Do I need a permit in Charlotte County? 2026 homeowner guide

Updated September 22, 2026

Probably yes. Charlotte County prints its answer as one table, with the jobs that need a permit on one side and the jobs that do not on the other.¹ Most of its lines are drawn in square feet, not dollars. A roof repair under 100 square feet, with no work on the trusses or rafters, needs no permit. Outside a flood zone, drywall repair needs none at all. Find your job in the tables below.

What needs a permit in Charlotte County?

The county's own code sets the rule. It is unlawful to "construct, move, demolish, erect, alter or repair any building or structure or any roof structure, or any electrical or plumbing or mechanical facility, without first obtaining a permit."² Then the county prints a table of the jobs that are the exceptions.¹

No permit does not mean no license. The county's warning sits on top of its own list: "Work listed below that does not require a permit may still require a licensed contractor. Property owners may perform work themselves, but hiring a licensed contractor is required for work labeled "contractor required."¹

State law sits underneath all of this. It is unlawful to build, alter or repair without a permit unless something excuses you.²⁰ Florida's own no-permit list is short: 12 jobs, every one of them a gas, heating, or plumbing item.²¹ There is no building category and no electrical category on it at all.

Jobs that do NOT need a permit

Job	Permit?	What to know
Drywall repair, outside a flood zone	No	Any size. Inside a flood zone, only a repair "of less than 100 square feet" is free of a permit.1
Painting, flooring, cabinets, interior doors and trim	No	Only outside a flood zone. Painting also cannot be tied to a remodel or repair inside a flood zone. Cabinets also have to stay in the same layout, with no "reconfiguration of the space."1
Like-for-like light or plumbing fixtures	No	Outside a flood zone, and the county marks both "contractor required."1
Roof repair under 100 square feet	No	The county's words: "under 100 square feet (or "1 square") that do not involve structural repairs to trusses or rafters." There is no dollar limit.13
Siding under 100 sq ft, soffit or stucco under 25 sq ft	No	All three are "contractor required," even with no permit.1
Floor sheathing under 100 square feet	No	As long as no floor joist is being repaired.1
Tub or shower floor tile	No	Only if the shower pan stays. Replacing the pan too needs a permit.1
Plastic or rubber shed, 68 sq ft or less	No	It still has to meet zoning setbacks, and the county says it "must be moved and secured if there is the threat of a tropical storm."14
One pergola, up to 12 ft by 12 ft	No	Free-standing, not attached to anything, with no footings, no roofing, no sheathing, and no wiring or plumbing.1
Glass only, or a door panel only	No	Glass in a window or door, or a door panel with no frame. Replacing the whole window or door is permit work.1
Re-screening, screen door replacement, screening a lanai	No	Screening an existing covered patio, balcony, carport, lanai or porch with standard insect screening is fine if it does not change the building's footprint.1
Security, cable TV, or phone wiring	No	Low-voltage only, and "contractor required."1
Wall-mounted awning on a house or duplex	No	Contractor required. On apartments and commercial buildings, an awning needs a permit.1
Solar-powered attic fan, or a flagpole	No	The fan is "contractor required." A flagpole must meet the zoning height limit, stay out of any sight triangle, and stay out of an easement unless the county has approved an Occupation of Easement.1
Small fence around trash cans or A/C gear	No	Three panels or less with one gate. It must stay behind "the leading living edge of the home," and going into an easement needs separate approval.5

Several of those lines stop at an exact number, and the county's table does not say which side the number itself falls on. A roof, siding or floor sheathing repair of exactly 100 square feet is neither "under" nor "exceeding" 100. The same goes for exactly 25 square feet of soffit or stucco.¹ If you land right on the line, ask the county before you start.

