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Building Permits & Inspections

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1. Do I need a permit for any type of building construction?

Generally, the Florida Building Code requires a permit for electrical, mechanical, plumbing, fire protection and building construction work other than minor repairs. If you are unsure if a permit is required, please contact the Building/Fire Safety Division at (407) 571-8433.

2. Do I need a permit to install a new fence?

Yes. Please submit a permit application and three (3) copies of your property's site plan or boundary survey indicating where the fence is being placed.

3. Do I need a permit to replace a fence?

Replacement fence work is divided into two categories:

1. Maintenance/Repair—This consists of the replacement of wood or vinyl slats, wood or vinyl panels, chain link or horizontal cross braces or 3 or more sections including posts of an existing fence. This type of work does not require a permit.
2. Replacement—Removal and/or replacement of the support poles of an existing fence. This type of work requires a permit. Along with the application, provide three (3) copies of your property's site plan or boundary survey indicating where the fence is being placed.

4. Do I need a permit to paint?

No. Painting, carpeting, tile work, replacement of cabinetry and drywall repair in single family residential homes is considered cosmetic and does not require a permit. Any work that changes the structural integrity of a building does require a permit. Note: Changes to exterior color of buildings in the West Town Center or Gateway Center areas do require the pre-approval of the Development Review Committee.

5. Can a homeowner/building owner pull their own permit?

Yes. However, we strongly recommend that a licensed contractor perform the work. If a homeowner/building owner is going to pull their own permit, they must be the sole occupant of the building and meet numerous criteria contained in the Owner/Builder Statement Affidavit Owner/Builder Statement Affidavit mandated by the Florida Legislature. Homeowners are advised against pulling permits for a contractor because the homeowner then becomes the legally responsible party for all work. This includes all Florida Building Code requirements, any legal obligations involving OSHA regulations, IRS tax implications (FICA withholding), liability insurance and any and all other regulation related to the building industry.

6. How long is a permit valid for?

A permit will expire six months from date of issue if no inspections are completed on the project or six months from the last approved inspection. In order to reinstate a permit, a written request must be directed to the Building Official.

7. How much does a building permit cost?

The minimum building permit fee is approximately $55. For larger jobs, the building permit fee is approximately 2 percent of the contract price of the job.

8. What happens if I don’t get a permit for work requiring a permit?

If work occurs without a permit, the permit fee is doubled, or in some cases tripled, and the work can be required to be disassembled so it can be inspected. In addition, there are some civil risks to a property owner. Most real estate contracts require disclosure of all modifications to a home, condominium or building and most buyers are now conducting public records requests to ensure that work has been completed with a permit. Failure to obtain a permit and final inspections may result in serious complications or exposure to liability when a property is sold.

9. What codes have been adopted by the City?

The City of Altamonte Springs adheres to the Florida Building Code and the Florida Fire Prevention Code.

10. Are the Florida Building Code and Florida Fire Prevention Code online?

Yes, the Florida Building Code and the Florida Fire Prevention Code Florida Fire Prevention Code are available online.

11. Has the City of Altamonte Springs adopted any technical amendments to the Florida Building/Fire Prevention Codes?

Yes. Fire sprinkler systems are required in all buildings in the Activity Centers and for all buildings greater than 3,500 square feet outside the Activity Centers.

12. How long does it take for a plan review?

This depends on the size of the project. We attempt to complete commercial plan review within 10–12 working days. Residential projects are normally completed in 2–3 working days. If corrections are needed, comments are provided to the design professional, owner or contractor.

13. Can I start work on a project before my plan is reviewed?

We offer an Early Start Permit to contractors for interior work only on commercial properties. Please contact the Building Division at (407) 571-8433 for more information on the Early Start process.

14. Can a homeowner submit their own hand drawn plans for a residential project?

Yes. However, they must be legible and comply with the provisions of the Florida Building Code.

15. Is an architect or engineer required?

For residential projects, we recommend that your plan be prepared by a Florida registered architect or engineer. The assistance of a design professional can be invaluable in reducing your construction time, ensuring code compliance and reducing overall costs. If you draw your own plans, you are fulfilling the roll of the design professional and it is your obligation to provide plans with sufficient detail to show clear compliance with the Florida Building Code. Most commercial projects require engineer or architect-prepared plans.

16. Do I need to provide a letter of approval from my Homeowner’s or Condominium Association with my building permit application?

Yes, if the work you are doing is on the exterior of the structure and your property is governed by a homeowner or condominium association.

17. What is the minimum wind speed design in the City of Altamonte Springs?

• Risk Category I Figure 1609C—129 MPH
• Risk Category II Figure 1609A—139 MPH
• Risk Category III and IV Figure 1609B—149 MPH
• Linear Interpolation is permitted and the exact wind speed can be determined on the Applied Technology Council website.

18. Are the wind-borne debris provisions of the Florida Building Code applicable in the City of Altamonte Springs?

Yes, for Risk Category III and IV structures.

