21-2196 Amending Longwood City Code Chapter 18 - Buildings and Building RegulationsORDINANCE NO. 21-2196
AN ORDINANCE OF THE CITY OF LONGWOOD, FLORIDA,
AMENDING CHAPTER 18 RELATING TO BUILDINGS AND BUILDING
REGULATIONS; ADOPTING THE MOST RECENT STATE -ADOPTED
FLORIDA BUILDING CODE WITH CERTAIN ADMINISTRATIVE
AMENDMENTS THERETO; ADOPTING AN APPEAL PROVISION AND
DESIGNATING THE LAND PLANNING AGENCY TO SERVE AS THE
BOARD OF APPEALS UNDER THE INCORPORATED PROVISIONS OF
THE INTERNATIONAL PROPERTY MAINTENANCE CODE;
PROVIDING FOR CONFLICTS, SEVERABILITY, CODIFICATION,
TRANSMITTAL, AND AN EFFECTIVE DATE.
WHEREAS, the Florida Building Code Act of 1998 directed the Florida Building Commission
to establish a statewide uniform building code known as the Florida Building Code; and
WHEREAS, the most recent state -adopted version of the Florida Building Code shall be in
effect throughout the state of Florida as of December 31, 2020 and is adopted every 3 years
thereafter; and
WHEREAS, the City Commission of the City of Longwood ("City") recognizes that the
enforcement of the Florida building Code is the responsibility of local governments; and
WHEREAS, the City actively participates in the enforcement and regulation of building
construction for the benefit of the public safety of its citizens, businesses, and visitors; and
WHEREAS, the City desires to facilitate the enforcement of the Florida Building Code by
enacting administrative amendments thereto in accordance with Florida law that meet the needs
of its citizens, businesses, and visitors; and
WHEREAS, the City hereby determines that those certain administrative amendments as
referenced herein are needed for the safety and public welfare of the citizens, businesses, and
visitors to the City; and
WHEREAS, the City recognizes that chapter 553, Florida Statutes, allows local
governments to adopt and enact local administrative amendments to the Florida Building Code
that are more stringent than the minimum standards described therein so long as such
amendments are transmitted to the Florida Building Commission within thirty days after
enactment and are made available to the general public in a useable format; and
WHEREAS, the City has that the amendments to the City Code adopted by this Ordinance
are in the best interest of and for the health, safety, and welfare of the citizens of the City;
NOW, THEREFORE, BE IT ENACTED BY THE CITY COMMISSION OF THE CITY OF
LONGWOOD, FLORIDA:
Ordinance No. 21-2196
Page 1 of 5
Section 1. Recitals. The City Commission hereby ratifies, approves, and adopts the preceding
recitals, which constitute the legislative findings of the City Commission and same shall be fully
incorporated herein.
Section 2. That Article I, Chapter 18 of the City of Longwood Code of Ordinances relating to
Buildings and Building Regulations is hereby amended to read as follows (StFurkowt te)a indicates
deletions; underlined text indicates additions; and non -referenced sections shall remain
unchanged):
CHAPTER 18 — BUILDINGS AND BUILDING REGULATIONS
ARTICLE I. — IN GENERAL.
Sec. 18-4. - Demolition.
(d) All demolition activity must comply with the Section 105.3.6 Asbestos removal of the 2017
most recent state -adopted Florida Building Code version — bUildiRg Chapte. , ndmo.,;.-+.--,+;,,,. C a
Sec. 18-7. — Amendments to the building code.
(a) The 64 of the Building Officials Association of Florida
(BOAF) Model Administrative Code (available at www.boaf.net) is hereby adopted by
reference as though fully set forth in this section, with certain changes thereto.
Sec. 18-33. — Electric Code.
There are hereby adopted by the city the terms and conditions set forth and embraced
within the Florida Building Code -Residential, Chapter 34 Electrical and the most recent
state -adopted NEC, NFPA 70 Edition 2014 Nat* )Ral EleGtFi al Gede (NFPA ten)
t4c-H4 Fesidential as to the regulation of electrical systems. Copies of the subject code being
on file in the office of the city clerk. The terms and conditions set forth in the books are
hereby adopted and incorporated as fully as if set out in length in this section and the
provisions contained therein shall control within the limits of the city.
a) All temporary power, service being installed in the city must conform to all provisions
of the most recent state -adopted NEC, NFPA 70 Edition 2914 NEC as outlined in article
590.2 of the 20:4- NK and as outlined in the following section listed herein.
Temporary Underground Service (TUG) connection will only be authorized for a
concrete block/cast-in-place style residential -detached home with underground
provided by power company.
b) The building official may permit temporary connecting of wiring during the course of
construction or for temporary lighting, heat, power provided that no temporary
connection shall be for a period of time authorized by the building official.
Ordinance No. 21-2196
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Construction temporary power service size shall be delineated on permit application
and approved by the building official prior to construction of said service. No
temporary service will be authorized without a previously approved building permit
application. Authorization and time frame of said temporary power shall not exceed
the time frame delineated in article 590 of the most recent state -adopted 204:4 NEC,
unless prior, written authorization has been given by the building official. Any
extension of previously authorized time frame must be submitted, in writing to the
building official. Request for extension must declare reasoning and outline hardships
that have required such request.
c) The building official may permit temporary connecting of wiring for use in temporary
lighting, heat, power or advertising provided that no temporary connection shall be
for a period of time outlined authorized by the building official. All temporary
electrical must be inspected, per the most recent state -adopted 2914 NEC prior to
being energized. In no case shall the time period be authorized for a time frame
greater than 90 days after the date of the original permit authorization.
Sec. 18-39. - Fire Fees.
There is hereby adopted by the city-t4at the most recent state -adopted ceFtaiR code known as
the Florida Fire Prevention Code, as published by the National Fire Protection Association. t#e
Rjest t editie being the 201od;i9-n- Copies of the subject code are filed in the office of
the city clerk, and such code is hereby adopted and incorporated as fully set out in length in this
section and the provisions contained shall be controlling in the city.
ARTICLE III. - HOUSING CODE
Sec. 18-61. - Adoption of Standard Housing Code.
(a) There is hereby adopted by reference the 2014 most current edition of the International
Property Maintenance Code, as published by the International Code Council, subject
however to such amendments and additions which may appear elsewhere in this article
and except in so far as such provisions, by their very nature, could have no application in
the city.
(b) Future editions and revisions of the International Property Maintenance Code shall go
into effect 90 days after receipt by the city clerk of three copies of such edition or
revision, provided the city commission does not act otherwise during the 90-day period.
(c) After a new edition or revision of the International Property Maintenance Code goes
into effect, the modifications which may be contained in this article shall remain in
effect until revised by the city commission.
(d) Section 101.1 of these regulations shall be known as the Property Maintenance Code of
the City of Longwood, hereafter referred to as "this code".
(e) Section 102.3 entitled "Application of other codes", is hereby amended to read as
follows: Repairs, additions or alterations to a structure or change of occupancy, shall be
Ordinance No. 21-2196
Page 3 of 5
done in accordance with the provisions of the current edition(s) of the Florida Building
Code, Florida Fuel Gas Code, Florida Plumbing Code, Florida Mechanical Code, Florida
Residential Code and the Florida Existing Building Code and the National Electrical Code
(NFPA-70). Nothing in this code shall be construed as to cancel, modify or set aside any
provisions of the City of Longwood Land Use Development Code.
Sec. 18-63. - Minimum Property Standards:
All buildings, structures, accessory structures including fences, electrical, gas, mechanical
and plumbing systems, both existing and new, and all parts thereof, shall be maintained
in a safe, operational and sanitary condition per the 2014 most current edition of the
International Property Maintenance Code, as published by the International Code
Council. All buildings, structures and accessory structures shall be free of rotted wood,
fungus, mold and standing water. The property owner or designated agent shall be
responsible for the maintenance of buildings, structures, and electrical, gas, mechanical
and plumbing systems.
Sec. 18-64. - Appeals.
Any appeal of the code official's decision must be made in writing stating the specific
basis of the appeal and filed with the City Clerk within twenty (20) days of code official's
decision being appealed. The appeal procedures of the International Property
Maintenance Code are incorporated herein. The Land Planning Agency shall serve as the
board of appeals under the International Property Maintenance Code as incorporated
into and adopted by this chapter. The code official shall be a non -voting ex officio
member of the Land Planning Agency when the Land Planning Agency carries out the
functions of the board of appeals under the International Property Maintenance Code
Section 3. Florida Building Code 7th Edition (2020) Adopted. The Florida Building Code Chapter
1 Scope and Administration is hereby adopted as amended and attached as Exhibit "A."
Section 4. Codification. It is the intention of the City Commission of the City of Longwood that
sections 2 and 3 of this ordinance shall become and be made a part of the Code of Ordinances of
the City; and that sections of this ordinance may be numbered or renumbered or lettered or
relettered and the word "ordinance" may be changed to "chapter," "section," "article," or such
other appropriate word or phrase in order to accomplish such intentions; and regardless of
whether such inclusion in the code is accomplished, sections of this ordinance may be numbered
or renumbered or lettered or relettered and typographical errors which do not affect the intent
may be authorized by the City Manager, without need of public hearing, by filing a corrected or
recodified copy of same with the City Clerk.
