A Guide to the Tallahassee Permit Process
Undertanding the Tallahassee permit process can help save you time and confusion, even if you are working with an experienced contractor.
As a homeowner in Tallahassee you can submit permits on your own but that can be risky. If a contractor suggests you pull permits on your own I would view that as a ‘red flag’.
Here are some important things to know about the permit process in Tallahassee.
Key Ideas
Permit Costs & Why they are Imporant
Permits do add cost to a project. They can add $3-$5000 to the cost of a kitchen remodel for example after factoring in the permit costs, the time it takes to complete the permit process and the time for meeting inspectors on site.
Some contractors might tell you to avoid permits and some homeowners might agree. It can feel like the government is messing in your private life.
But permits are useful several reasons:
Trust and Accountablity
A Contractor and any subcontractors on the project have to be properly licensed and insured to pull permits. They also have to be on record with the state so they can be tracked down if there are any issues.
Ensure Minimum Standards
A permit ensures the project is build to minumum standards (all building codes requirement are minumum standards…. quality contractors should exceed them).
Safety
Building codes are mostly about safety. An unpermitted project could lead to unsafe conditions hidden your walls, floors or ceiling.
Resale Value
Unpermitted work can cause problems when you go to sell your home. Permitted work adds to the value of your home.
Insurance
Unpermitted work may not be covered by your insurance in the event of damage to your home.
How Long Do Permits Take?
A lot depends on the size and complexity of the project but we are fortunate that both the City and County planning offices work hard to turn permits around quickly and their staff are generally very helfpul if there are issues or questions.
A permit for a kitchen or bathroom remodel can take 3-4 weeks if there are no issues found with the plans or scope of work.
A permit for an addition can take 4-6 weeks.
All permits and plans have to be submitted online via this portal.
Where to apply for permits or ask more questions
If you don’t know whether your project requires a permit or not, just ask! You can contact the Tallahassee/Leon County Permit Office with questions you might have.
Steps in the Permit Process
- Submittal
- Plan Review
- Plan Approval
- Filing the NOC (notice of commencement)
- Inspections
- Filing a Certificate of Completion.
Who Completes Each Step
The Homeowner’s Role
If you are not pulling the permits yourself the role of the homeowner is minimal in the permit process. You will need to sign the permit paperwork in front of a notary.
Your contractor should provide the notary and fill out the permit paperwork for you. They may need a copy of the survey map for your property which many homeowners have on file.
The Contractor’s Role
The contractor is basically responsible for everything else.
Submittal
Your contractor should apply for all permits and provide all plans, engineering, spoil tests, surveys etc…
If a contractor suggest you should pull the permits I would be very wary of working with them.
Plan Review
The city or county planning office will review the plans and provide feedback/ask for changes from the contractor. They then approve the permit and send your contractor a set of stampled plans with additional notes and requirements. The inspector will need to see the approved plans on site.
Filing the NOC
Your contractor will need to file a Notice of Commencement (NOC) before the project starts.
Special note: Subcontractors should also file their own NOC on each project, although this is rarely done on residential projects. Without an NOC a subcontractor has no lien rights for the project.
It is very important that the homeowner gets a lien release for each payment they give to a contractor and the contractor gets a lien release from each sub contractor when they are paid.
Inspections
The contractor should schedule inspections with the city or county inspector as needed and they should meet the inspector on site.
File Certificate of Completion or Certificate of Occupancy
This is often a skipped step on remodels and roofing projects. After the final inspection the contractor must file for a Certificate of completion to close the permit. Failing to file could create issues when you try to sell the home.
The Tallahassee Permit Office’s Role
The job of the permitting office is to review permit applications for compliance and issue permits. They also provide guidance about codes and requirements to homeowners and contractors. After the project is done, the office will conduct inspections and issue final approvals.
The Inspector’s Role
The inspector for your project will verify that the work meets safety standards and building codes. If any issues need correction, he will point these out, offering feedback and help.
After the work successfully passes inspection, he will provide documentation. You, the contractor, the permitting office, and the inspector will work together to ensure that your project is safe, well-constructed, up to code, and complete.
Helpful Tools and Resources for Homeowners
If you live inside the city limits then you would with the City of Tallahassee Planning Office (Growth management). If you live outside the city limits you would work with the County Office.
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- Leon County: 850-606-1300
- Leon County DSEM: 435 N. Macomb Street Tallahassee, FL 32301
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- City of Tallahassee: 850-891-7001
- City of Tallahassee Growth Management: 435 N Macomb St # 2, Tallahassee, FL 32301
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- Online Permit Portal (check requirements, track permits, schedule inspections)
A Homeowner’s Step-by-Step Guide
First, Research Your Project Requirements
Confirm that your project needs a permit by talking to the permit office and your contractor. Then begin gathering the necessary documents.
You can download a checklist of the documents and any associated fees you will need in Leon County here. Make sure to check with your contractor to see if there’s anything specific to your project that you’ll need.
Second, Fill Out the Applications
You can find forms here, and fill them out online or in person. A step-by-step guide can be found here.
You need to register with the city and/or the county before you apply for your permits, and you can do that here (City of Tallahassee) and here (Leon County).
Third, Pay the Fees
You can find out what fees you’ll need to pay by talking with the permit office. There’s also a table of fees in this document, which includes the checklist of documents needed as well.
Fees can range from a little over a hundred dollars to over a thousand, depending on what your project requires. Fees are often scaled to the square footage, location, and specifics of the project.
You can generally pay online, electronically, or submit a payment by mail. Sometimes, permit fees may be waived.
Fees may not apply to historic homes, homes of military personnel, or homes damaged by storms. You can contact Leon County Development Support and Environmental Management for more information if one of these situations applies to you.
Finally, Wait for Your Permit.
Your permit will go through a review process. You’ll receive automated emails so you can track the progress.
Either the permit will be approved and you can download it from the online portal, or you’ll be asked for more documentation and you can upload that. When you get your approved permit, you can print it and post it at the jobsite and construction can begin!
Common Challenges (And How to Overcome Them)
- Finding the Right Contractor: Ensure they’re licensed and handle permits correctly. Ask for their license number and proof of insurance. This blog post offers a step-by-step guide to finding the right contractor.
- Dealing with Delays: Be proactive! Gather necessary documents early and ask questions if unsure. Track your permit’s progress online and respond quickly to any requests for more information.
Set Yourself Up for Success
Always verify with the permit office if you’re unsure about anything. They’re here to help you complete your project! We’re here to help, too.
We have years of experience working with the Tallahassee permit process and completing beautiful projects. Schedule an estimate with us for your project and enjoy the worry-free remodeling experience.