19. What does a contractor need to do in order to pull a permit in Altamonte Springs?

A contractor must present a copy of a Florida issued state license, a copy of a local occupational license/business tax receipt and proof of workers compensation coverage/proof of workers compensation exemption. If the contractor has a “Registered” license, a current copy of Seminole County registration must also be provided. This information is entered into our database and as long as the information remains current, permits can be pulled. There is no charge to the contractor for this service.

20. Who do I call to schedule an inspection?

Please call the Building and Fire Safety Department at (407) 571-8433. Requests for inspections can be made between 7:30 a.m. and 4 p.m. for the following day. Please be sure to have your permit number when calling. Permits can also be scheduled online.

21. Can I pull a permit online?

Some permits can be pulled on-line by contractors at Velocity Hall Permit Manager. The following types of permits are eligible for this service:

• Reroof—Florida product approval documentation must be available on-site at time of the inspection.
• Stand-alone Electrical permits not requiring plans or where the plans have been pre-reviewed under a building permit.
• Stand-alone Mechanical permits not requiring plans or where the plans have been pre-reviewed under a building permit.
• Stand-alone Plumbing not requiring plans or where the plans have been pre-reviewed under a building permit.
• Fire Alarm System—Addition, relocation or deletion of 10 or less fire alarm initiating/notification devices. Fire alarm permits require two (2) sets of as-built plans on-site for the inspector at the time of the inspection.
• Fire Sprinkler System—Addition, relocation or deletion of 30 or less sprinkler heads. Fire sprinkler permits require two (2) sets of as-built plans on-site for the inspector at the time of the inspection.

22. What should I be aware of if I am hiring a contractor?

While the vast majority of contractors are reputable, home improvements and repairs can pose difficulties and potentially lead to complaints and litigation. The general guidelines and cautions contained on this page can assist consumers and should be considered when engaging contractors.

1. Have several contractors provide you with written estimates specifying the quality, type of materials, time for completion and total job cost. Be very suspicious of a contractor who offers the fastest, cheapest job on a "you must act now" basis. This may be an indication of inferior materials and unfinished jobs or jobs taking too long to complete.
2. Check to see if your contractor is licensed by calling the Department of Business and Professional Regulation at (954) 917-1330 or checking the Florida Department of Business and Professional Regulation website. Ask if your contractor has any unresolved complaints that have been filed against him/her and if their license has been revoked or suspended.
3. Conduct a reference check of your contractor. Ask your contractor for three references for whom he/she has previously performed work. Ask how long your contractor has been in business. Check with local suppliers on your contractor’s reputation.
4. Check the status of the contractor with the Better Business Bureau of Central Florida at (407) 621-3300.
5. Ensure the contractor is responsible for obtaining a building permit and obtaining all inspections, including the final inspections. Be wary of any contractor if you are asked to obtain the building permit. A licensed contractor who is in good standing, will always obtain the permit. Ask to see the permit prior to authorizing a contractor to commence work.
6. Obtain a current copy of the contractor's insurances, including workman's compensation, property damage and liability. Read them carefully, including the fine print.
7. Review the contract. If you don't understand the contract, you may wish to seek guidance from an attorney. The contract should include the following at a minimum: Contractor's name, address, telephone number and the State Contractor's license number; Detail of quality, types of material and a detailed description of the work to be done; The completion date of the work to be performed and a payment schedule. Arrange to pay the contractor after the work is completed and according to a payment schedule. The payments should reflect the work that has been done. (Make all payments by check to the company contracted to do the work, not to "cash" or a person's name.); A requirement that the contractor obtain all necessary permits and government approvals along with all required inspections; A notarized Release of Lien will be provided to the customer by the contractor, subcontractors and suppliers of materials attesting that the contractor has paid all subcontractors and suppliers of materials for their services up to any payment being paid.
8. If your contract exceeds $2,500 (or $7,500 for dedicated HVAC work) a Notice of Commencement must be filed by the homeowner or contractor. Your failure to record a Notice of Commencement may result in you paying twice for improvements to your property. If you intend to obtain financing, consult with your lender or an attorney before recording your Notice of Commencement. A recorded copy of the Notice of Commencement must be posted at the job site.
9. Do not sign a completion certificate unless all the work is completed according to contract, your satisfaction and an approved, final inspection has been performed by the Building/Fire Safety Division or your jurisdictional building department.

23. How do I file a complaint against a contractor?

The City of Altamonte Springs does not have disciplinary authority over contractors. Investigations and discipline against contractors are performed by the Florida Department of Business and Professional Regulation. To file a complaint against any contractor licensed by the State of Florida, call (954) 917-1330 or visit www.MyFloridaLicense.com.

24. Does the City of Altamonte Springs have a property maintenance code or have a process for handling landlord tenant disputes?

The City has adopted the Unsafe Building Abatement Code. This code only references buildings that are in eminent danger of collapse. Issues that are not structural in nature are not covered by this code. Landlord tenant disputes that are non-structural in nature (mold, drafty windows, HVAC systems and minor roof and plumbing leaks) are considered civil matters that do not fall under any codes that the City has adopted or can enforce.