Jobs that DO need a permit

Job	Permit?	What to know
Roof: re-roof, or a repair over 100 sq ft	Yes	Also any repair that touches trusses or rafters, whatever its size.13 On a home permitted before the Florida Building Code, a re-roof also requires re-nailing the roof deck, and a secondary water barrier.22
Drywall in a flood zone, over 100 sq ft	Yes	The county treats it as an interior remodel, with the cabinets, floors, doors, trim and any trade work that go with it.1
Windows and exterior doors	Yes	Even size for size. Window replacement, doors and hurricane protection are each on the county's permit fee list. The new window still has to meet today's code.823
Electrical, A/C, plumbing, water heater	Yes	The county calls these "Over-the-counter" permits, with "minimal or no plans review."10 Only a like-for-like fixture swap outside a flood zone is off the hook.1
Siding over 100 sq ft, soffit or stucco over 25 sq ft	Yes	Contractor required.17
Shed (anything but a small plastic or rubber one)	Yes	A shed of 100 sq ft or less needs a zoning review and a building permit but no plans review. Bigger ones need plans. Over 400 sq ft needs a contractor.4
Fence	Yes	A residential fence needs a permit with a zoning review. A fence around a pool is a separate "baby barrier" permit.58 The county's no-permit table names only pasture or wire mesh fencing on acreage used for farming.1
Shower pan, or floor sheathing over 100 sq ft	Yes	Tile that takes the shower pan with it is permit work. So is any floor joist repair.1
Retaining wall or lawn sprinklers	Yes	Both are in the county's "Permit Required" column. A landscape wall 48 inches or taller needs engineered plans. A wall used only to hold back soil and under 48 inches needs a zoning review only.1
Deck, cage, carport, or dock	Yes	Each is its own permit type on the county's fee list.8
Swimming pool	Yes	To pass the last check, a new pool needs one safety feature the state approves: a barrier at least 4 feet high, a safety cover, exit alarms, a self-closing and self-latching device, or a pool alarm.824
Remodel, addition, or new house	Yes	An interior remodel is its own permit type, and "There are additional permit requirements for structures located in flood zones."6

What is the $7,500 permit exemption?

A state law that started July 1, 2026. Non-structural work worth less than $7,500 on a single-family home can sometimes skip the building permit. It does not cover a home in a flood hazard area, or electrical, plumbing, structural, mechanical or gas work.²⁰

In Charlotte, it rarely changes the answer. The county says so itself: "Charlotte County's existing permit exemptions are generally less restrictive and do not include a dollar-value threshold." It then points you back to its own table to decide.¹ So check the table first. Most small jobs that the state law was written for are already on Charlotte's list.

What changes if my home is in a flood hazard area?

More jobs need a permit. The county's no-permit list for painting, cabinets, flooring, doors, trim and fixtures only applies "outside of a designated flood zone." Drywall inside one is free of a permit only under 100 square feet.¹ The $7,500 state break is off too.²⁰ The county's own rule: "Before beginning any improvement or repair to a building located in a FEMA-designated high-risk Flood Zone, you must apply for a permit."¹¹

Charlotte uses the 50 percent rule. If the work costs half the building's value or more, the building has to be brought up to today's flood rules, which can mean raising it. The county's worked example: a building valued at $250,000, and "If the value of the remodel is $125,000 or more," it must meet current elevation rules.¹¹ So 50 percent is already over the line. The county's own form says the same, for work that "equals or exceeds 50 percent."¹²

The value counted is the building alone, not the land.¹¹ The county uses a value from the Property Appraiser that "is not listed on the Property Appraiser's website and needs to be requested specifically for your structure."¹² The cost counted is every bit of labor and material, down to the flooring, paint and baseboards.¹¹

You also cannot split the job to stay under the line. The county says it is "taking measures to ensure that phased improvements do not circumvent the substantial improvement requirements," and "any open permits will be counted."¹² One way out: if the lowest floor, and the electrical and mechanical gear, already sit above the required elevation, which the county gives as "one foot above base flood elevation," the 50 percent rule does not apply.¹²

Can I pull my own permit in Charlotte County?

Yes, for a home you will live in. Florida lets an owner pull a permit for their own property instead of hiring a licensed contractor.²⁵ Charlotte adds three things to know.¹³¹⁶

• You cannot apply online. The county's words: "Owner/Builders cannot submit permit applications online. State law requires their physical presence."¹³ You also have to pick the permit up in person.¹⁶
• It has to be you, a person. An LLC or a company cannot be an owner-builder.¹⁶
• Selling or leasing the home, or offering it for sale or lease, within one year of finishing the permit creates a presumption that the work was done to sell or lease it. The county treats a broken owner-builder rule as unlicensed contracting, with a fine of $1,000 to $2,500.¹⁶

How much does a building permit cost in Charlotte County?

