Building a home in Florida
Florida Building a Home
Picking a location, buying a lot and then building a home in Florida, can be anywhere from easy to a nightmare (based on location and environmental concerns)
If however you have some expertise in this area and are not in a rush, finding a lot and building your dream home may be the way to go.
The cost of building will vary widely from $50.00 per square foot to $300.00 and even more. (depending on quality of construction and area resources)
If you are looking to build a new home and use an established Florida builder in a developed area or one under construction, then it is much easier.
Lot Prices are based on location:
Most expensive to least expensive
1 Open-water—Atlantic or Gulf
2 Open-water Inter-Coastal or other Rivers-Lakes
3 Canal Homes with Open water views (Bay or Atlantic-Gulf)
4 Canal homes-Boat able and quick access to open-water
5 Dry Lots—price widely varies based on the community and area.
*As to canal lots and how boat ability affects prices.
If the depth of the canal and the width allows for a 50ft boat or sailboat-it will be more expensive than a lot on a canal that is shallow and usually not as wide. The bigger the boat, the more room needed to turn around.
*Access to open water is another factor that influences prices.
If you’re only minutes (half hour or less) to good fishing-diving, expect to pay more.
Also homes on shorter canals will generally have better water quality. In the Keys we call these swimming canals. The tides flush them out and the water is clearer.
As to building in the Keys-this is a whole different matter due to strict environmental concerns. See The Keys area link and go to building a home, where it’s explained in depth.
A few other things. If you are a builder, you can come here and apply for a permit and sub the work out, however a Florida architect is generally needed as the home has to meet strict Florida codes.
If you’re thinking about buying a lot and having a builder do it for you, see
www.americanbuilders.com/fl
(Information below from Brevard county but is generally applicable statewide-as stated always check with the local building departments first).
Building Permits - Do I need one?
As a general rule, the answer is YES - any construction work that is regulated by adopted Building Codes and Fire and Public Safety Regulations requires a permit before work can begin.
Permit Requirements - It is not surprising that many property owners, including condo unit owners, are not familiar with local building codes. Many property owners think that it is the contractor’s responsibility to make sure a building permit has been obtained. This is not true. The property owner is held responsible for obtaining the building permit.
The building code is not another red-tape nuisance. There are good, sound reasons for having these regulations. First and foremost, the building code protects YOU! It ensures that the completed work meets specific quality standards that will protect you and your neighbors.
Sometimes a contractor may try to skirt the building permit requirement. If the code inspector finds the work in progress without the required permit, the property owner is cited (and not the contractor) for having work done without a permit. This can result in double fees for the permit and/or fines for having work done without a permit.
The Cities/Areas of Florida requires building permits for the following reasons:
The State of Florida requires standards of construction for all properties in the State. On a barrier island, those standards are even higher than those parts of Florida not as critically exposed to tropical storms. The State relies on local government to enforce these regulations.
Construction projects that involve outside work require compliance with zoning regulations that include proper property line setbacks, adherence to land use designations and clearance for utility infrastructure and right-of-ways.
Work that must be done by licensed professionals with insurance coverage to protect you and your neighbors.
(Improperly completed work can result in damage to your property and that of your neighbors)
• Air conditioning / heat system change outs Piers
• Balcony restoration Pilings and posts
• Boathouses and boatlifts Plumbing (movement or replacement of fixtures or pipes)
• Commercial floor plan alterations Pool construction, renovation or re-surfacing
• Concrete slabs, patios & gazebos Roof repairs and re-roofing
• Decks Screen enclosures
• Demolition work of any kind Seawalls (construction or repairs)
• Docks - new, repair or replacement Sheds
• Dredge and fill projects Siding
• Driveways and curb cuts Signs and signage (temporary or permanent)
• ALL Electrical work Soffits (new and replacement)
• Facia work Solar heating systems
• Fences and fencing (new and replacements) Structural alterations or repairs of any kind
• Fire alarms and sprinkler systems Tents
• Handrails - external (new and replacements) Water heaters (new or replacement)
• Hurricane shutters Water wells
• Paneling, wall and floor coverings Window replacements
This list covers the more common projects - it does not cover all activities that require permits. It is advisable to call the Building Department before starting your work if you are not certain if a permit is required. Remember: Reputable contractors know which jobs require permits in their area and they then obtain the permits as required.
When application is made for a building permit, the City checks to make sure the contractor is properly licensed and that the work is done by a licensed professional with the required liability insurance. When the work is completed, a building inspector from the city then inspects the completed job to make sure it was done properly and complies with the city code. This protects you! These requirements protect you and your neighbors from shoddy work that may result in later damage (fire, leaks and blowing debris, e.g.)