Section S. Conflicts. If any ordinances or parts of ordinances are in conflict herewith, this
ordinance shall control to the extent of such conflict.
Ordinance No. 21-2196
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Section 6. Severability. If any section, subsection, sentence, clause, phrase of this ordinance, or
the particular application thereof shall be held invalid by any court, administrative agency, or
other body with appropriate jurisdiction, the remaining section, subsection, sentences, clauses
or phrases under application shall not be affected thereby.
Section 7. Transmittal. This ordinance enacting administrative amendments to the Florida
Building Code shall be transmitted to the Florida Building Commission within 30 days after
enactment.
Section 8. Effective Date. This Ordinance shall take effect immediately upon its adoption.
Atte
First reading held on the 1st day of February 2021.
Second reading, public hearing, and adoption held on the 15' day of February 2021.
Michelle Lor{go, CIVIC, FCRM, City Clerk
City of Longwood
City Commission
Richard Drummond, Mayor
Approved as to form and legality for the use and reliance of the City of Longwood, Florida only.
Daniel W. Lan e it ttorney
Ordinance No. 21-2196
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Exhibit A
City of Longwood
Florida Building Code
Chapter 1
Scope and Administration
Ordinance No. 21-2196
CHAPTER 1
SCOPE AND ADMINISTRATION
PART 1—SCOPE AND APPLICATION
SECTION 101
GENERAL
[A] 101.1 Title. These regulations shall be known as
the Florida Building Code, hereinafter referred to as
"thiscode."
[A] 101.2 Scope. The provisions of this code shall
apply to the construction, alteration, relocation,
enlargement, replacement, repair, equipment, use
and occupancy, location, maintenance, removal and
demolition of every building or structure or any
appurtenances connected or attached to such
buildings or structures.
Exceptions:
1. Detached one -and two-family dwellings and
multiple single-family dwellings (townhouses)
not more than three stories above grade plane
in height with a separate means of egress, and
their accessory structures not more than three
stories above grade plane in height, shall
comply with the Florida Building Code,
Residential.
2. Code requirements that address snow loads
and earthquake protection are pervasive; they
are left in place but shall not be utilized or
enforced because Florida has no snow load or
earthquake threat.
[A] 101.2.1 Appendices. Provisions in the
appendices shall not apply unless specifically
adopted. As outlined in section 18-6, of the
Longwood City Code, all appendices outlined in the
most recent state -adopted building code are hereby
adopted by the City of Longwood except the
following appendices: Appendix R & S of the Florida
Building Code Residential, and Appendix D & M of
the Florida Building Code.
101.2.2 Florida Building Code, Residential
Construction standards or practices which are not
covered by Florida Building Code, Residential
volume shall be in accordance with the provisions of
Florida Building Code, Building.
[A] 101.3 Intent. The purpose of this code is to
establish the minimum requirements to provide a
reasonable level of safety, public health and general
welfare through structural strength, means of
egress facilities, stability, sanitation, adequate light
and ventilation, energy conservation, and safetyto
life and property from fire and other hazards
attributed to the built environment and to provide a
reasonable level of safety to fire fighters and
emergency responders during emergency
operations.
101.3.1 Quality control. Quality control of
materials and workmanship is not within the
purview of this code except as it relates to the
purposes stated herein.
101.3.2 Warranty and Liability. The permitting,
plan review or inspection of any building, system or
plan by this jurisdiction, under the requirements of
this code, shall not be construed in any court as a
warranty of the physical condition of such building,
system or plan or their adequacy. This jurisdiction
shall not be liable in tort for damages or hazardous
or illegal condition or inadequacy in such building,
system or plan, nor for any failure of any
component of such, which may occur subsequent to
such inspection or permitting.
[A] 101.4 Referenced codes. The other codes listed
in Sections 101.4.1 through 101.4.9 and referenced
elsewhere in this code shall be considered part of
the requirements of this code to the prescribed
extent of each such reference.
[A] 101.4.1 Gas. The provisions of the Florida
Building Code, Fuel Gas shall apply to the installation
of gas piping from the point of delivery, gas
appliances and related accessories as covered in
this code. These requirements apply to gas piping
systems extending from the point of delivery to the
inlet connections of appliances and the installation
and operation of residential and commercial gas
appliances and related accessories.
[A] 101.4.2 Mechanical. The provisions of the
Florida Building Code, Mechanical shall apply to the
installation, alterations, repairs and replacement of
mechanical systems, including equipment,
appliances, fixtures, fittings and/or appurtenances,
including ventilating, heating, cooling, air-
conditioning and refrigeration systems, incinerators
and other energy related systems.
[A] 101.4.3 Plumbing. The provisions of the Florida
Building Code, Plumbing shall apply to the
installation, alteration, repair and replacement of
plumbing systems, including equipment, appliances,
fixtures, fittings and appurtenances, and where
connected to a water or sewage system and all
aspects of a medical gas system.
[A] 101.4.4 Property maintenance. The provisions
of the International Code Councils most recently
developed International Property Maintenance
Code with revisions thereto adopted in Chapter 18
of the Longwood Code of ordinances, shall apply to
existing structures and premises; equipment and
facilities; light, ventilation, space heating,
sanitation, life and fire safety hazards;
responsibilities of owners, operators and occupants;
and occupancy of existing premises and structures.
[A] 101.4.5 Fire prevention. For provisions related
to fire prevention, refer to the most current state -
adopted Florida Fire Prevention Code. The Florida
Fire Prevention Code shall apply to matters affecting
or relating to structures, processes and premises
from the hazard of fire and explosion arising from
the storage, handling or use of structures, materials
or devices; from conditions hazardous to life,
property or public welfare in the occupancy of
structures or premises; and from the construction,
extension, repair, alteration or removal of fire
suppression, automatic sprinkler systems and alarm
systems or fire hazards in the structure or on the
premises from occupancy or operation.
[A] 101.4.6 Energy. The provisions of the Florida
Building Code, Energy Conservation shall apply to all
matters governing the design and construction of
buildings for energy efficiency.
[A] 101.4.7 Existing buildings. The provisions of the
Florida Building Code, Existing Building shall apply
to matters governing the repair, alteration, change
of occupancy, addition to and relocation of existing
buildings.
101.4.8 Accessibility. For provisions related to
accessibility, refer to the Florida Building Code,
Accessibility.
101.4.9 Manufactured buildings. For additional
administrative and special code requirements, see
Section 458, Florida Building Code, Building, and
Rule 61-41 F.A.C.
101.4.10 Electrical. The provisions related to the
installation of electrical materials and apparatus
shall be governed by the most recently state -
adopted National Electrical Code, NFPA 70.
SECTION 102
APPLICABILITY
[A] 102.1 General. Where there is a conflict
between a general requirement and a specific
requirement, the specific requirement shall be
applicable. Where, in any specific case, different
sections of this code specify different materials,
methods of construction or other requirements, the
most restrictive shall govern.
102.1.1 The Florida Building Code does not apply to,
and no code enforcement action shall be brought
with respect to, zoning requirements, land use
requirements and owner specifications or
programmatic requirements which do not pertain
to and govern the design, construction, erection,
alteration, modification, repair or demolition of
public or private buildings, structures or facilities or
to programmatic requirements that do not pertain
to enforcement of the Florida Building Code.
Additionally, a local code enforcement agency may
not administer or enforce the Florida Building Code,
Building to prevent the siting of any publicly owned
facility, including, but not limited to, correctional
facilities, juvenile justice facilities, or state
universities, community colleges, or public
education facilities, as provided by law.
102.2 Building. The provisions of the Florida
Building Code shall apply to the construction,
erection, alteration, modification, repair,
equipment, use and occupancy, location,
maintenance, removal and demolition of every
public and private building, structure or facility or
floating residential structure, or any appurtenances
connected or attached to such buildings, structures
or facilities. Additions, alterations, repairs and
changes of use or occupancy group in all buildings
and structures shall comply with the provisions
provided in the Florida Building Code, Existing
Building. The following buildings, structures and
facilities are exempt from the Florida Building Code
as provided by law, and any further exemptions
shall be as determined by the legislature and
provided by law:
(a) Building and structures specifically regulated
and preempted by the federal government.
(b) Railroads and ancillary facilities associated
with the railroad.
(c) Nonresidential farm buildings on farms.
(d) Temporary buildings or sheds used exclusively
for construction purposes.
(e) Mobile or modular structures used as
temporary offices, except that the provisions
of Part II (Sections 553.501-553.513, Florida
Statutes) relating to accessibility by persons
with disabilities shall apply to such mobile or
modular structures. Permits shall be required
for structural support and tie -down, electric
supply and all other such utility connections to
such mobile or modular structures as required
by this jurisdiction.
(f) Those structures or facilities of electric
utilities, as defined in Section 366.02, Florida
Statutes, whichare directly involved in the
generation, transmission, or distribution of
electricity.
(g) Temporary sets, assemblies, or structures used
in commercial motion picture or television
production, or any sound -recording equipment
used in such production, on or off the premises.
(h) Chickees constructed by the Miccosukee Tribe
of Indians of Florida or the Seminole Tribe of
Florida. As used in this paragraph, the term
"chickee" means an open -sided wooden but
that has a thatched roof of palm or palmetto or
other traditional materials, and that does not
incorporate any electrical, plumbing, or other
nonwood features.
