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1. When are plans necessary?

Plans are required for all structural improvements. The plans are used to calculate the cost of the job, get estimates from any contractors or subcontractors, show details in legal documents, and to obtain the necessary building permits.

Plans are generally not required for work such as:

• Re-piping a dwelling
• Re-roofing
• Replacing heating and air conditioning equipment
• Sandblasting and plastering
• Small electrical, mechanical and plumbing jobs
• Window and door replacements

2. What kinds of plans are needed?

Plans should be drawn on 24-inch by 36-inch paper, using a scale of 1/4-inch per one foot for floor, foundation plans, sections and elevations, and at a scale of 1/8-inch per one foot for site or plot plans. In most cases, two sets of plans and two sets of structural and energy calculations are required for submittal.

Minimum Information Required

The minimum information required on building plans for most construction projects include:

• A site plan showing the property dimensions, the legal description of the site, all existing structures on the site and the proposed new construction, distances between buildings and property lines, drainage patterns and electrical service locations.
• A floor plan showing room locations, sizes and uses, doors, locations and sizes of windows, stairs, and the size and spacing of all structural members of the building.
• Elevations illustrating the building’s exterior appearance, architectural features, height and roof-top features.
• Two structural sections showing the building foundation, floor systems, walls and roof as they would appear if the building were cut in two at a particular plane.
• Electrical, mechanical and plumbing plans are required to show the location and sizes of equipment, wiring, switches and fixtures.
• Handicap access plans are required for additions to and alterations of existing commercial buildings, as well as for new construction.
• General information and specification sheet for materials workmanship.
• Foundation plan showing the layout and dimension sizes, reinforcement and details of anchor bolts and so on.

Plans for smaller jobs requiring a permit should include the appropriate information from the above list for the planned project.

3. When must I hire an architect, engineer or surveyor?

By law, certain types, scope and complexity of construction will demand the services of licensed technical professionals. In general, a Florida licensed architect or engineer must be hired for designing new buildings and major remodels which require more extensive plans, calculations and technical reports such as:

• Lot survey map, height survey and elevation certificate must be signed by a state-licensed surveyor or engineer
• Soils reports for a new building or major remodel
• Design calculations and details for the building’s structural system
• Electrical systems design (generally on service of 400 amps or more)
• Title 24 energy calculations on new buildings, additions or increases in electrical service

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1. When do I need a permit?

Generally when any work exceeds the scope of routine maintenance and repairs, you will need a permit. View a partial listing of examples of work requiring a permit. If you are unsure if your project requires a permit, call the Building Division at 727-363-9241 for information.

Attention: To minimize exposure between employees and the public, please pull all permits online.

• Ahri (Mechanical)
• Diagram of Window Placement
• Instructions for Uploading Files to a Permit (PDF)
• PDF for Large Format Plans (25Mb) - Hard copy plans are still required, please contact our office for instructions - Email pdf plans to: plans@stpetebeach.org
• Please Include Necessary Documents (Building)
• Product Approvals (Roof, Windows, Doors, Etc.)

2. Who is eligible to obtain a permit?

Permits can be obtained by either a properly licensed contractor within the appropriate construction trade or by an owner of a single family residence, provided that the house is not for sale, lease or rent, and such owner signs a declaration that he will perform the work himself or, acting as the general contractor, hire only properly licensed subcontractors.

3. What are the permitting requirements?

Permit applications are located in our office. The completed application together with the necessary construction plans must be submitted, in person, at the permit counter where it will be logged into the computer and assigned a plan check/permit number. Plans are reviewed in the order in which they are received, usually taking a week to ten days for completion.

4. Why are plan checks performed?

Plan checks performed to ensure that the mandatory minimum requirements for structural safety, fire protection, energy conservation, exits, light and ventilation, site grading and handicap access, when required, are met. When such review is completed and any other necessary approvals have been received, you will be notified either to come in for your permit or, if needed, to amend your plans to meet the requirements.

5. How long is a permit good for?

Permits must be obtained within six months of approval of the plans and building permits are valid only for six months from the date of issuance unless construction has begun. If construction is not begun within six months or, once started, is suspended for a period of more than 90 days, the permit will expire, and the complete permit process, including the payment of fees, will begin again.

Please remember that city approval of plans and specifications does not remove you from the responsibility of meeting all of the applicable standards in the building codes, other city ordinances, and state and federal laws.

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1. When are inspections required?

The type and number of inspections will vary with the type of project, but the typical order of site inspection visits are as follows:

• Foundation inspection: After trenches are excavated, reinforcing is in place and forms set, all materials for the foundation are on-site and before pouring any concrete or laying down any masonry units.
• Rough plumbing, mechanical or electrical inspections: When all in-slab or under-floor conduit, piping, service equipment are in, but before concrete is poured or floor sheeting is installed.
• Framing inspection: After roofing, framing, fire blocking and bracing are in place, and all pipes, chimneys and vents are in.
• Insulation inspection: When all thermal insulation is installed in floors, walls, attics, but before any of the work is concealed.
• Lath or wallboard inspection: After lathing and/or gypsum wallboard is in place, but before plastering is done or joints and fasteners are taped and finished.
• Final inspection: After building is completed, watertight and ready for occupancy. All electrical and plumbing fixtures and heating/cooling equipment must be in place, and any finish grading of the site is completed. Painting, carpeting and other "cosmetic" work need not be finished prior to final inspection.