So next time you consider having work done on your property, please call the City first to find out if a permit is required and then make sure the contractor gets the building permit before work begins.
Frequently Asked Questions
• How much does a Building Permit cost?
The cost of the permit depends on the type of work to be done and the cost of the project to be completed. All permit fees are regulated by and specified in the City Code of Ordinances.
• Will my contractor obtain the permit?
The reputable contractors know the requirements and abide by them. Unfortunately, not all contractors comply with the City code. Remember, it is the property owner who is responsible for ensuring that all work on his/her property is preceded by acquisition of the appropriate permits.
• How do I find out if my contractor is licensed?
State law requires that all construction work be done by a licensed contractor. Residents are discouraged from hiring unlicensed contractors. Both the unlicensed contractor and the owner who ordered the work may be subject to severe fines and penalties. Call the local Building Department to verify a contractor's status before you sign a contract for repairs or construction work.
• What else should I ask a proposed contractor about?
To protect yourself from a lawsuit, verify that the contractor has adequate workers compensation and general liability insurance coverage. The City requires contractors to file proof of such insurance coverage before any work can begin.
• Is the contractor required to get any other permits?
Contractors are required to obtain occupational permits in order to solicit or perform any type of construction work in the City. The City will not issue the permit unless the contractor first provides proof of the appropriate insurance coverage.
• What happens if I get caught doing work without a building permit?
Minimally, the building inspector will issue a "cease work" order until you obtain the proper building permit. The minimum penalty for doing work without a permit is that you will be charged twice the normal fee for the building permit for the type of work you are having done. If the work being done is in violation of the building codes or the zoning regulations, the work must be changed to comply or else the work must be undone. Matters of non-compliance are referred to a City's Code Enforcement Board which has the authority to review the case and impose fines up to $250 per day or more until compliance is achieved.
The building codes are meant to protect you by ensuring work meets defined quality standards. The building permit fee includes a review of the work plans by a professional building inspector employed by the City and in many cases, a field inspection of the work by the building inspector.
In conclusion, play it safe and do it right. This will certainly help you in the Insurance area also---The extra structural costs for doing it better really pay off if a storm hits and or you decide to sell.
Link to Florida building code information
http://www.floridabuilding.org/bc/default.asp
Link to the Florida 2004 building code draft
http://www2.iccsafe.org/florida_building_code/
Picking a location, buying a lot and then building a home in Florida, can be anywhere from easy to a nightmare (based on location and environmental concerns)
If however you have some expertise in this area and are not in a rush, finding a lot and building your dream home may be the way to go.
The cost of building will vary widely from $50.00 per square foot to $300.00 and even more. (depending on quality of construction and area resources)
If you are looking to build a new home and use an established Florida builder in a developed area or one under construction, then it is much easier.
Lot Prices are based on location:
Most expensive to least expensive
1 Open-water—Atlantic or Gulf
2 Open-water Inter-Coastal or other Rivers-Lakes
3 Canal Homes with Open water views (Bay or Atlantic-Gulf)
4 Canal homes-Boat able and quick access to open-water
5 Dry Lots—price widely varies based on the community and area.
*As to canal lots and how boat ability affects prices.
If the depth of the canal and the width allows for a 50ft boat or sailboat-it will be more expensive than a lot on a canal that is shallow and usually not as wide. The bigger the boat, the more room needed to turn around.
*Access to open water is another factor that influences prices.
If you’re only minutes (half hour or less) to good fishing-diving, expect to pay more.
Also homes on shorter canals will generally have better water quality. In the Keys we call these swimming canals. The tides flush them out and the water is clearer.
As to building in the Keys-this is a whole different matter due to strict environmental concerns. See The Keys area link and go to building a home, where it’s explained in depth.
A few other things. If you are a builder, you can come here and apply for a permit and sub the work out, however a Florida architect is generally needed as the home has to meet strict Florida codes.
If you’re thinking about buying a lot and having a builder do it for you, see
www.americanbuilders.com/fl
(Information below from Brevard county but is generally applicable statewide-as stated always check with the local building departments first).
Building Permits - Do I need one?
As a general rule, the answer is YES - any construction work that is regulated by adopted Building Codes and Fire and Public Safety Regulations requires a permit before work can begin.
Permit Requirements - It is not surprising that many property owners, including condo unit owners, are not familiar with local building codes. Many property owners think that it is the contractor’s responsibility to make sure a building permit has been obtained. This is not true. The property owner is held responsible for obtaining the building permit.
The building code is not another red-tape nuisance. There are good, sound reasons for having these regulations. First and foremost, the building code protects YOU! It ensures that the completed work meets specific quality standards that will protect you and your neighbors.
