What to Look for in a Florida Permit Set: A Contractor's Checklist

Incomplete permit sets are the leading cause of plan review delays in Florida. A missing document, a drawing that doesn't address a local code requirement, or a coordination conflict between disciplines — any of these can generate a plan review comment that adds weeks to your permit timeline. This checklist covers what a complete Florida permit set looks like for residential and light commercial projects.

Site Plan

The site plan is the foundation of the permit set. It must show the property boundaries with dimensions, all existing and proposed structures with setbacks from property lines, flood zone designation and Base Flood Elevation (BFE) if applicable, the location of utilities, and any easements that affect the project. For coastal properties, the Coastal Construction Control Line (CCCL) must be shown if the project is seaward of the line.

• Property boundaries with dimensions from survey
• All existing structures and proposed additions/new construction
• Setbacks from all property lines (front, rear, side)
• Flood zone designation (AE, VE, X, etc.) and BFE
• Utility locations (water, sewer, electric)
• Easements and rights-of-way
• CCCL line for coastal projects

Architectural Drawings

Architectural drawings must be signed and sealed by a Florida-licensed Registered Architect (AR) for most projects. They include floor plans showing all rooms with dimensions, exterior elevations on all four sides, cross-sections through the building, window and door schedules with product approval information, and finish schedules.

• Floor plans with room dimensions and labels
• Exterior elevations (all four sides)
• Building sections
• Window and door schedule with Florida Product Approval numbers
• Roof plan
• Signed and sealed by FL-licensed AR

Structural Drawings

Structural drawings must be signed and sealed by a Florida-licensed Professional Engineer (PE). They include the foundation plan with footing sizes and reinforcement, framing plans for each floor level and the roof, connection details, and structural calculations. For projects in wind-borne debris regions, the drawings must address opening protection requirements.

• Foundation plan with footing sizes, depths, and reinforcement
• Floor framing plan(s)
• Roof framing plan
• Structural connection details
• Structural calculations (may be separate from drawings)
• Wind load analysis per ASCE 7 and Florida Building Code
• Signed and sealed by FL-licensed PE

MEP Drawings

Mechanical, electrical, and plumbing drawings are required for most new construction and significant renovations. Mechanical drawings show HVAC equipment, ductwork layouts, and equipment schedules. Electrical drawings show panel schedules, circuit layouts, and lighting plans. Plumbing drawings show pipe sizes, fixture schedules, and water heater specifications.

Energy Code Compliance

Florida requires energy code compliance documentation for all new construction and additions. The most common method is a Florida-specific energy calculation (ACCA Manual J for HVAC sizing, plus envelope compliance). The Florida Energy Code is based on ASHRAE 90.1 with Florida-specific amendments. Your permit set must include a completed Florida Energy Code compliance form.

Flood Zone Documentation

For projects in FEMA Special Flood Hazard Areas (AE, VE, AO, AH zones), the permit set must include flood zone documentation: the FEMA flood zone designation, the Base Flood Elevation (BFE), the proposed finished floor elevation, and a statement of compliance with FEMA requirements. For substantial improvements (projects that cost more than 50% of the building's pre-improvement market value), additional documentation is required.

Product Approvals for HVHZ Projects

For projects in Miami-Dade and Broward counties (High Velocity Hurricane Zone), all windows, doors, roofing products, and exterior cladding must have Miami-Dade Notice of Acceptance (NOA) numbers listed in the permit set. This is a common source of plan review comments for contractors unfamiliar with HVHZ requirements.

Common Plan Review Comments — and How to Avoid Them

• Missing or incorrect product approval numbers — verify all window/door/roofing NOAs before submission
• Structural drawings don't match architectural drawings — ensure disciplines are coordinated in-house
• Missing flood zone documentation — include BFE, proposed FFE, and FEMA compliance statement for all SFHA projects
• Energy code compliance form missing or incomplete — include a completed Florida Energy Code form
• Setbacks not shown or incorrect — verify setbacks against current county zoning requirements
• Foundation design doesn't address soil conditions — include geotechnical data or use conservative assumptions