(i) Family mausoleums not exceeding 250 square
feet (23 m2) in area which are prefabricated and
assembled on site or preassembled and
delivered on site and have walls, roofs, and a
floor constructed of granite, marble, or
reinforced concrete.
(j) Temporary housing provided by the
Department of Corrections to any prisoner in
the state correctional system.
102.2.1 In addition to the requirements of Sections
553.79 and 553.80, Florida Statutes, facilities
subject to the provisions of Chapter 395, Florida
Statutes, and Part II of Chapter 400, Florida
Statutes, shall have facility plans reviewed and
construction surveyed by the state agency
authorized to do so under the requirements of
Chapter 395, Florida Statutes, and Part II of Chapter
400, Florida Statutes, and the certification
requirements of the federal government.
102.2.2 Buildings or structures intended for
residential uses moved into or within a county or
municipality shall not be required to be brought
into compliance with the state minimum building
code in force at the time the building or structure is
moved, provided:
1. The building or structure is structurally sound
and in occupiable condition for its intended
use;
2. The occupancy use classification for the
building or structure is not changed as a result
of the move;
3. The building is not substantially remodeled;
4. Current fire code requirements for ingress and
egress are met;
5. Electrical, gas and plumbing systems meet the
codes in force at the time of construction and
are operational and safe for reconnection; and
6. Foundation plans are sealed by a professional
engineer or architect licensed to practice in this
state, if required by the Florida Building Code,
Building for all residential buildings or
structures of the same occupancy class.
102.2.3 The building official shall apply the same
standard to a moved residential building or
structure as that applied to the remodeling of any
comparable residential building or structure to
determine whether the moved structure is
substantially remodeled. The cost of the foundation
on which the moved building or structure is placed
shall not be included in the cost of remodeling for
purposes of determining whether a moved building
or structure has been substantially remodeled.
102.2.4 This section does not apply to the
jurisdiction and authority of the Department of
Agriculture and Consumer Services to inspect
amusement rides or the Department of Financial
Services to inspect state-owned buildings and
boilers.
102.2.5 This section does not apply to swings and
other playground equipment accessory to a one- or
two-family dwelling.
Exception: Electrical service to such playground
equipment shall be in accordance with Chapter 27
of this code.
[A] 102.3 Application of references. References to
chapter or section numbers, or to provisions not
specifically identified by number, shall be construed
to refer to such chapter, section or provision of this
code.
[A] 102.4 Referenced codes and standards. The
codes and standards referenced in this code shall be
considered part of the requirements of this code to
the prescribed extent of each such reference and
as further regulated in Sections 102.4.1 and
102.4.2.
[A] 102.4.1 Conflicts. Where conflicts occur
between provisions of this code and referenced
codes and standards, the provisions of this code
shall apply.
[A] 102.4.2 Provisions in referenced codes and
standards. Where the extent of the reference to a
referenced code or standard includes subject
matter that is within the scope of this code or the
Florida Codes listed in Section 101.4, the provisions
of this code or the Florida Codes listed in Section
101.4, as applicable, shall take precedence over the
provisions in the referenced code or standard.
[A] 102.5 Partial invalidity. In the event that any
part or provision of this code is held to be illegal or
void, this shall not have the effect of making void or
illegal any of the other parts or provisions.
[A] 102.6 Existing structures. The legal occupancy
of any structure existing on the date of adoption of
this code shall be permitted to continue without
change, except as otherwise specifically provided in
this code, the Florida Building Code, Existing
Building, most recently International Code Council -
adopted International Property Maintenance Code,
and the Florida Fire Prevention Code.
[A] 102.6.1 Buildings not previously occupied. A
building or portion of a building that has not been
previously occupied or used for its intended
purpose in accordance with the laws in existence at
the time of its completion shall comply with the
provisions of the Florida Building Code, Building or
Florida Building Code, Residential, as applicable, for
new construction or with any current permit for
such occupancy.
[A] 102.6.2 Buildings previously occupied. The legal
occupancy of any building existing on the date of
adoption of this code shall be permitted to continue
without change, except as otherwise specifically
provided in this code, the Florida Fire Prevention
Code, most recently International Code Council -
adopted International Property Maintenance Code,
or as is deemed necessary by the building official for
the general safety and welfare of the occupants and
the public.
102.7 Relocation of manufactured buildings.
(1) Relocation of an existing manufactured building
does not constitute an alteration.
(2) A relocated building shall comply with wind
speed requirements of the new location, using
the appropriate wind speed map. If the existing
building wasmanufactured in compliance with
the Standard Building Code (prior to March 1,
2002), the wind speed mapof the Standard
Building Code shall be applicable. If the existing
building was manufactured in compliance with
the Florida Building Code (after March 1, 2002),
the wind speed map of the Florida Building
Code shall be applicable.
(3) A relocated building shall comply with the flood
hazard area requirements of the new location,
if applicable.
102.8 Existing mechanical equipment. An agency or
local government may not require that existing
mechanical equipment located on or above the
surface of a roof be installed in compliance with the
requirements of the Florida Building Code except
during reroofing when the equipment is being
replaced or moved and is not in compliance with
the provisions of the Florida Building Code relating
to roof -mounted mechanical units.
102.9 Generally. All provisions, terms, phrases and
expressions contained in this code shall be liberally
construed in order that the true intent and meaning
of the administration of the jurisdiction may be fully
carried out. Terms used in this code, unless
otherwise specifically provided, shall have the
meanings prescribed by the statutes of this state for
the same term.
102.9.1 Text. In the case of any difference of
meaning or implication between the text of this
code and any figure, the text shall control.
102.9.2 Words defined.
Appraised value. For the purpose of this
section, appraised value is defined as either 120
percent of the assessed value of the structure
as indicated by the county property appraiser;
or the value, as indicated, in a certified
appraisal from a certified appraiser.
Assessed value. The value of real property and
improvements thereon as established by the
county property appraiser.
Building, Shell. The Building Official or his/her
designee shall classify the type of shell building
at the time of plan review defined as follows:
Basic Shell Building: A building complete on the
exterior. The interior slab/floor may or may not be
placed. The fire suppression and fire alarm systems
(if required) must be complete. Plumbing may or may
not be stubbed in. The electrical service for the main
building must be complete; however, the house panel
which feeds only the circuits for the main building,
fire alarm control panel, required exit signs,
emergency lighting and the site electrical will be
allowed to be energized with this permit. The
building does not have any interior walls unless they
are required, by code, a fire resistant corridor, stairs
or elevator shaft walls. This type of building will
require a Certificate of Completion prior to issuance
of any tenant build out permits for each tenant space.
A Certificate of Completion may be issued prior to
completion of site improvements.
Complete Shell Building: A building designed to
accommodate one (1) or more tenants and is
complete on the interior and exterior. It must
include all required fire suppression and fire alarm
systems, all required plumbing drain, waste, vent
and potable water piping and fixtures, all required
exhaust, heating, ventilation and air conditioning
systems and all electrical requirements. The
electrical service for the main building must be
complete; however, the house panel which feeds
only the circuits for the main building, required exit
signs, emergency lighting and the site electrical will
be allowed to be energized with this permit. All site
improvements must be complete.
Building system. A functionally related group of
elements, components and/or equipment, such as
the electrical, plumbing and mechanical systems of a
building.
Change of Occupancy. A change in the use or level
of activity within a building that involves a change in
application of the requirements of this code.
Commercial building. Any building, structure,
improvement or accessory thereto, other than a
one -or two-family dwelling and their accessory
structures.
Demolition. The act of razing, dismantling or
removal of a building or structure, or portion
thereof, to the ground level.
Examination. An exam prepared, proctored and
graded by a recognized testing agency unless
otherwise implied in context or specifically stated
otherwise.
Imminent Danger. Structurally unsound conditions
of a structure, or portion thereof, that is likely to
cause physical injury to a person entering the
structure; or due to structurally unsound conditions,
any portion of the structure is likely to fall, be carried
by the wind, or otherwise detach or move, and in
doing so cause physical injury or damage to a person
on the property or to a person or property nearby;
or the condition of the property is such that it
harbors or is inhabited by pests, vermin, or
organisms injurious to human health, the presence
of which constitutes an immediate hazard to people
in the vicinity.
Inspection warrant. A court order authorizing the
building official or his designee to perform an
inspection of a particular property named in the
warrant.
Intensification of use. An increase in capacity or
number of units of a residential or commercial
building.
Month. The word "month" shall mean a calendar
month.
Permit card or placard. A document issued by the
jurisdiction evidencing the issuance of a permit and
recording of inspections.
Shall; may. The word "shall" is mandatory; "may" is
permissive. The word "shall" takes precedence over
"may".
Site work. The physical clearing of land in
preparation for foundation work, including, but not
limited to, site clearing, excavation, de -watering,
pilings and soil testing activities.
Tenant finish permit Required permits necessary to
complete leased tenant spaces of a shell building
that have not previously been occupied. Because the
main building was built as a shell only, these permits
are required regardless if any work has been done in
the space or not. The Building Official shall not issue
the Certificate of Occupancy without a permit, and
or inspections. Without a Certificate of Occupancy,
the space cannot be legally occupied by law. A
licensed contractor is required to obtain these
permits when work is being done that requires a
licensed contractor in accordance with Florida
Statute 489 and the permit holder must pass all
required inspections to obtain the Certificate of
Occupancy for the tenant space.
