County Fee Quick Reference
| County | Base Fee | % Valuation | Plan Review |
|---|---|---|---|
| Miami-Dade | $130 | 1.5% | $150+ |
| Broward | $85 | 1.2% | $100+ |
| Palm Beach | $75 | 1.0% | $90+ |
| Hillsborough | $65 | 0.9% | $85+ |
| Pinellas | $60 | 0.8% | $75+ |
| Orange | $70 | 1.0% | $90+ |
| Duval | $55 | 0.85% | $70+ |
| Lee | $65 | 0.95% | $80+ |
| Collier | $80 | 1.1% | $100+ |
| Sarasota | $60 | 0.8% | $75+ |
| Volusia | $50 | 0.75% | $65+ |
| Brevard | $55 | 0.80% | $70+ |
Fees are 2025 estimates and change annually. Impact fees, technology surcharges, and state surcharges ($4–8) may apply on top.
When Is a Plumbing Permit Required in FL?
Always Required (FL Building Code 105): new water heater install; whole-house/partial repipe; sewer lateral replacement; gas line install/repair/extension; new bathroom/fixture addition; backflow preventer (commercial & multi-family); water service replacement; pool heater install; sprinkler system install.
Generally NOT Required: faucet/valve replacement (same location); toilet replacement (like-for-like); showerhead replacement; garbage disposal replacement; minor drain clearing; electric water heater element replacement.
Unpermitted work warning: Insurance claims can be denied. Home sales fall through during inspection. Citizens Insurance now requires permit history for water heater installations.
Common Permit Delays in Florida
- Incomplete applications (missing scope, square footage, fixture count, valuation)
- Missing contractor license # (FL requires CFC license number and qualifier signature)
- HOA approval pending
- Backlog at building dept (Miami-Dade, Broward, Hillsborough run 2–3x after hurricanes)
- Failed first inspection (re-inspection adds 5–10 business days)
- Open permit from prior owner
Pro tip: Online portals — Miami-Dade iBuild, Broward MyPermitNow, Palm Beach MyGovHub.
Post-Hurricane Permit Surge — FL Reality
| County | Normal | Post-Storm |
|---|---|---|
| Miami-Dade | 7–10 days | 3–6 weeks |
| Lee County | 5–7 days | 8–16 weeks (post-Ian) |
| Charlotte | 5–7 days | 10–20 weeks (post-Ian) |
| Broward | 5–8 days | 2–5 weeks |
| Hillsborough | 5–7 days | 2–4 weeks |
Inspection Guide by Phase
1. Rough-In Inspection: Pipe sizing per FPC 604 (supply) & 704 (DWV); connections accessible (walls open); pipe material; DWV slope 1/4" per foot; cleanout access (FPC 708); venting (min 2" stack); pipe supports (FPC 305, every 6 ft horizontal); anti-scald devices (ASSE 1016). Common failures: missing cleanout, slope under 1/4", vent too small.
2. Pressure Test Inspection: Water supply 100 PSI for 15 min, no drop; caps/plugs visible; gas line 15 PSI air for 15 min. Common failures: pinhole from unseated fitting, compression fitting failure, slab penetration leaks.
3. DWV Inspection: Drain lines sloped 1/4" per foot; trap size matches fixture units; P-traps (no S-traps allowed in FL); vents 6" above roof deck; wet venting (FPC 910); no ABS (not allowed in FL); PVC Schedule 40 or DWV grade.
4. Final / Certificate of Completion: All fixtures operational; water heater connections complete (supply, discharge, pan, TPR); walls finished; meter set; PRV if street >80 PSI; all permits signed off. Certificate of Completion issued — keep for home sales, insurance, future permits.
Inspection Requirements by Project Type
| Project | Rough-In | Pressure | DWV | Final |
|---|---|---|---|---|
| Water heater | — | — | — | Yes |
| Whole-house repipe | Yes | Yes | — | Yes |
| Sewer lateral | Yes | — | Yes | Yes |
| Gas line | Yes | Yes (air) | — | Yes |
| Bathroom add | Yes | Yes | Yes | Yes |
| Backflow | — | — | — | Yes |
Rough-in inspections must be called in by 4 PM the day before. Most counties offer a 3-hour window. Never close walls before rough-in passes.
How to Schedule Inspections in FL
| County | Method | Cutoff |
|---|---|---|
| Miami-Dade | iBuild portal or (305) 375-2901 | 4 PM prior day |
| Broward | MyPermitNow or (954) 765-4400 | 4 PM prior day |
| Palm Beach | MyGovHub or (561) 233-5100 | 3 PM prior day |
| Hillsborough | PermitUs or (813) 272-5600 | 4 PM prior day |
| Pinellas | Online or (727) 464-3888 | 4 PM prior day |
| Orange | OrangeCountyFL.net or (407) 836-5550 | 3 PM prior day |
| Lee | LeeGov.com or (239) 533-8585 | 4 PM prior day |
FL Permit Cost FAQ
- Who pays the permit fee? Usually included in contractor quote.
- Who owns the permit? The licensed contractor (CFC #).
- Can homeowner pull permit? Yes — with Owner-Builder Exemption.
- Is permit fee tax deductible? Sometimes — consult CPA.
- How long is permit valid? 180 days from issue (FL standard).
- Can permit be extended? Yes — $25–75 extension fee.
Owner-Builder warning: FL allows homeowners to act as their own contractor, but this transfers full liability. Insurance may deny claims if owner-builder work was done incorrectly.