Permitting
What else will I need for permitting? You'll need more than just our plans for permitting. Every permitting office has its own checklist - and fee schedule. Knowing what they require and plan accordingly. Surprises at permitting can present a challenge.
Do I have buildable land for this project? A buildable lot in Florida must meet zoning, environmental, access, and utility requirements. The fastest way to confirm is to call your county Planning & Zoning department with your address — they’ll give you a clear yes/no on buildability and should let you know if you need additional resources prior to permitting.
Will I need a site plan? Probably. Surveyors create these documents. Mended Oak Design and Engineering does not produce site plans for your project, but will review them by request and provide a engineering letter to building officials based on that document.
Will I need a signed MEP plan to permit? Maybe. Very often, a licensed plumber, HVAC subcontractor, or licensed electrician can cover this for you. However, some municipalities require MEP plans to be engineered. Mended Oak does not provide digitally signed MEP plans at this time.
Will I need a geotechnical engineer? Generally, not. But you will need on if soil conditions are discovered to be questionable. (You will need one if you are building in an area prone to flooding or in a drained swamp.) If you are building something in your backyard of a flat lot – you’re probably good.
Am I allowed to build a detached garage? Some local building departments in Florida have special rules about detached garages. It’s always wise to check with your local building department before you begin. Also, if you are part of an HOA or POA, check on the rules and deed restrictions.
Am I allowed to build an ADU (Alternative Dwelling Unit) on my property? You may be allowed to build an ADU, but the rules depend on your city and county zoning laws. Local governments set requirements for size, placement, and use, so it’s important to check with your permitting office. Our plans are designed to meet code, but approval always comes from your local authority.
What is the deal with Florida Product Approval Information Sheets (FPAIS)? Florida has strictest wind and impact standards. In order to comply, you can only build your house with components that have passed state testing and have been assigned a Florida Product Approval number. This applies, mainly, to exterior and structural components. Good news - there is also a Florida Product Approval search system. If you have a manufacturer and a part/model number, you can get the Florida Product Approval number (FL#) here - if the product has been tested and approved. Many local AHJ's have an FPAIS form you can fill out.
Do I need energy calculations? Expect to run into this. The Florida Building Code includes an Energy Conservation section. Compliance with this portion of the code is required for new residential construction. How to comply can vary quite a bit between local AHJ's. Very often, AHJ's only allow licensed professionals to complete the forms. The good news is that your local licensed HVAC professionals deal with this aspect of permitting quite a bit. It's something to look into ahead of time if you are planning to install an AC unit yourself.
Should I hire someone to file the permit for me? It depends. Some permit offices are very easy to work with - some not so much. If you know someone who works at your local housing authority or a general contractor, give them a call and ask for advice. Independent permitting services are another option. They charge anywhere from $300 to $1500. Are they worth it? Depends on your local AHJ.