Frequently Asked Questions

It is the law, and building permits can protect you.  With a building permit, you get the advice of reviewers and inspectors who review each phase of your project for approval, checking to see that the work is done per the Building Code, zoning, and the approved plans.  A building permit is required to show compliance with sanitary and life safety, assist in obtaining insurance coverage, and welfare concerns, including protection from unlicensed contracting.

Working without a permit results in potential fines and cause problems when you sell your home.  More importantly, you lose the assurance that the work you're paying for is built to code, a minimum standard for safety.

Provided are a few examples of the types of Building Permits requested:

Residential:

• Accessory structures such as sheds and gazebos
• Awnings and canopy
• Carports
• Decks (wood or concrete)
• Fences and walls
• Minor repairs, remodeling, and alterations
• One and two-story additions
• Patios
• Pools and spas
• Rehabilitation of existing structures
• Screened porch, patios, and enclosures
• Single Family Residence and Duplex

Commercial:

• Awnings and canopies
• Change of owner or contractor
• Fences
• Interior and exterior signs
• Landscaping
• Minor repairs, remodeling, and alterations
• Paving and drainage

Yes, from $24.00 to $36.00 per thousand.  Some permit fees are based on linear feet, such as fencing permits.

You can reach the Building Department at (305) 809-3956 or email the Permit Technicians at permittech@cityofkeywest-fl.gov.

What factors affect closing out a permit?

Closing a permit depends on several factors, including:

• The type of permit
• The age of the permit
• Whether any inspections have been completed
• If any additional requirements need to be met. 

If you need specific guidance on your permit, please contact the Building Department.

• Alteration of any building structure, any part thereof, equipment, device, or facility therein or thereon.
• To change a building's occupancy or use from one use group to another requires stronger egress, fire, and sanitary provisions.
• To change to an unauthorized or prohibited use.
• To install or alter any equipment for which provision is made or the installation is regulated by this code without first having applied and obtained a permit from the Chief Building Official, validated by payment thereof.

Building permits are issued in the name of the person performing the work.  Only licensed contractors or owners/builders may obtain a permit, which is limited to the construction of one single-family residence or duplex.

Owner-builder applicants making an application for a building permit should be advised of the following provisions and requirements that apply to owner-builders:

• Proof of Ownership Before a building permit is issued to you, you must submit proof of ownership of the land concerned in the application in the form of a recorded deed showing you own the property or a copy of the mortgage or warranty deed of the land, showing you are obligated to purchase the property or a statement to contain the legal description of property and indicate the property is in your name.
• The legal description and name on the proof document must correspond to the name and legal description on the application.  Disclosure Statement State law requires construction to be done by a licensed contractor.  You have applied for a permit under an exemption to that law.  The exemption allows you, as the property owner, to act as your own contractor even though you do not have a license.
• You must supervise the construction yourself.
• You may not hire an unlicensed person as your contractor.
• If you sell or lease more than one building you have built within one year after the construction is complete, the law will presume that you built it for sale or lease, which violates this exemption.
• You may build or improve a one-family or two-family residence or a farm outbuilding.  You may also build or improve a commercial building at a cost of $25,000 or less.  The building must be done for your own use or occupancy.  It may not be built for sale or lease.
• Your construction must be done according to building codes and zoning regulations.
• It is your responsibility to ensure that people employed by you have licenses required by state law and county or municipal licensing ordinances.
• Insurance: You should be advised that your day labor employees cause any damage to persons or property, or if any of your day labor employees are injured on the job, you are liable. Your regular home insurance policy ordinarily does not cover this type of liability. Withholding Taxes, Etc.: You should be advised to investigate your responsibility for withholding Social Security, Federal and State Unemployment Insurance Taxes and Federal Income Taxes from the wages of employees working for you on the proposed construction, and for making returns thereof to the proper agencies.
• Restrictions for Owner-Builders: An owner-builder, subject to the foregoing provisions and requirements, is limited to constructing one single family or duplex residence each year for his/her own or erecting a one story building of not more than 500 square feet for commercial or industrial use, or adding a first floor addition of not more than 500 square feet to a commercial or industrial building; or maintenance or repairs and non-structural alterations, not to exceed $5,000 on any building which he/she owners or leases. Notice: Separate permits required for Electrical, Plumbing, Roofing, and Mechanical work.

There are three types of demolition permits, namely,

1.  Full Demolition Permit: All full demolition permits are pulled by persons who are general contractors (State or County) with Specialty licenses in demolition or engineering.
2.  Partial Demolition Permit: All requirements for a full demolition permit apply, except it is unnecessary to notify the Utility companies.  The contractor shall get his electrical and plumbing contractors to pull proper permits for disconnections.  When the disconnection has already been done, the contractor shall state in writing that he is responsible for all disconnections.  Where the demolition involves the removal of any structural members, a shoring plan must be submitted.  The shoring plan must demonstrate how the remaining building portion will be supported.  The plans have to be signed and sealed by a professional engineer registered in the State of Florida.
3. Exploratory Demolition Permit: This permit can only be issued to the contractor with the approval of the Building Official. It is issued for exploratory inspection to help the Contractor, Architect and/or Engineer determine the extent of the deterioration of the building.

Electrical permits are issued in the name of the person performing the work.  Only licensed contractors or owners/builders may obtain a permit.  Owner/builder permits are limited to the construction of one single-family residence or duplex in which the owner resides.

It is the law, and mechanical permits can also protect you.  With a mechanical permit, you get the advice of reviewers and inspectors who will approve each phase of your project, checking to see that the work is done per the Standard Mechanical Code, zoning laws, and the approved plans.  Additionally, a mechanical permit is required to show compliance with sanitary, safety, and welfare concerns, including required setbacks from property lines and adjacent structures.