Most small jobs are $90. Charlotte charges a flat $90 for most everyday permits, and a flat $200 for a remodel, an addition or a pool. Once the work is worth $50,000 or more, the fee is the job's value times 0.004 instead.⁸ A 2.5 percent surcharge with a $4 minimum goes on top, so a $90 permit comes to $94.⁸

Charlotte County permit fees for common jobs

Job	County fee	What to know
Re-roof	$90	The county's fee table charges a one- or two-family permit under $50,000 of work a flat $90. Its roof page lists only the rate at $50,000 or more: the value times 0.004.38
Windows, doors, or shutters	$90	Window replacement, doors and hurricane protection are all on the $90 list.8
Electrical, A/C, plumbing, water heater	$90	The county's trade permits, each a flat $90.826
Siding or soffit	$90	Flat fee.7
Shed	$90	Plus a $22 zoning fee. The county's shed page also lists a $90 right-of-way review, due when the permit is issued.4
Fence	$30	The zoning review on the county's fence permit.5
Deck, cage, carport, dock, or solar	$90	All on the county's $90 list.8
Interior remodel or addition	$200	The county's special flat fee, under $50,000 of work.68
Swimming pool	$200	On the same $200 list.8
Re-inspection	$50	The first one. A second is $100, and a third or more is $150.8
Extending a permit	$63	For the first 90 days, asked in writing before it expires. A second 90 days is $100.8

A home permit also has a $150 pre-application fee. The county credits it toward the permit fee when the permit is issued.⁸ The county's printed fee schedule says it was adopted May 26, 2015. Its current permit pages list the same $90 and $200 flat fees.³⁴⁶⁸ Punta Gorda sets its own fees. The city prices a re-roof by value, with a $200 minimum.¹⁸

How long is a building permit good for in Charlotte County?

It depends on when the permit was issued. The county's application forms still print the older rule. A permit "is void if construction is not started within 180 days or does not receive an approved inspection within 180 days from date of issue," and each approved inspection adds another 180 days.⁹

A state law changed that on July 1, 2026. The county's permits page says permits issued on or after that day "will expire one year after issuance or on the effective date of the next edition of the Florida Building Code, whichever is later." A permit issued in the rest of 2026 runs one year. One issued in 2027 or 2028 runs to December 31, 2029.¹⁰ Passing inspections can still stretch it.¹⁰ With two rules in print, ask the county which one your permit falls under.

If you need more time, ask in writing before the permit expires. The first 90-day extension is $63 and the second is $100. Renewing an expired $90 permit is $90 each time.⁸

What happens if you do work without a permit in Charlotte County?

Up to four times the fee. The county prints the same warning on its roof, trade and construction permit forms: "Starting work prior to issuance of a permit may result in a penalty fee of up to four times the permit fee."⁹ On a $90 permit that is as much as $360. The printed fee schedule carries the same line in red.⁸

The county's code calls each broken rule a separate violation of the Code, and lets the county go to court to stop the work.² A stop work order costs $50 to have released.⁸

Buyers, this is the part that matters to you. The record follows the house, not the person who built it. A permit search shows which jobs had a permit. Hold that list up against the house, and a new roof or an added room with nothing on file stands out. That search is the next section.

How do I look up building permits on a house in Charlotte County?

Charlotte makes it easy. The county's portal needs no account to look. Its own words: "registration is not required to use the portal if only researching the database."¹³

Charlotte County permit search by address, step by step

1. Open Charlotte County's Citizen Access Portal. Under "What would you like to do today?", find Building and click Search Permits.¹⁴
2. Type the house number and the first 3 letters of the street name. That is the county's own tip.¹⁴
3. Click the teal Search button. The permits list below, and you can download the list or click any permit number for details.¹⁴

We tried it on September 22, 2026, without signing in. The search dates already run from 1986 to today, so there is nothing to change. One home returned four permits: a re-roof in 2011, an A/C change-out in 2018, another re-roof in 2022 and an electric meter job in 2025.¹⁵ Typing only "ORA" for Orange Blossom found the same four.¹⁵

Read the Status column. The 2025 meter job on that home read "Expired," not "Closed."¹⁵ An expired permit may never have had its final inspection, which is worth asking the seller about. A home inside Punta Gorda's city limits is in the city's own permit viewer as well, which is for looking only; the city takes no applications online.¹⁸¹⁹

You can call the office that covers your address and ask for the permit history. The county's number is 941.743.1201.¹ The county also takes a permit, code case and lien research request, for $35.⁸ Or you can have every office checked at once.