Wind Speed. The wind speed for this jurisdiction
shall be 129 mph ultimate design wind speed for
risk
category I buildings and structures as defined in
table 1604.5 of this code, 139 mph ultimate design
wind speed for risk category 11 buildings and
structures as defined in table 1604.5 of this code and
149 mph ultimate design wind speed for risk
category III and IV buildings and structures as
defined in table 1604.5 of this code.
Written or in writing. The term "written" or "in
writing" shall be construed to include any
representation of words, letters or figures whether
by printing or otherwise.
Year. The word "year" shall mean a calendar year,
unless a fiscal year is indicated.
PART 2—ADMINISTRATION AND ENFORCEMENT
SECTION 103
DEPARTMENT OF BUILDING SAFETY
103.1 Creation of enforcement agency. The
Department of Building Safety is hereby created and
the official in charge thereof shall be known as the
building official.
103.2 Appointment. The building official shall be
appointed by the chief appointing authority of the
jurisdiction.
103.3 Deputies. In accordance with the prescribed
procedures of this jurisdiction and with the
concurrence of the appointing authority, the
building official shall have the authority to appoint a
deputy building official, the related technical
officers, inspectors, plan examiners and other
employees. Such employees shall have powers as
delegated by the building official.
103.4 Restrictions on employees. An employee
connected with the department, shall not be
financially interested in the furnishing of labor,
material, or appliances for the construction,
alteration, or maintenance of a building,
structure, service, system or in the making of
plans or of specifications thereof, within the
jurisdiction of the department, unless he or she
is the owner of such which is inconsistent with
his or her duties or conflict with the interest of
the department.
For the maintenance of existing properties, see the
most recently International Code Council adopted
International Property Maintenance Code with
revisions thereto adopted in Chapter 18 of the
Longwood Code of ordinances
SECTION 104
DUTIES AND POWERS OF BUILDING OFFICIAL
[A] 104.1 General. The building official is hereby
authorized and directed to enforce the provisions of
this code. The building official shall have the
authority to render interpretations of this code and
to adopt policies and procedures in order to clarify
the application of its provisions. Such
interpretations, policies and procedures shall be in
compliance with the intent and purpose of this
code. Such policies and procedures shall not have
the effect of waiving requirements specifically
provided for in this code.
[A] 104.2 Applications and permits. The building
official shall receive applications, review
construction documents and issue permits for the
erection, and alteration, demolition and moving of
buildings and structures, inspect the premises for
which such permits have been issued and enforce
compliance with the provisions of this code.
104.2.1 Revocation of permits. The building official
is authorized to suspend or revoke a permit issued
under the provisions of this code wherever the
permit is issued in error or on the basis of incorrect,
inaccurate or incomplete information, or in violation
of any ordinance or regulation or any provisions of
this code.
104.2.2 Misinterpretation of application. The
building official may revoke a permit or approval
issued under the provisions of this code, in the case
that there has been any false statement or
misrepresentation as to the material fact in the
application or plans on which the permit or approval
was based.
104.2.3 Determination of substantially improved or
substantially damaged existing buildings and
structures in flood hazard areas. For applications
for reconstruction, rehabilitation, repair, alteration,
addition or other improvement of existing buildings
or structures located in flood hazard areas, the
building official shall determine if the proposed
work constitutes substantial improvement or repair
of substantial damage. Where the building official
determines that the proposed work constitutes
substantial improvement or repair of substantial
damage, and where required by this code, the
building official shall require the building to meet
the requirements of Section 1612 or R322 of the
Florida Building Code, Residential, as applicable.
[A] 104.3 Notices and orders. The building official
shall issue all necessary notices or orders to ensure
compliance with this code.
[A] 104.4 Inspections. The building official shall
make all of the required inspections, or the building
official shall have the authority to accept reports of
inspection by approved agencies or individuals.
Reports of such inspections shall be in writing and
be certified by a responsible officer of such
approved agency or by the responsible individual.
The building official is authorized to engage such
expert opinion as deemed necessary to report upon
unusual technical issues that arise, subject to the
approval of the appointing authority.
[A] 104.5 Identification. The building official shall
carry proper identification when inspecting
structures or premises in the performance of duties
under this code.
[A] 104.6 Right of entry. Where it is necessary to
make an inspection to enforce the provisions of this
code, or where the building official has reasonable
cause to believe that there exists in a structure or
upon a premises a condition which is contrary to or
in violation of this code which makes the structure
or premises unsafe, dangerous or hazardous, the
building official is authorized to enter the structure
or premises at reasonable times to inspect or to
perform the duties imposed by this code, provided
that if such structure or premises be occupied that
credentials be presented to the occupant and entry
requested. If such structure or premises is
unoccupied, the building official shall first make a
reasonable effort to locate the owner or other
person having charge or control of the structure or
premises and request entry. If entry is refused, the
building official shall have recourse to the remedies
provided by law to secure entry.
104.6.1 The building official shall have first obtained
a proper inspection warrant or other remedy
provided by law to secure entry, no owner or
occupant or any other persons having charge, care
or control of any building, structure or premises shall
fail or neglect, after proper request is made as
herein provided, to promptly permit entry therein by
the building official for the purpose of inspection
and examination pursuant to this code.
[A] 104.7 Department records. The building official
shall keep official records of applications received,
permits and certificates issued, fees collected,
reports of inspections, and notices and orders
issued. Such records shall be retained in the official
records for the period required for retention of
public records per FS 119.
104.8 Liability. The building official, member of the
board of appeals or employee charged with the
enforcement of this code, while acting for the
jurisdiction in good faith and without malice in the
discharge of the duties required by this code or
other pertinent law or ordinance, shall not thereby
be civilly or criminally rendered liable personally
and is hereby relieved from personal liability for any
damage accruing to persons or property as a result
of any act or by reason of an act or omission in the
discharge of official duties. Any suit instituted
against an officer or employee because of an act
performed by that officer or employee in the lawful
discharge of duties and under the provisions of this
code shall be defended by legal representative of
the jurisdiction until the final termination of the
proceedings. The building official or any
subordinate shall not be liable for cost in any action,
suit or proceeding that is instituted in pursuance of
the provisions of this code.
[A] 104.8.1 Legal defense. Any suit or criminal
complaint instituted against an officer or employee
because of an act performed by that officer or
employee in the lawful discharge of duties and
under the provisions of this code shall be defended
by legal representatives of the jurisdiction until the
final termination of the proceedings. The building
official or any subordinate shall not be liable for
cost in any action, suit or proceeding that is
instituted in pursuance of the provisions of this
code.
[A] 104.9 Approved materials and equipment.
Materials, equipment and devices approved by the
building official shall be constructed and installed in
accordance with such approval.
[A] 104.9.1 Used materials and equipment. The use
of used materials that meet the requirements of
this code for new materials is permitted. Used
equipment and devices shall not be reused unless
approved by the building official.
[A] 104.10 Modifications. Wherever there are
practical difficulties involved in carrying out the
provisions of this code, the building official shall
have the authority to grant modifications for
individual cases, upon application of the owner or
owner's representative, provided the building
official shall first find that special individual reason
makes the strict letter of this code impractical and
the modification is in compliance with the intent
and purpose of this code and that such modification
does not lessen health, accessibility, life and fire
safety, or structural requirements. The details of
action granting modifications shall be recorded and
entered in the files of the department of building
safety.
104.10.1 Flood hazard areas. The building official
shall coordinate with the floodplain administrator
to review requests submitted to the building official
that seek approval to modify the strict application
of the flood resistant construction requirements of
the Florida Building Code to determine whether
such requests require the granting of a variance
pursuant to Section 117.
[A] 104.11 Alternative materials, design and
methods of construction and equipment. The
provisions of this code are not intended to prevent
the installation of any material or to prohibit any
design or method of construction not specifically
prescribed by this code, provided that any such
alternative has been approved. An alternative
material, design or method of construction shall be
approved where the building official finds that the
proposed design is satisfactory and complies with
the intent of the provisions of this code, and that
the material, method or work offered is, for the
purpose intended, not less than the equivalent of
that prescribed in this code in quality, strength,
effectiveness, fire resistance, durability and safety.
Where the alternative material, design or method
of construction is not approved, the building official
shall respond in writing, stating the reasons why the
alternative was not approved.
[A] 104.11.1 Research reports. Supporting data,
where necessary to assist in the approval of
materials or assemblies not specifically provided for
in this code, shall consist of valid research reports
from approved sources.
[A] 104.11.2 Tests. Whenever there is insufficient
evidence of compliance with the provisions of this
code, or evidence that a material or method does
not conform to the requirements of this code, or in
order to substantiate claims for alternative
materials or methods, the building official shall have
the authority to require tests asevidence of
compliance to be made at no expense to the
jurisdiction. Test methods shall be as specified in
this code or by other recognized test standards. In
the absence of recognized and accepted test
methods, the building official shall approve the
testing procedures. Tests shall be performed by an
approved agency. Reports of such tests shall be
retained by the building official for the period
required for retention of public records.