Working without a permit, when required, can result in fines and cause problems when you sell your home. More importantly, you lose the assurance that the work you're paying for is built to code, a minimum standard for safety.

Mechanical permits are issued in the name of the person performing the work.  Only licensed contractors or owners/builders may obtain a permit.  Owner/builder permits are limited to constructing one single-family residence or duplex.

It is the law, and plumbing permits can also protect you.  With a plumbing permit, you get the advice of reviewers and inspectors who will approve each phase of your project, checking to see that the work is done per the Standard Plumbing Code, zoning laws, and the approved plans.  Additionally, a plumbing permit is required to show compliance with sanitary, safety, and welfare concerns, including required setbacks from property lines and adjacent structures.

Working without a permit, when required, can result in fines and cause problems when you sell your home. More importantly, you lose the assurance that the work you're paying for is built to code, a minimum standard for safety.

Plumbing permits are issued in the name of the person performing the work.  Only licensed contractors or owners/builders may obtain a permit, which is limited to the construction of one single-family residence or duplex.

Once a permit has been issued and work has begun, the City’s inspectors perform inspections at intervals designated by the Building Code.  Simply stated, an inspection is required before concealing any part of the construction. The issued building permit will indicate the types of work that require inspections and when to call for one.  This permit must be displayed on the job site.  The contractor should call the Building Department when the stage of work indicated on the building permit has been completed.

Failure to Comply with the inspection requirements could result in a request to dismantle any work beyond the inspection stage. To prevent inspection delays, we ask for your assurance that properly installed and visible signs appear on buildings.

A Certificate of Occupancy (CO) is required for all new construction, additions, or when a change of use is desired.

The Building Department can issue a Certificate of Occupancy (CO) after all applicable final inspections are approved, all required documents are filed with the Building Department, and all applicable fees are paid.  Other required fees are for solid waste accounts and the establishment of sewer accounts.  These accounts are established with the Revenue Department of The City of Key West.

For further information on required documents, please call the Building Department at 305-809-3956.

The Chief Building Official is authorized to issue a Temporary Certificate of Occupancy before the completion of the work covered by the permit, provided that such portion shall be occupied safely.  To obtain a Temporary Certificate of Occupancy, the applicant must submit a request to the Chief Building Official.

The permit holder requests a Certificate of Completion after final inspection for structures without occupancy.  

A Certificate of Completion is offered on the following permit types:

• Shell buildings
• Construction trailers
• Additions
• Demolitions
• Detached garages
• Exterior doors
• Fences
• Pools
• Sheds
• Screen rooms
• Vinyl siding
• Window replacements

Per Florida Statutes 553.899(3)(a), a phase one milestone inspection for each applicable building must be completed within 180 days of receipt of a written notice from our Building Department via certified mail return receipt.  Within 14 days after receipt of written notice, the condominium or cooperative association must notify the unit owners of the required milestone inspection and provide the date the milestone inspection must be completed.

The phase one milestone inspection report must be performed, signed, and sealed by a licensed State of Florida design professional (engineer or architect).  It must certify that the building is in a structurally sound condition or identify the areas that are suspected of not being structurally sound.  To address additional questions, call 305-809-3956 or email the building department at bldg@cityofkeywest-fl.gov

As defined in 110.9.2 of the Florida Building Code, “Milestone Inspection”  means a structural inspection of a building, including an inspection of load-bearing walls and the primary structural members and primary structural systems, as those terms are defined in s.  627.706, Florida Statutes, by a licensed architect or engineer authorized to practice in this state to attest to the life safety and adequacy of the structural components of the building and, to the extent reasonably possible, determining the general structural condition of the building as it affects the safety of such building, including a determination of any necessary maintenance, repair, or replacement of any structural component of the building. 

The purpose of such an inspection is not to determine whether an existing building's condition is in compliance with the Florida Building Code or the fire safety code.

Florida Statutes 553.899, entitled “Mandatory structural inspections for condominium and cooperative buildings’ and the Florida Building Code 110.9, “Mandatory structural inspections for condominium and cooperative buildings.”

A licensed architect or engineer authorized to practice in the State of Florida may complete a Milestone Inspection Report.

Condominium and/or Cooperative association buildings meeting certain age and height criteria are subject to Milestone Inspection requirements, as Florida Statute 553.899 and Section 110.9 of the Florida Building Code require.

The age of a building is determined by the date the Certificate of Occupancy (CO) was issued.

In general, Phase I of the milestone inspection must be completed within 180 days after the owner or owners of the building receive written notice from the City. 

However, if a building reaches the applicable age before July 1, 2022, the building's initial milestone inspection must be performed before December 31, 2024.  If a building reaches the applicable age on or after July 1, 2022, and before December 31, 2024, the building's initial milestone inspection must be performed before December 31, 2025. 

The initial milestone inspection must be performed by December 31 of the year the building reaches thirty (30) years of age and every ten (10) years thereafter.

However, if the building is within 3 miles of a coastline as defined in s. 376.031, Florida Statutes, the condominium association or cooperative association must have a milestone inspection performed by December 31 of the year the building reaches 25 years of age, based on the date the certificate of occupancy was issued, and every 10 years thereafter.

Milestone Inspection Reports are public records and may be requested through the Public Records Request Center.

If the Milestone Inspection Report shows that a Phase II inspection is needed, a qualified professional must carry it out.  This inspection will include more detailed analysis, testing, and data collection.  A Phase II progress report must be submitted to the City of Key West Building Department within 180 days of the Phase I report. 

Identified repairs within the Phase II report must begin within 365 days after receiving the Phase II report.

The City of Key West Building Department can help with additional information about milestone inspections.  Please email the Building Department staff at bldg@cityofkeywest-fl.gov or call at 305-809-3956.