Sometimes a contractor may try to skirt the building permit requirement. If the code inspector finds the work in progress without the required permit, the property owner is cited (and not the contractor) for having work done without a permit. This can result in double fees for the permit and/or fines for having work done without a permit.
The Cities/Areas of Florida requires building permits for the following reasons:
The State of Florida requires standards of construction for all properties in the State. On a barrier island, those standards are even higher than those parts of Florida not as critically exposed to tropical storms. The State relies on local government to enforce these regulations.
Construction projects that involve outside work require compliance with zoning regulations that include proper property line setbacks, adherence to land use designations and clearance for utility infrastructure and right-of-ways.
Work that must be done by licensed professionals with insurance coverage to protect you and your neighbors.
(Improperly completed work can result in damage to your property and that of your neighbors)
• Air conditioning / heat system change outs Piers
• Balcony restoration Pilings and posts
• Boathouses and boatlifts Plumbing (movement or replacement of fixtures or pipes)
• Commercial floor plan alterations Pool construction, renovation or re-surfacing
• Concrete slabs, patios & gazebos Roof repairs and re-roofing
• Decks Screen enclosures
• Demolition work of any kind Seawalls (construction or repairs)
• Docks - new, repair or replacement Sheds
• Dredge and fill projects Siding
• Driveways and curb cuts Signs and signage (temporary or permanent)
• ALL Electrical work Soffits (new and replacement)
• Facia work Solar heating systems
• Fences and fencing (new and replacements) Structural alterations or repairs of any kind
• Fire alarms and sprinkler systems Tents
• Handrails - external (new and replacements) Water heaters (new or replacement)
• Hurricane shutters Water wells
• Paneling, wall and floor coverings Window replacements
This list covers the more common projects - it does not cover all activities that require permits. It is advisable to call the Building Department before starting your work if you are not certain if a permit is required. Remember: Reputable contractors know which jobs require permits in their area and they then obtain the permits as required.
When application is made for a building permit, the City checks to make sure the contractor is properly licensed and that the work is done by a licensed professional with the required liability insurance. When the work is completed, a building inspector from the city then inspects the completed job to make sure it was done properly and complies with the city code. This protects you! These requirements protect you and your neighbors from shoddy work that may result in later damage (fire, leaks and blowing debris, e.g.)
So next time you consider having work done on your property, please call the City first to find out if a permit is required and then make sure the contractor gets the building permit before work begins.
Frequently Asked Questions
• How much does a Building Permit cost?
The cost of the permit depends on the type of work to be done and the cost of the project to be completed. All permit fees are regulated by and specified in the City Code of Ordinances.
• Will my contractor obtain the permit?
The reputable contractors know the requirements and abide by them. Unfortunately, not all contractors comply with the City code. Remember, it is the property owner who is responsible for ensuring that all work on his/her property is preceded by acquisition of the appropriate permits.
• How do I find out if my contractor is licensed?
State law requires that all construction work be done by a licensed contractor. Residents are discouraged from hiring unlicensed contractors. Both the unlicensed contractor and the owner who ordered the work may be subject to severe fines and penalties. Call the local Building Department to verify a contractor's status before you sign a contract for repairs or construction work.
• What else should I ask a proposed contractor about?
To protect yourself from a lawsuit, verify that the contractor has adequate workers compensation and general liability insurance coverage. The City requires contractors to file proof of such insurance coverage before any work can begin.
• Is the contractor required to get any other permits?
Contractors are required to obtain occupational permits in order to solicit or perform any type of construction work in the City. The City will not issue the permit unless the contractor first provides proof of the appropriate insurance coverage.
• What happens if I get caught doing work without a building permit?
Minimally, the building inspector will issue a "cease work" order until you obtain the proper building permit. The minimum penalty for doing work without a permit is that you will be charged twice the normal fee for the building permit for the type of work you are having done. If the work being done is in violation of the building codes or the zoning regulations, the work must be changed to comply or else the work must be undone. Matters of non-compliance are referred to a City's Code Enforcement Board which has the authority to review the case and impose fines up to $250 per day or more until compliance is achieved.
The building codes are meant to protect you by ensuring work meets defined quality standards. The building permit fee includes a review of the work plans by a professional building inspector employed by the City and in many cases, a field inspection of the work by the building inspector.
In conclusion, play it safe and do it right. This will certainly help you in the Insurance area also---The extra structural costs for doing it better really pay off if a storm hits and or you decide to sell.
Link to Florida building code information
http://www.floridabuilding.org/bc/default.asp
Link to the Florida 2004 building code draft
http://www2.iccsafe.org/florida_building_code/