Buying a house? See its permits first.

QReport checks the Charlotte County permit office and, if the address is inside Punta Gorda, the city's too. It goes by where the home actually sits, not by the mailing address. Then it tells you in plain words what work had a permit, when the roof, A/C, water heater and wiring were last done, and if the home sits in a flood zone. Punta Gorda is covered, and we cover seven Florida counties: Sarasota, Manatee, Pinellas, Hillsborough, Pasco, Hernando and Charlotte.

See a sample report

Where these rules come from

1. Charlotte County Building Construction, What Does Or Does Not Require A Permit - "Work listed below that does not require a permit may still require a licensed contractor. Property owners may perform work themselves, but hiring a licensed contractor is required for work labeled "contractor required.""; "HB 803 establishes permit exemptions for certain minor interior alterations valued at $7,500 or less in structures located outside Special Flood Hazard Areas. Charlotte County's existing permit exemptions are generally less restrictive and do not include a dollar-value threshold."; the Residential Work table, Permit Required against Permit Not Required: "Drywall repair is required within a designated flood zone, covering an area exceeding 100 square feet. This interior remodel will encompass the installation of all interior elements, including cabinets, flooring, doors, trim, and finishes. Additionally, it will involve any necessary plumbing, mechanical, or electrical work." against "Drywall repair if located outside of a designated flood zone. For repairs within a flood zone, only those covering an area of less than 100 square feet."; "Cabinet installation or removal is permitted if located outside of a designated flood zone and does not involve a reconfiguration of the space"; "Installation or removal of floor coverings (including carpet, tile, or laminate) located outside of a designated flood zone"; "Interior doors and trim (including baseboards) located outside of a designated flood zone"; "Replacement of electrical fixtures or devices (like-for-like) outside of a designated flood zone (contractor required)"; "Replacement of plumbing fixtures (like-for-like) outside of a designated flood zone (contractor required)"; "Painting outside of a designated flood zone and not associated with any interior remodel or repair within a flood zone"; "Floor sheathing repairs exceeding 100 sq. ft. or involving structural floor joist repairs" against "Floor sheathing repairs under 100 sq. ft., not involving structural floor joist repairs"; "Siding installation over 100 sq. ft." against "Siding installation under 100 sq. ft." (both "contractor required"); "Soffit replacement over 25 sq. ft." against "Soffit replacement under 25 sq. ft."; "Stucco installation over 25 sq. ft." against "Stucco installation under 25 sq. ft."; "Roof repairs exceeding 100 sq. ft. (or "1 square") or involving structural repairs to trusses or rafters" against "Roof repairs under 100 square feet (or "1 square") that do not involve structural repairs to trusses or rafters"; "Replacement of floor tiles in a tub or shower area, including the replacement of the shower pan" against "... excluding the replacement of the shower pan"; in the Permit Required column "Retaining walls used for landscaping that are 48 inches or taller and solely support soil must include engineered plans", "Retaining walls used solely for soil containment and measuring less than 48 inches in height require a Zoning Review only." and "Landscaping sprinkler system"; in the Permit Not Required column "Re-screening", "Screen door replacement", "Pergolas are allowed if they are single, free-standing structures (not attached to any other building), with maximum dimensions of 12 ft. by 12 ft. They must be constructed without footings, roofing, or sheathing, and contain no electrical or plumbing installations.", "Plastic or rubber manufactured type sheds (68 sq. ft. or less) in area do not require a permit. However, they must comply with zoning setbacks, and must be moved and secured if there is the threat of a tropical storm.", "Door panel only replacement (no frame)", "Low-voltage installations to include security, cable TV, and phone (contractor required)", "Glass only replacement in windows and doors", "Screening of existing covered patios, balconies, carports, lanais, or porches with standard insect screening is permitted, provided it does not alter or expand the building's footprint", "Solar-powered attic exhaust fans (contractor required)", "Awnings (wall-mounted only) on single family or duplex dwellings (*a permit is required on multifamily dwellings and commercial buildings) (contractor required)" and "A permit is not required for flagpoles" subject to the zoning height limit, no easement without an approved Occupation of Easement, and staying outside any visibility triangle; and "For additional assistance in determining whether a permit is required or not, email BuildingConstruction@CharlotteCountyFL.gov or call 941.743.1201."
