Survey or plot plan with setbacks · Sealed slab/footing plan if structural · Notice of Commencement (generally over $2,500; a copy is due to the building department before the first inspection over $5,000)

Inspections: Footing / slab pre-pour (steel, vapor barrier, termite treatment certificate) · Final

Worth knowing: Termite pre-treat certificate before the pour

Concrete slabs

Permit: Yes, typically

Zoning: Setbacks; docks/shoreline add water-management / county review

Usually needed: Site plan · Deck framing plan (FBC-R / span tables or engineered) · Guard and stair details · Notice of Commencement (generally over $2,500; a copy is due to the building department before the first inspection over $5,000)

Inspections: Footings · Framing / ledger attachment · Final (guards, stairs)

Worth knowing: Docks and seawalls are marine work – different permits and often a marine specialty

Decks

Permit: Yes

Zoning: Setbacks

Usually needed: Engineered aluminum drawings (often non-site-specific, F.S. 489.113(9)(b)2.) · Slab/footing details · Site plan

Inspections: Footings · Final

Screen enclosures

Permit: Yes, typically (product approval + wind-load)

Zoning: No (historic districts excepted)

Usually needed: Product approval numbers (FL# / NOA) per unit · Window/door schedule with sizes and design pressures · Wind-load calc or table · Notice of Commencement (generally over $2,500; a copy is due to the building department before the first inspection over $5,000)

Inspections: Frame / installation (fastening) where required · Final

Worth knowing: Enlarged openings = structural header

Exterior window & door replacement

Permit: Yes (size thresholds vary by jurisdiction)

Zoning: Yes – accessory use, size, setbacks; variance if over limits

Usually needed: Survey/site plan · Engineered drawings or manufacturer's approved plans · Anchoring/tie-down details · Notice of Commencement (generally over $2,500; a copy is due to the building department before the first inspection over $5,000)

Inspections: Footings/anchors · Framing · Final

Worth knowing: County accessory-structure size limits often trigger a variance first

Sheds, garages & accessory buildings

Permit: Usually no, unless plumbing/electrical/structural work is included

Zoning: No

Usually needed: Scope + selections sheet · Lead-safe (EPA RRP) check if built before 1978

Worth knowing: Pre-1978 homes: EPA RRP rules for paint disturbance

We do interior finish work only in vacant homes, as part of a make-ready.

Vacant-home make-ready

Permit: Yes – building, trades, often fire review

Zoning: Use/zoning confirmation; site plan if exterior changes

Usually needed: Sealed architectural/engineered drawings · Life-safety plan · Energy compliance · Fire review submittal · NOC

Inspections: Trade roughs · Framing · Above-ceiling · Fire · Trade finals · Building final / CO or CC

Worth knowing: Fire marshal review adds time · ADA scope

Light commercial buildouts

Permit: Yes – building + trade permits

Zoning: Yes – setbacks, lot coverage, sometimes impact fees

Usually needed: Survey · Sealed construction drawings · Energy calculations · Product approvals · Truss drawings if any · NOC · Owner authorization

Inspections: Footings · Slab/foundation · Framing · Trade roughs · Insulation · Drywall (some jurisdictions) · Trade finals · Building final

Worth knowing: Impact fees · Interior tie-in in an occupied home – conflicts with the vacant-interior rule

Additions tie into the inside of the house, so we take them on only when the home is vacant. Ask us.

Permit: Yes

Zoning: No

Usually needed: Roofer's permit (roofer usually pulls it) · Product approvals · F.S. 489.147 notices if residential

Inspections: Dry-in / underlayment · Final

Roof replacement is available through our licensed roofing partner, Creative Roofing Corp. (Florida Certified Roofing Contractor CCC1327601). RLW Builders, LLC (CBC1267185) manages your project.

Roof replacement through our licensed roofing partner

Permit: Often (zoning / height / corner visibility)

Zoning: Yes – zoning is usually the whole review

Usually needed: Site plan with fence location and height · HOA approval if any

Inspections: Final (some jurisdictions none)

Worth knowing: Pool barrier fences have FBC barrier rules

Fences are not a service we offer.