104.12 Requirements not covered by code. Any
requirements necessary for strength, stability or
proper operation of an existing or proposed
building, structure, electrical, gas, mechanical or
plumbing system, or for the public safety, health
and general welfare, not specifically covered by this
or other technical codes, shall be determined by the
building official.
104.13 Inspection requests after normal working
hours. The building official is authorized and
allowed to accept a request for after-hours
inspections. Requests must submit in writing, 72
hours prior to the requested inspection on a form
provided to the applicant. Payment for the
requested inspection is to be made at time of
application. There will be a minimum 2 hour fee for
weekdays and a minimum 4 hours for weekends and
Holidays.
SECTION 105
PERMITS
[A] 105.1 Required. Any owner or owner's
authorized agent who intends to construct, enlarge,
alter, repair, move, demolish or change the
occupancy of a building or structure, or to erect,
install, enlarge, alter, repair, remove, convert or
replace any impact -resistant coverings, electrical,
gas, mechanical or plumbing system, the installation
of which is regulated by this code, or to cause any
such work to be performed, shall first make
application to the building official and obtain the
required permit.
[A] 105.1.1 Annual facility permit. In lieu of an
individual permit for each alteration to an existing
electrical, gas, mechanical, plumbing or interior
nonstructural office system(s), the building official is
authorized to issue an annual permit for any
occupancy to facilitate routine or emergency
service, repair, refurbishing, minor renovations of
service systems or manufacturing equipment
installations/relocations. The building official shall
be notified of major changes and shall retain the
right to make inspections at the facility site as
deemed necessary. An annual facility permit shall
be assessed with an annual fee and shall be valid for
one year from date of issuance. A separate permit
shall be obtained for each facility and for each
construction trade, as applicable. The permit
application shall contain a general description of the
parameters of work intended to be performed
during the year.
[A] 105.1.2 Annual Facility permit records. The
person towhom an annual permit is issued shall
keep a detailed record of alterations made under
such annual permit. The building official shall have
access to such records at all times or such records
shall be filed with the building official as designated.
105.1.3 Food permit. In accordance with Section
500.12, Florida Statutes, a food permit from the
Department of Agriculture and Consumer Services is
required of any person who operates a food
establishment or retail store.
105.1.4 Public swimming pool. The local enforcing
agency may not issue a building permit to construct,
develop, or modify a public swimming pool without
proof of application, whether complete or
incomplete, for an operating permit pursuant to
Section 514.031, Florida Statutes. A certificate of
completion or occupancy may not be issued until
such operating permit is issued. The local enforcing
agency shall conduct their review of the building
permit application upon filing and in accordance
with Chapter 553, Florida Statutes. The local
enforcing agency may confer with the Department
of Health, if necessary, but may not delay the
building permit application review while awaiting
comment from the Department of Health.
[A] 105.2 Work exempt from permit. Exemptions
from permit requirements of this code shall not be
deemed to grant authorization for any work to be
done in any manner in violation of the provisions of
this code or any other laws or ordinances of this
jurisdiction, to include work in any special flood
hazard area. Exemptions granted under this section
do not relieve the owner or contractor from their
duty to comply with applicable provisions of the
Florida Building Code, and requirements of the local
floodplain management ordinance. Permits shall not
be required for the following
Building:
1. Oil derricks.
2. Water tanks supported directly on grade if the
capacity does not exceed 5,000 gallons (18 925 Q
and the ratio of height to diameter or width does not
exceed 2:1.
3. Painting, papering, tiling, carpeting, cabinets,
counter tops and similar finish work.
4. Temporary motion picture, television and theater
stage sets and scenery.
5. Prefabricated swimming pools accessory to a
Group R-3 occupancy that are less than 24 inches
(610 mm) deep, do not exceed 5,000 gallons (18 925
L) and are installed entirely above ground.
6. Shade cloth structures constructed for nursery or
agricultural purposes, not including service systems.
7. Swings and other playground equipment
accessory to detached one- and two-family
dwellings.
8. Window awnings supported by an exterior wall
that do not project more than 54 inches (1372 mm)
from the exterior wall and do not require additional
support of Groups R-3 and U occupancies and are
not required for glazing protection under Florida
Building Code Chapter 16 and Florida Building Code,
Residential Chapter 3.
9. Non fixed and movable fixtures, cases, racks,
counters and partitions not over 5 feet 9 inches
(1753 mm) in height.
10. Building interior: Repair and replacement of,
trim, carpet and other flooring, painting, cabinets
and vanities, unless electrical or plumbing systems
will be disconnected and/or altered from their
original locations, repairs to walls and ceilings,
additional attic insulation.
11. Building exterior: Minor repair and replacement.
of small areas of trim and siding, fascia and soffit,
broken panels of glass, replacement of pool
enclosure screening, painting and patching of
exterior surfaces, fence repair, existing roof repairs if
no greater than 300 square foot total area during a
12 month period and additional attic insulation
Electrical:
Repairs and maintenance: Minor repair work,
including the replacement of lamps or the
connection of approved portable electrical
equipment to approved permanently installed
receptacles.
Radio and television transmitting stations: The
provisions of this code shall not apply to electrical
equipment used for radio and television
transmissions, but do apply to equipment and
wiring for a power supply and the installations of
towers and antennas.
Temporary testing systems: A permit shall not be
required for the installation of any temporary
system required for the testing or servicing of
electrical equipment or apparatus.
Gas:
1. Portable heating appliance.
2. Replacement of any minor part that does not
alter approval of equipment or make such
equipment unsafe.
Mechanical:
1. Portable heating appliance.
2. Portable ventilation equipment.
3. Portable cooling unit.
4. Steam, hot or chilled water piping within any
heating or cooling equipment regulated by this
code.
5. Replacement of any part that does not alter its
approval or make it unsafe.
6. Portable evaporative cooler.
7. Self-contained refrigeration system containing
10 pounds (4.54 kg) or less of refrigerant and
actuated by motors of 1 horsepower (0.75 kW)
or less.
8. The installation, replacement, removal or
metering of any load management control
device.
Plumbing:
1. The stopping of leaks in drains, water, soil,
waste or vent pipe, provided, however, that if
any concealed trap, drain pipe, water, soil,
waste or vent pipe becomes defective and it
becomes necessary to remove and replace the
same with new material, such work shall be
considered as new work and a permit shall be
obtained and inspection made as pro- vided in
this code.
2. The clearing of stoppages or the repairing of
leaks in pipes, valves or fixtures and the
removal and reinstallation of water closets,
provided such repairs do not involve or
require the replacement or rearrangement
of valves, pipes or fixtures.
[A] 105.2.1 Emergency repairs. Where equipment
replacements and repairs must be performed in an
emergency situation, the permit application shall be
submitted within the next working business day to
the building official.
[A] 105.2.2 Minor repairs. Ordinary minor repairs
may be made with the approval of the building
official without a permit, provided the repairs do
not include the cutting away of any wall, partition
or portion thereof, the removal or cutting of any
structural beam or load -bearing support, or the
removal or change of any required means of egress,
or rearrangement of parts of a structure affecting
the egress requirements; nor shall ordinary repairs
include addition to, alteration of, replacement or
relocation of any standpipe, water supply, sewer,
drainage, drain leader, gas, soil, waste, vent or
similar piping, electric wiring systems or mechanical
equipment or other work affecting public health or
general safety, and such repairs shall not violate any
of the provisions of the technical codes.
[A] 105.2.3 Public service agencies. A permit shall
not be required for the installation, alteration or
repair of generation, transmission, distribution or
metering or other related equipment that is under
the ownership and control of public service
agencies by established right.
[A] 105.3 Application for permit. To obtain a
permit, the applicant shall first file an application
therefor in writing on form furnished by the
building department for that purpose.
Permit application forms shall comply with the
requirements of Sections 713.135(5) and (6), Florida
Statutes.
Each application shall be inscribed with the date of
application, and the code in effect as of that date.
For a building permit for which an application is
submitted prior to the effective date of the Florida
Building Code, the state minimum building code in
effect in the permitting jurisdiction on the date of
the application governs the permitted work for the
life of the permit and any extension granted to the
permit.
Effective October 1, 2017, a local enforcement
agency shall post each type of building permit
application on its website. Completed applications
must be able to be submitted electronically to the
appropriate building department. Accepted
methods of electronic submission include, but are
not limited to, e-mail submission of applications in
portable document format or submission of
applications through an electronic fill-in form
available on the building department's website or
through a third -party submission management
software. Payments, attachments, or drawings
required as part of the application may be
submitted in person in nonelectronic format, at
the discretion of the building official.
[A] 105.3.1 Action on application. The building
official shall examine or cause to be examined
applications for permits and amendments thereto
within a reasonable time after filing. If the
application or the construction documents do not
conform to the requirements of pertinent laws, the
building official shall reject such application in
writing, stating the reasons therefor. If the building
official is satisfied that the proposed work conforms
to the requirements of this code and laws and
ordinances applicable thereto, the building official
shall issue a permit therefor as soon as practicable.
When authorized through contractual agreement
with a school board, in acting on applications for
permits, the building official shall give first priority
to any applications for the construction of, or
addition or renovation to, any school or educational
facility.