2. Charlotte County Code of Ordinances, Chapter 3-2, Buildings and Building Regulations, version of June 15, 2026 - Sec. 3-2-27(a): "It shall be unlawful for any person to construct, move, demolish, erect, alter or repair any building or structure or any roof structure, or any electrical or plumbing or mechanical facility, without first obtaining a permit from the building director or his authorized deputy, as required by the department."; Sec. 3-2-4: the chapter "shall be effective in the unincorporated area of the county."; Sec. 3-2-2: "Any person violating any of the provisions of this chapter or any orders or resolutions promulgated pursuant hereto shall be deemed guilty of a violation of this Code. Each violation shall constitute a separate offense."; and Sec. 3-2-3, which lets the county apply to the courts, where "Such violations may be restrained by injunction."
3. Charlotte County, Residential Roof - "Replace, repair or re-cover a roof on an existing residential structure"; "Note: Roof repairs less than 100 sq. ft. ("1 square") where the work does not include repairs to trusses or rafters does not require a permit."; and the fees "Building: 0.004 x ICC valuation if more than or equal to $50,000 in valuation" and "Surcharge: 0.025 x building fee".
4. Charlotte County, Residential Shed - "Small/Detached Sheds (100 sq. ft. or less): Only need a zoning review and a building permit. No building plans review is required."; "All Other Sheds: Must have a zoning review and a building plans review prior to permit issuance"; "Sheds exceeding 400 sq. ft. require a contractor (F.S. 489.103(21))"; "Note: A building permit is not required for plastic or rubber manufactured type sheds (68 sq. ft. or less) in area."; and the fees "Flat Fee: $90", "Zoning Flat: $22" and, at the time of issuance, "Right-of-Way Review: $90".
5. Charlotte County, Residential Fence - "Permit for a fence located within a residential area that is not being used to protect a swimming pool (see Residential Baby Barrier permit type for pool protection requirements)."; "Exception: A permit is not required for fence enclosures of garbage containers or mechanical equipment with only 3 panels or less with one (1) gate. The enclosure must stay behind the leading living edge of the home and owner must obtain separate approval for encroaching into any easements."; and the fee "Zoning Review: $30".
6. Charlotte County, Residential Remodel - "Interior remodel of an existing residential space. This includes repair or improvement of a residential structure. There are additional permit requirements for structures located in flood zones."; and the fee "Building Flat: $200".
7. Charlotte County, Residential Siding or Soffit - "Permit required if more than 100 sq. ft. of siding and/or if more than 25 sq. ft. of soffit."; and the fee "Flat Fee: $90".
8. Charlotte County, Fee Schedule for Permits and Associated Services, "adopted and effective on May 26, 2015", "last updated 03.31.2016" - Valuation Based Permits: "One & Two Family, Commercial and Multifamily types less than $50,000 in valuation: $90"; "One & Two Family types more than or equal to $50,000 in valuation: Valuation x 0.004 = Permit Fee"; "NOTE: A 2.5% Surcharge, $4 minimum, is added to the fee"; Flat Fee Based Permits "UNLESS VALUATION IS AT OR ABOVE $50,000", "Flat Fee: $90", listing among others Baby Barrier, Cage, Carport, Deck, Demolition, Dock, Door, Electrical Service Change, Hurricane Protection, Irrigation System, Plumbing, Shed (DCA over 100 sq. ft.), Solar Photovoltaic, Water Heater and Window Replacement; Special Flat Fee Based Permits "Flat Fee: $200", listing DCA Home, Garage, Mobile Home, Residential Addition, Residential Interior Remodel and Swimming Pool; Pre-Application Fee "Single Family/Residential $150" with "NOTE: This fee is credited towards the permit fee when the permit is issued."; Re-inspection Fee "1st Re-inspection: $50", "2nd Re-inspection: $100", "3rd + Re-inspection: $150"; "Permit Extension Request $63 (1st 90 days - in writing & made prior to permit expiration)" and "Permit Extension Request $100 (2nd 90 days - in writing & made prior to permit expiration)"; Expired Permit Renewal "Flat Fee $90 $90 per renewal"; "Release of Stop Work Order $50"; "Permit/Code Case/Lien Research Request $35"; and "Failure to Obtain a Permit Prior to Commencing Work Will Result in a Penalty of Up to 4 X Original Permit Fee".
