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Building FAQs

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1. When is a building permit required?

The Florida Building Code requires a Building Permit 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 impact-resistant coverings, electrical, gas, mechanical or plumbing system, the installation of which is regulated by The Florida Building Code, latest edition.

Some examples are:

The moving, removal, or addition of any non-structural walls in both residential and commercial

Accessory storage buildings, regardless of size

Fences, or replacement of two or more fence sections

Water Heater Replacements

Extension or installation of any electrical branch circuit or feeder

Ductwork extensions

Building permits would not be required for items that are being repaired such as a broken fence rail, replacement of appliances (other than water heaters), painting your residence, or for the replacement or addition of any type of non-structural flooring. Always call prior to the commencement of any construction project to verify whether a permit is required 850-833-9605, or you can email the Building Division. 

2. What Projects are exempt from needing a permit?

In accordance with the Current edition of The Florida Building Code, the following items are exempt from permitting:

Floor coverings such as tile or carpet

Minor cabinetry which does not include any electrical or plumbing fixtures

Minor drywall repairs

Painting

Portable Heating or cooling appliances

Other minor home repairs as deemed exempt by the Building Official. 

If you have any questions, please contact our Building Division. 

3. Will my project require plans?

Engineered plans are required on all new commercial or residential construction including accessory dwelling units, additions, remodels for which the scope of work includes structural alterations, accessory structures and repair to code projects. 

If you have any questions, please contact the Building Division. 

4. When do I need an alteration permit?

Alteration Permits are required for kitchen and bathroom remodels in which all cabinets and plumbing, gas, and/or electrical fixtures are being removed. Alteration Permits are also required if the sheetrock will be removed or walls will be added or removed. 

5. When do I need a Notice of Commencement (NOC)?

According to Chapter 713 of the Florida State Statutes, any improvements to a property with a direct contract price greater than $5,000 ($15,000 for HVAC replacements) require a Notice of Commencement be filed with the Okaloosa Clerk of Court Office. Once you have filed your NOC with the Okaloosa County Clerk of Court, you can upload a copy directly into your customer portal on MGO.

6. Do I need a permit for a fence?

The City of Fort Walton Beach issues permits for fencing to ensure it meets zoning requirements. With your application, we require a site plan showing where the fence is going to be in relation to the property lines, as well as the height of the fence. To learn about the setbacks for a property, please contact our Planning Division. 

7. Do I need a permit to remove a tree from my property?

Tree removal permits maybe required depending on the type and size of tree to be removed. Please contact the Planning Division for more info. 

8. Do I need a permit to do minor roof repair?

Minor repairs, such as replacing a few shingles or repairing small sections of fascia, do not require a permit. If the repair is 100 square feet or more a permit is likely required. In the event that you experience an emergency, such as a fallen tree limb damaging your roof, please make the necessary emergency repairs and apply for a building permit the following business day.

9. Do I need a permit to replace my driveway slab?

Yes. You also will need to provide a current site plan showing the location of the existing/proposed driveway.

10. Do I need a permit to pour a patio slab?

Yes. You also will need to provide a current site plan showing the location of the proposed patio slab with dimensions and property setbacks.

11. How long is my permit valid?

All permits are valid for 180 days after it has been issued. If you will not be ready for inspection within this timeframe, you can request an extension of your permit by submitting an extension request with our office. 

If you have any questions please contact The Building Division. 

12. My permit expired. What do I do?

If your permit expired without us being notified of the need for a permit extension, you will have to submit a Permit Renewal Request.

Please contact the Building Division for more info. 

13. If I fail an inspection, what do I do?

If an inspection fails for work, it will be necessary to correct the deficiencies and pay the applicable re-inspection fee before the next inspection will be scheduled.

14. I own a rental property and would like to apply for a building permit. Can I obtain the permit as an owner builder?

No. A licensed contractor would be required to pull the permit and do the work.

15. I'm a property owner. Can I apply for a building permit, if I am not a licensed contractor?

Yes, pursuant to Florida Statute 489.103(7) an owner/occupant of a property may be issued a permit to do contracting work on their own property. An affidavit must be signed establishing the owner-builder exemption. An owner/builder may only hire licensed subcontractors in those trades that carry a contractor's license.

"Owners of property when acting as their own contractor and providing direct, onsite supervision themselves of all work not performed by licensed contractors, when building or improving farm outbuildings or one-or-two family residences on such property for the occupancy or use of such owners and not offered for sale or lease, or building or improving commercial buildings, at a cost not to exceed $75,000, on such property for the occupancy or use of such owners and not for sale or lease." Florida Statutes, ss:489.103.

16. What is the difference if I obtain a permit myself or have a contractor obtain a permit for work on my house?

A very simplified answer is “liability.”  Should you decide to apply for a building permit and complete the work yourself, you will be responsible to ensure that all work meets the minimum standards of the Florida Building Code. If you decide to hire a licensed contractor to conduct the work, he or she would be required to meet the minimum standards of the Florida Building Code (FBC).  In addition, most contractors provide some type of warranty on the work conducted and you would have recourse with the Construction Industry licensing Board (CILB) or the Department of Business and Professional Regulation (DBPR) should the contractor fail to complete the work, or it does not meet the standards of the FBC.

17. Who do I need to contact if I have a complaint about my contractor?

If you feel your contractor has committed fraud, misconduct, negligence, or has abandoned their contracted duties, you may wish to filke a complaint against their license. While much of this is a civil issue, we can help you contact the correct departments to take action. 

You will need to contact the Florida Department of Business and Professional Regulation (DBPR). You can file a complaint online or contact the local office at (850)-487-1395. 

18. I wish to remove my contractor from the job. What is needed?

If you wish to replace your general contractor but replace them with another contractor, you will need to complete our Release of Contractor form. Once this form is completed, your new contractor will fill out an Assumption of project by Contractor form. 

19. I am no longer having work done that was permitted. What do I do?

If an owner-builder or a contractor pulled a permit for a job but the work is no longer being completed by anyone and the permit is no longer needed, you would file a cancellation form.