105.3.1.1 If a state university, Florida college or
public school district elects to use a local
government's code enforcement offices, fees
charged by counties and municipalities for
enforcement of the Florida Building Code on
buildings, structures, and facilities of state
universities, state colleges, and public school
districts shall not be more than the actual labor and
administrative costs incurred for plans review and
inspections to ensure compliance with the code.
105.3.1.2 No permit may be issued for any building
construction, erection, alteration, modification,
repair, or addition unless the applicant for such
permit provides to the enforcing agency which
issues the permit any of the following documents
which apply to the construction for which the permit
is to be issued and which shall be prepared by or
under the direction of an engineer registered under
Chapter 471, Florida Statutes:
1. Plumbing documents for any new building or
addition which requires a plumbing system with
more than 250 fixture units or which costs
more than $125,000.
2. Fire sprinkler documents for any new building
or addition which includes a fire sprinkler
system which contains 50 or more sprinkler
heads. Personnel as authorized by chapter 633
Florida Statutes, may design a fire sprinkler
system of 49 or fewer heads and may design
the alteration of an existing fire sprinkler
system if the alteration consists of the
relocation, addition or deletion of not more
than 49 heads, notwithstanding the size of the
existing fire sprinkler system.
Heating, ventilation, and air-conditioning
documents for any new building or addition
which requires more than a 15-ton-per-system
capacity which is designed to accommodate
100 or more persons or for which the system
costs more than $125,000. This paragraph does
not include any document for the replacement
or repair of an existing system in which the
work does not require altering a structural part
of the building or for work on a residential one-,
two-, three-, or four -family structure.
An air-conditioning system may be designed by
an installing air-conditioning contractor
certified underChapter489, Florida Statutes, to
serve any building or addition which is designed
to accommodate fewer than 100 persons and
requires an air-conditioning system with a value
of $125,000 or less; and when a 15-ton-per
system or less is designed for a singular space
of a building and each 15-ton system or less has
an independent duct system. Systems not
complying with the above require design
documents that are to be sealed by a
professional engineer.
Example 1: When a space has two 10-ton
systems with each having an independent duct
system, the contractor may design these two
systems since each unit (system) is less than 15
tons.
Example 2: Consider a small single -story office
building which consists of six individual offices
where each office has a single three -ton
package air conditioning heat pump. The six
heat pumps are connected to a single water
cooling tower. The cost of the entire heating,
ventilation and air-conditioning work is $47,000
and the office building accommodates fewer
than 100 persons. Because the six mechanical
units are connected to a common water tower,
this is considered to be an 18-ton system.
Note: It was further clarified by the
Commission that the limiting criteria of 100
persons and $125,000 apply to the building
occupancy load and the cost for the total air-
conditioning system of the building.
4. Any specialized mechanical, electrical, or
plumbing document for any new building or
addition which includes a medical gas, oxygen,
steam, vacuum, toxic air filtration, halon, or fire
detection and alarm system which costs more
than $5,000.
S. Electrical documents. See Florida Statutes
471.003(2)(h). Any electrical or plumbing or air-
conditioning and refrigeration system meeting
the following thresholds are required to be
designed by a Florida Registered Engineer. The
system, requires an electrical system with a
value of over $125,000; and Requires an
aggregate service capacity of over 600 amperes
(240 volts) on a residential electrical system or
over 800 amperes (240 volts) on a commercial
or industrial electrical system;
NOTE: It was further clarified by the
Commission that the limiting factor of 240 volt
or over is required to be designed by an
Engineer. Documents requiring an engineer
seal by this part shall not be valid unless a
professional engineer who possesses a valid
certificate of registration has signed, dated, and
stamped such document as provided in Section
471.025, Florida Statutes.
NOTE: It was further clarified by the
Commission that the limiting factor of 240 volt
or over is required to be designed by an
Engineer
6. All public swimming pools and public bathing
places defined by and regulated under Chapter
514, Florida Statutes.
[A] 105.3.2 Time limitation of application. An
application for a permit for any proposed work shall
be deemed to have been abandoned becoming null
and void 180 days after the date of filing, unless
such application has been pursued in good faith or a
permit has been issued; except that the building
official is authorized to grant one or more
extensions of time for additional periods not
exceeding 90 days each. The extension shall be
requested in writing prior to the abandonment
date, and justifiable cause demonstrated.
105.3.3 An enforcing authority may not issue a
building permit for any building construction,
erection, alteration, modification, repair or addition
unless the permit either includes on its face or there
is attached to the permit the following statement:
"NOTICE: In addition to the requirements of this
permit, there may be additional restrictions
applicable to this property that may be found in the
public records of this county, and there may be
additional permits required from other
governmental entities such as water management
districts, state agencies, or federal agencies."
105.3.4 A building permit for a single-family
residential dwelling must be issued within 30
working days of application therefor unless unusual
circumstances require a longer time for processing
the application or unless the permit application fails
to satisfy the Florida Building Code or the enforcing
agency's laws or ordinances.
105.3.5 Identification of minimum premium policy.
Except as otherwise provided in Chapter 440,
Florida Statutes, Workers' Compensation, every
employer shall, as a condition to receiving a building
permit, show proof that it has secured
compensation for its employees as provided in
Sections 440.10 and 440.38, Florida Statutes. In
accordance with 489.113(4)(c) Florida Statutes, the
local government may also deny issuance of, or may
suspend, any outstanding building permit where a
contractor fails or refuses to provide proof of public
liability and property damage insurance coverage as
required by section 489.115(5) Florida Statutes and
workers' compensation insurance coverage as
required by section 489.114 Florida Statutes.
105.3.6 Asbestos removal. Moving, removal or
disposal of asbestos -containing materials on a
residential building where the owner occupies the
building, the building is not for sale or lease, and the
work is performed according to the owner -builder
limitations provided in this paragraph. To qualify for
exemption under this paragraph, an owner must
personally appear and sign the building permit
application. The permitting agency shall provide the
person with a disclosure statement in substantially
the following form:
Disclosure Statement: State law requires asbestos
abatement to be done by licensed contractors. You
have applied for a permit under an exemption to
that law. The exemption allows you, as the owner of
your property, to act as your own asbestos
abatement contractor even though you do not have
a license. You must supervise the construction
yourself. You may move, remove or dispose of
asbestos -containing materials on a residential
building where you occupy the building and the
building is not for sale or lease, or the building is a
farm outbuilding on your property. If you sell or
lease such building within 1 year after the asbestos
abatement is complete, the law will presume that
you intended to sell or lease the property at the
time the work was done, which is a violation of this
exemption. You may not hire an unlicensed person
as your contractor. Your work must be done
according to all local, state and federal laws and
regulations which apply to asbestos abatement
projects. It is your responsibility to make sure that
people employed by you have licenses required by
state law and by county or municipal licensing
ordinances.
105.3.7 Applicable Code for Manufactured
Buildings. Manufacturers should be permitted to
complete all buildings designed and approved prior
to the effective date of a new code edition,
provided a clear signed contract is in place. The
contract shall provide specific data mirroring that
required by an application for permit, specifically,
without limitation, date of execution, building
owner or dealer, and anticipated date of
completion. However, the construction activity
must commence within 6 months of the contract's
execution. The contract is subject to verification by
the Department of Business and Professional
Regulation.
105.3.8 Public right of way. A permit shall not be
given by the building official for the construction of
any building, or for the alteration of any building
where said building is to be changed and such
change will affect the exterior walls, bays, balconies,
or other appendages or projections fronting on any
street, alley or public lane, or for the placing on any
lot or premises of any building or structure
removed from another lot or premises, unless
the applicant has received a right of way permit
from the authority having jurisdiction over the
street, alley or public lane. Any construction
encroaching into a public right of way shall be
compliant with chapter 32 of this code.
105.4 Conditions of the permit. The issuance or
granting of a permit shall not be construed to be a
permit for, or an approval of, any violation of any of
the provisions of this code or of any other
ordinance of the jurisdiction. Permits presuming to
give authority to violate or cancel the provisions of
this code or other ordinances of the jurisdiction
shall not be valid. The issuance of a permit based on
construction documents and other data shall not
prevent the building official from requiring the
correction of errors in the construction documents
and other data. The building official is also
authorized to prevent occupancy or use of a
structure where in violation of this code or of any
other ordinance of this jurisdiction.
105.4.1 Permit intent. A permit issued shall be
construed to be a license to proceed with the work
and not as authority to violate, cancel, alter or set
aside any of the provisions of the technical codes,
nor shall issuance of a permit prevent the building
official from thereafter requiring a correction of
errors in plans, construction or violations of this
code. Every permit issued shall become invalid
unless the work authorized by such permit is
commenced within 6 months after its issuance, or if
the work authorized by such permit is suspended or
abandoned for a period of 6 months after the time
the work is commenced.
105.4.1.1 If work has commenced and the permit is
revoked, becomes null and void, or expires because
of lack of progress or abandonment, a new permit
covering the proposed construction shall be
obtained before proceeding with the work.
105.4.1.2 If a new permit is not obtained within 180
days from the date the initial permit became null
and void, the building official is authorized to
require that any work which has been commenced
or completed be removed from the building site.