9. Charlotte County, Application for Construction Permit, the same notice as on the county's roof and trade permit applications - "NOTICE: Permit is void if construction is not started within 180 days or does not receive an approved inspection within 180 days from date of issue. An approved inspection will extend the permit for an additional 180 days. Starting work prior to issuance of a permit may result in a penalty fee of up to four times the permit fee."
10. Charlotte County Building Construction, Permits - ""Over-the-counter" type permits are Residential Electrical, Mechanical, Plumbing, and Roof, which require minimal or no plans review."; "Effective July 1, 2026, Florida law changes how permit expiration dates are calculated."; "In general, permits issued on or after July 1, 2026, will expire one year after issuance or on the effective date of the next edition of the Florida Building Code, whichever is later."; the table "July 1, 2026 - December 31, 2026: One year from permit issuance" and "January 1, 2027 - December 31, 2028: December 31, 2029"; and "Permit expriation dates may be extended by passing inspections in accordance with Florida Building Code and County procedures." [sic]
11. Charlotte County Building Construction, 50% FEMA Rule - "The 50% Rule is a requirement mandated in Charlotte County's Floodplain Management Ordinance. The rule applies to any building or structure located in a FEMA-designated high-risk flood zone that is undergoing improvements or repairs and does not meet current elevation code requirements."; "If the cost of the improvement or repair exceeds 50 percent of the building or structure's value, it must be updated to meet Florida Building Code standards, including elevation requirements."; "The market value of buildings or structures excludes land and other improvements on the parcel."; "The value of the work includes the total cost of all materials and labor for the improvement or repair, such as flooring, paint, baseboards, cabinets, drywall, and other materials used."; the worked example "Property Appraiser Value $250,000", "50% of the Structure Value $125,000", "If the value of the remodel is $125,000 or more, the structure must be brought into compliance with current elevation requirements."; and "Before beginning any improvement or repair to a building located in a FEMA-designated high-risk Flood Zone, you must apply for a permit."
12. Charlotte County, Package for FEMA 50% Rule - Substantial Damage/Substantial Improvement, Rev. 07/2025 - "Substantial improvement means any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure before the "start of construction" of the improvement."; "If the lowest floor of the structure, including electrical and mechanical equipment, is already above the Florida Building Code required elevation (one foot above base flood elevation), the building is considered compliant and can be repaired or reconstructed without having to comply with the 50% Rule."; "We will use an approximate market value provided by the Charlotte County Property Appraiser. This value is not listed on the Property Appraiser's website and needs to be requested specifically for your structure."; "Charlotte County is taking measures to ensure that phased improvements do not circumvent the substantial improvement requirements."; and "For improvements, any open permits will be counted towards the 50% rule evaluation."
13. Charlotte County Building Construction, Online Services - "How-To Research Permit Information | registration is not required to use the portal if only researching the database"; for citizens, "Search permit records."; and "Owner/Builders cannot submit permit applications online. State law requires their physical presence."
14. Charlotte County Community Development, How to Find Permit and Inspection Information Online - "Scroll to "What would you like to do today?" and under Building, click Search Permits."; "Street Address (enter the street number and the first 3 letters of the street name)"; "After entering the search info, click the teal Search button on the left."; and "Address Search: Download a list of permits. Click any permit number for details."