Alternately, a new permit may be issued on
application, providing the work in place and
required to complete the structure meets all
applicable regulations in effect at the time the initial
permit became null and void and any regulations
which may have become effective between the date
of expiration and the date of issuance of the new
permit.
105.4.1.3 Work shall be considered to be in active
progress when the permit has received an approved
inspection within 180 days. This provision shall not
be applicable in case of civil commotion or strike or
when the building work is halted due directly to
judicial injunction, order or similar process.
105.4.1.4 The fee for renewal reissuance and
extension of a permit shall be set forth by the
administrative authority.
105.5 Expiration. Every permit issued shall become
invalid unless the work on the site authorized by
such permit is commenced within 180 days after its
issuance, or if the work authorized on the site by
such permit holder and property owner shall be
responsible to either complete all work in
accordance with the permitted plans and inspection
or remove any partially completed work in a safe
and code compliant manner. The building official is
authorized to grant, in writing, one or more
extensions of time, for periods not more than 180
days each. The extension shall be requested in
writing prior to the expiration date and justifiable
cause demonstrated as determined by the building
official. Permits issued for the demolition of a
structure shall expire 60 days from the date of
issuance. For a justifiable cause, one (1) extension of
time for a period not exceeding 30 days may be
allowed. Such request shall be in writing to the
building official.
105.5.1 Additional options for closing a permit.
Pursuant to Section 553.79(15), Florida Statutes, a
property owner, regardless of whether the property
owner is the one listed on the application for the
building permit, may close a building permit by
complying with the following requirements:
1. The property owner may retain the original
contractor listed on the permit or hire a
different contractor appropriately licensed in
this state to perform the work necessary to
satisfy the conditions of the permit and to
obtain any necessary inspection in order to
close the permit. If a contractor other than the
original contractor listed on the permit is hired
by the property owner to close the permit, such
contractor is not liable for any defects in the
work performed by the original contractor and
is only liable for the work that he or she
performs.
2. The property owner may assume the role of an
owner- builder, in accordance with Sections
489.103(7) and 489.503(6), Florida Statutes.
3. If a building permit is expired and its
requirements have been substantially
completed, as determined by the local
enforcement agency, the permit may be closed
without having to obtain a new building permit,
andthe work required to close the permit may
be done pursuant to the building code in effect
at the time the local enforcement agency
received the application for the permit, unless
the contractor has sought and received
approval from the local enforcement agency for
an alternative material, design or method of
construction.
4. A local enforcement agency may close a
building permit 6 years after the issuance of the
permit, even in the absence of a final
inspection, if the local enforcement agency
determines that no apparent safety hazard
exists.
For purposes of this section, the term "close'
means that the requirements of the permit
have been satisfied.
105.5.2 For the purposes of this subsection, a closed
permit shall mean a permit for which all
requirements for completion have been satisfied or
a permit that has been administratively closed by
the building official.
105.5.3 Closing out or resolving open or expired
permits shall be the responsibility of the permit
applicant and the property owner. Failure to close
out or resolve open permits may be reported to the
proper authority by the building official.
105.5.4 For the purposes of this subsection, an open
permit shall mean a permit that has not satisfied all
requirements for completion as defined in
105.5.1.1.
[A] 105.6 Denial or revocation. Whenever a permit
required under this section is denied or revoked
because the plan, or the construction, erection,
alteration, modification, repair, or demolition of a
building, is found by the local enforcing agency to
be not in compliance with the Florida Building Code,
the local enforcing agency shall identify the specific
plan or project features that do not comply with the
applicable codes, identify the specific code chapters
and sections upon which the finding is based, and
provide this information to the permit applicant. If
the local building code administrator or inspector
finds that the plans are not in compliance with the
Florida Building Code, the local building code
administrator or inspector shall identify the specific
plan featuresthat do not comply with the applicable
codes, identify the specific code chapters and
sections upon which the finding is based, and
provide this information to the local enforcing
agency. The local enforcing agency shall provide this
information to the permit applicant.
105.6.1 Pursuant to Section 553.79(16), Florida
Statutes, a local enforcement agency may not deny
issuance of a building permit to; issue a notice of
violation to; or fine, penalize, sanction or assess
fees against an arm's-length purchaser of a property
for value solely because a building permit applied
for by a previous owner of the property was not
closed. The local enforcement agency shall maintain
all rights and remedies against the property owner
and contractor listed on the permit.
105.6.2 Pursuant to Section 553.79(16), Florida
Statutes, a local enforcement agency may not deny
issuance of a buildingpermit to a contractor solely
because the contractor is listed on other building
Permits that were not closed. A local enforcement
agency has the authority to deny a new permit
application from an applicant for other reasons.
[A] 105.7 Placement of permit. The building permit
and approved plans shall be kept on the site
of the work until the completion of the
project or a certificate of occupancy or
certificate of completion is issued by the building
official. Work requiring a permit shall not
commence until the permit holder or his agent
posts the permit card in a conspicuous location
on the premises. The permit shall be protected
from the weather and located in such position as
to allow the building official or representative to
conveniently make the required entries thereon.
105.8 Notice of commencement. In accordance
with Section 713.135, Florida Statutes, when any
person applies for a building permit, the authority
issuing such permit shall print on the face of each
permit card in no less than 14-point, capitalized,
boldfaced type: "WARNING TO OWNER: YOUR
FAILURE TO RECORD A NOTICE OF
COMMENCEMENT MAY RESULT IN YOUR
PAYING TWICE FOR IMPROVEMENTS TO YOUR
PROPERTY. A NOTICE OF COMMENCEMENT
MUST BE RECORDED AND POSTED ON THE JOB
SITE BEFORE THE FIRST INSPECTION. IF YOU
INTEND TO OBTAIN FINANCING, CONSULT
WITH YOUR LENDER OR AN ATTORNEY BEFORE
RECORDING YOUR NOTICE OF
COMMENCEMENT."
105.9 Asbestos. The enforcing agency shall require
each building permit for the demolition or
renovation of an existing structure to contain an
asbestos notification statement which indicates the
owner's or operator's responsibility to comply with
the provisions of Section 469.003, Florida Statutes,
and to notify the Department of Environmental
Protection of his or her intentions to remove
asbestos, when applicable, in accordance with state
and federal law.
105.1 Certificate of protective treatment for
prevention of termites. A weather -resistant job -site
posting board shall be provided to receive duplicate
treatment certificates aseach required protective
treatment is completed, providing a copy for the
person the permit is issued to and another copy for
the building permit files. The treatment certificate
shall provide the product used, identity of the
applicator, time and date of the treatment, site
location, area treated, chemical used, percent
concentration and number of gallons used, to
establish a verifiable record of protective
treatment. If the soil chemical barrier method for
termite prevention is used, final exterior treatment
shall be completed prior to final building approval.
105.11 Notice of termite protection. A permanent
sign which identifies the termite treatment provider
and need for reinspection and treatment contract
renewal shall be provided. The sign shall be posted
near the water heater or electric panel.
105.12 Work starting before permit issuance. Upon
approval of the building official, the scope of work
delineated in the building permit application and
plan may be started prior to the final approval and
issuance of the permit, provided any work
completed is entirely at risk of the permit applicant
and the work does not proceed past the first
required inspection.
105.13 Phased permit approval. After submittal of
the appropriate construction documents, the
building official is authorized to issue a permit for
the construction of foundations or any other part of
a building or structure before the construction
documents for the whole building or structure have
been submitted. The holder of such permit for the
foundation or other parts of a building or structure
shall proceed at the holder's own risk with the
building operation and without assurance that a
permit for the entire structure will be granted.
Corrections may be required to meet the
requirements of the technical codes.
105.14 Permit issued on basis of an affidavit.
Whenever a permit is issued in reliance upon an
affidavit or whenever the work to be covered by a
permit involves installation under conditions which,
in the opinion of the building official, are hazardous
or complex, the building official shall require that
the architect or engineer who signed the affidavit or
prepared the drawings or computations shall
supervise such work. In addition, they shall be
responsible for conformity to the permit, provide
copies of inspection reports as inspections are
performed, and upon completion make and file with
the building official written affidavit that the work
has been done in conformity to the reviewed plans
and with the structural provisions of the technical
codes. In the event such architect or engineer is not
available, the owner shall employ in his stead a
competent person or agency whose qualifications
are reviewed by the building official. The building
official shall ensure that any person conducting
plans review is qualified as a plans examiner under
Part XII of Chapter 468, Florida Statutes, and that
any person conducting inspections is qualified as a
building inspector under Part XII of Chapter 468,
Florida Statutes.
Exception: Permit issued on basis of an affidavit
shall not extend to the flood load and flood
resistance requirements of the Florida Building
Code.
105.15 Opening protection. When any activity
requiring a building permit, not including roof
covering replacement or repair work associated
with the prevention of degradation of the
residence, that is applied for on or after July 1,
2008, and for which the estimated cost is $50,000
or more for a site built single-family detached
residential structure that is located in the wind-
borne debris region as defined in this code and that
has an insured value of $750,000 or more, or, if the
site built single-family detached residential
structure is uninsured or for which documentation
of insured value is not presented, has a just
valuation for the structure for purposes of ad
valorem taxation of $750,000 or more; opening
protections as required within this code or Florida
Building Code, Residential for new construction shall
be provided.