15. Charlotte County Citizen Access Portal - the county's permit system, the same one our own software reads. Observed live on September 22, 2026, without signing in: the Building search opens for an anonymous visitor with its dates already set from 10/02/1986 to 09/22/2026. 30511 Orange Blossom Blvd, a home outside the Punta Gorda city limits, returned "Showing 1-4 of 4": 07/19/2011 Residential Roofing "REROOF, SHINGLE" Closed; 07/17/2018 Residential Mechanical "REPLACE 4 TON 16 SEER 10 KW SPLIT SYS LIKE FOR LIKE" Closed; 10/20/2022 Residential Roofing "Shingle Reroof" Closed; 08/25/2025 Residential Electrical "REPLACE 200 AMP METER CAN" Expired. Every row's address reads "PUNTA GORDA FL 33955". Searching "30511" and "ORA" returned the same "Showing 1-4 of 4".
16. Charlotte County Building Construction Division, Owner-Builder Permits Information - "As required by the Building Official in Charlotte County, the owner must personally appear to pick up the permit when it is approved for issuance."; "an owner-builder must be an individual person. LLC's and corporations are not persons."; "The sale or lease, or the offering for sale or lease, of any structure by an Owner-Builder within one (1) year after completion of the permit creates a presumption that the construction was undertaken for purposes of sale or lease in violation of the Owner-Builder exemption contained in Florida Statutes."; and "Violations of the owner-builder exemption are considered to be unlicensed contracting or activity in accordance with Section 3-2-6(a) of the Charlotte County Code of Ordinances. The minimum fine is $1,000 and the maximum allowable fine is $2,500."
17. Charlotte County, Frequently Asked Questions - "Did you know the City of Punta Gorda is the only incorporated area of Charlotte County?"
18. City of Punta Gorda, Building Division, 2nd floor of City Hall Annex, 126 Harvey St., 941-575-3324 - "Building Permits On-Line Please note this link is for viewing permit information only. Customers can not apply for building permits online."; and, on the city's Building Permit Fee Structure page, re-roof permits are "priced by valuation - $50.00 plus $7.00 per thousand" and "the minimum charge for these permits shall be $200.00".
19. City of Punta Gorda, Building Permits On-Line - the city's permit viewer, linked from the Building Division page, the same one our own software reads for a home inside the city.
20. Florida Statute 553.79 - it is unlawful to construct, erect, alter, modify, repair or demolish without a permit; and the exemption from a permit for "any work valued at less than $7,500" on a single-family dwelling, which does not apply to a property in a flood hazard area or to electrical, plumbing, structural, mechanical or gas work.
21. Florida Building Code, 8th Edition (2023), sections 105.1, 105.2 and 105.2.2 - the complete no-permit list in 105.2 is 12 items under three headings: Gas, Mechanical and Plumbing. There is no building category and no electrical category. Section 105.1 names repair as permit work. Section 105.2.2 lets a building official approve "ordinary minor repairs" without a permit, but bars the cutting of any wall or structural beam and bars work on "water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring systems or mechanical equipment."
22. Florida Statute 553.844(3)(a) - roof-deck re-nailing and a secondary water barrier are required when a roof covering is removed and replaced on a structure not permitted under the Florida Building Code, which is broadly homes built before 2002.
23. Florida Existing Building Code, section 707.4 - a replacement window "shall be designed and constructed to comply with Chapter 16 of the Florida Building Code-Building," with no count or area below which a replacement escapes.
24. Florida Statute 515.27 and 515.29, the Residential Swimming Pool Safety Act - a residential pool must meet at least one of five safety features: a barrier, an approved safety pool cover, exit alarms on doors and windows, a self-closing self-latching device, or an approved swimming pool alarm. A barrier "must be at least 4 feet high on the outside."
25. Florida Statute 489.103(7) - the owner-builder exemption for a person improving their own property, and its conditions.
26. Charlotte County, Residential Mechanical ("Replacement of heating and air conditioning equipment at a residential location"; "Building Flat: $90"; "Unless valuation is at or above $50,000, then it is 0.004 x ICC valuation"), Residential Electrical ("Flat Fee: $90"), Residential Plumbing ("Flat Fee: $90") and Residential Water Heater ("Flat Fee: $90").