Exception: Where defined wind-borne debris
regions have not changed, single family
residential structures permitted subject to the
Florida Building Code are not required to comply
with this section.
105.16 Inspection of existing residential building
not impacted by construction.
(a) A local enforcing agency, and any local building
code administrator, inspector, or other official
or entity, may not require as a condition of
issuance of a one- or two-family residential
building permit the inspection of any portion of
a building, structure, or real property that is not
directly impacted by the construction, erection,
alteration, modification, repair, or demolition
of the building, structure, or real property for
which the permit is sought.
(b) This subsection does not apply to a building
permit sought for:
1. A substantial improvement as defined in s.
161.54, Florida Statutes or as defined in
the Florida Building Code.
2. A change of occupancy as defined in the
Florida Building Code.
3. A conversion from residential to
nonresidential or mixed use pursuant to s.
553.507(2)(a), Florida Statutes or as
defined in the Florida Building Code.
4. A historic building as defined in the Florida
Building Code.
(c) This subsection does not prohibit a local
enforcing agency, or any local building code
administrator, inspector, or other official or
entity, from:
1. Citing any violation inadvertently observed
in plain view during the ordinary course of
an inspection conducted in accordance
with the prohibition in paragraph (a).
2. Inspecting a physically nonadjacent portion
of a building, structure, or real property
that is directly impacted by the
construction, erection, alteration,
modification, repair, or demolition of the
building, structure, or real property for
which the permit is sought in accordance
with the prohibition in paragraph (a).
3. Inspecting any portion of a building,
structure, or real property for which the
owner or other person having control of
the building, structure, or real property has
voluntarily consented to the inspection of
that portion of the building, structure, or
real property in accordance with the
prohibition in paragraph (a).
4. Inspecting any portion of a building,
structure, or real property pursuant to an
inspection warrant issued in accordance
with ss. 933.20-933.30, Florida Statutes.
105.17 Streamlined low -voltage alarm system
installation permitting.
(1) As used in this section, the term:
(a) "Contractor" means a person who is
qualified to engage in the business of
electrical or alarm system contracting
pursuant to a certificate or registration
issued by the department under Part II of
Chapter 489, Florida Statutes.
(b) "Low -voltage alarm system project"
means a project related to the
installation, maintenance, inspection,
replacement, or service of a new or
existing alarm system, as defined in s.
489.505, Florida Statutes, that is
hardwired and operating at low voltage,
as defined in the National Electrical Code
Standard 70, Current Edition, or a new or
existing low -voltage electric fence, and
ancillary components or equipment
attached to such a system, or fence,
including, but not limited to, home -
automation equipment, thermostats,
closed-circuit television systems, access
controls, battery recharging devices, and
video cameras.
(c) "Low -voltage electric fence" means an
alarm system, as defined in s. 489.505,
that consists of a fence structure and an
energizer powered by a commercial
storage battery not exceeding 12 volts
which produces an electric charge upon
contact with the fence structure.
(d) "Wireless alarm system" means a burglar
alarm system of smoke detector that is
not hardwired.
(2) Notwithstanding any provision of this code,
this section applies to all low -voltage alarm
system projects for which a permit is required
by a local enforcement agency. However, a
permit is not required to install, maintain,
inspect, replace, or service a wireless alarm
system, including any ancillary components or
equipment attached to the system.
(3) A low -voltage electric fence must meet all of
the following requirements to be permitted as
a low -voltage alarm system project and no
further permit shall be required for the low -
voltage alarm system project other than as
provided in this section:
(a) The electric charge produced by the fence
upon contact must not exceed energizer
(4)
(5)
(6)
(7)
characteristics set forth in paragraph
22.108 and depicted in Figure 102 of
International Electrotechnical Commission
Standard No. 60335-2-76, Current Edition.
(b) A nonelectric fence or wall must
completely enclose the low -voltage
electric fence. The low- voltage electric
fence may be up to 2 feet higher than the
perimeter nonelectric fence or wall.
(c) The low -voltage electric fence must be
identified using warning signs attached to
the fence at intervals of not more than 60
feet.
(d) The low -voltage electric fence shall not be
installed in an area zoned exclusively for
single- family or multi -family residential
use.
(e) The low -voltage electric fence shall not
enclose the portions of a property which
are used for residential purposes.
This section does not apply to the installation
or replacement of a fire alarm if a plan review
is required.
A local enforcement agency shall make
uniform basic permit labels available for
purchase by a contractor to be used for the
installation or replacement of a newor existing
alarm system at a cost as indicated in s.
553.793, Florida Statutes. The local
enforcement agency may not require the
payment of anyadditional fees, charges, or
expenses associated with the installation or
replacement of a new or existing alarm.
(a) A local enforcement agency may not
require a contractor, as a condition of
purchasing a label, to submit information
other than identification information of
the licensee and proof of registration or
certification as a contractor.
(b) A label is valid for 1 year after the date of
purchase and may only be used within the
jurisdiction of the local enforcement
agency that issued the label. A contractor
may purchase labels in bulk for one or
more unspecified current or future
projects.
A contractor shall post an unused uniform
basic permit label in a conspicuous place on
the premises of the low -voltage alarm system
project site before commencing work on the
project.
A contractor is not required to notify the local
enforcement agency before commencing work
on a low -voltage alarm system project.
However, a contractor must submit a Uniform
Notice of a Low -Voltage Alarm System Project
as provided under subsection (7) to the local
enforcement agency within 14 days after
completing the project. A local enforcement
agency may take disciplinary action against a
contractor who fails to timely submit a
Uniform Notice of a Low -Voltage Alarm
System Project.
(8) The Uniform Notice of a Low -Voltage Alarm
System Project may be submitted
electronically or by facsimile if all submissions
are signed by the owner, tenant, contractor,
or authorized representative of such persons.
The Uniform Notice of a Low -Voltage Alarm
System Project shall be in the format
prescribed by the local enforcement agency
and must comply with the requirements of s.
553.793(7), Florida Statutes.
(9) A local enforcement agency may coordinate
directly with the owner or customer to inspect
a low -voltage alarm system to ensure
compliance with applicable codes and
standards. If a low -voltage alarm system
project fails an inspection, the contractor must
take corrective action as necessary to pass
inspection.
(10) A municipality, county, district, or other entity
of local government may not adopt or
maintain in effect any ordinance or rule
regarding a low -voltage alarm system project
that is inconsistent with this section.
(11) A uniform basic permit label shall not be
required for the subsequent maintenance,
inspection, or service of an alarm system that
was permitted in accordance with this section.
The provisions of this act are not intended to
impose new or additional licensure
requirements on persons licensed in
accordance with the applicable provisions of
Chapter 489, Florida Statutes.
SECTION 106
FLOOR AND ROOF DESIGN LOADS
[A] 106.1 Live loads posted. In commercial or
industrial buildings, for each floor or portion thereof
designed for live loads exceeding 50 psf (2.40
kN/mz), such design live loads shall be
conspicuously posted by the owner or the owner's
authorized agent in that part of each story in which
they apply, using durable signs. It shall be unlawful
to remove or deface such notices.
[A] 106.2 Issuance of certificate of occupancy. A
certificate of occupancy required by Section 111
shall not be issued until the floor load signs,
required by Section 106.1, have been installed
[A] 106.3 Restrictions on loading. It shall be
unlawful to place, or cause or permit to be placed,
on any floor or roof of a building, structure or
portion thereof, a load greater than is permitted by
this code.
SECTION 107
SUBMITTAL DOCUMENTS
[A] 107.1 General. Submittal documents consisting
of construction documents, statement of special
inspections, geotechnical report and other data
shall be submitted in two or more sets with each
residential permit application, and shall be
submitted in 2 hard copy sets and one signed and
sealed digital sets for all commercial permit
applications. The construction documents shall be
prepared by a registered design professional where
required by Chapter 471, Florida Statutes & 61G15
Florida Administrative Code or Chapter 481, Florida
Statutes & 61G1 Florida Administrative Code.
Where special conditions exist, the building official
is authorized to require additional construction
documents to be prepared by a registered design
professional.
Exception: The building official is authorized to
waive the submission of construction documents
and other data not required to be prepared by a
registered design professional if it is found that
the nature of the work applied for is such that
review of construction documents is not
necessary to obtain compliance with this code.
[A] 107.2 Construction documents. Construction
documents shall be in accordance with Sections
107.2.1 through 107.2.6.
107.2.1 Information on construction documents.
Construction documents shall be dimensioned and
drawn to a minimum of 1/8" per 1' scale, upon
suitable material and include the appropriate code
edition in effect. Electronic media documents are
permitted to be submitted where approved by the
building official. Construction documents shall be of
sufficient clarity to indicate the location, nature and
extent of the work proposed and show in detail that
it will conform to the provisions of this code and
relevant laws, ordinances, rules and regulations, as
determined by the building official. Such drawings
and specifications shall contain information, in the
form of notes or otherwise, as to the quality of
materials, where quality is essential to conformity
with the technical codes. Such information shall be
specific, and the technical codes shall not be cited
as a whole or in part, nor shall the term "legal" or its
equivalent be used as a substitute for specific
information. All information, drawings,
specifications and accompanying data shall bear the
name and signature of the person responsible for
the design.
107.2.1.1 For roof assemblies required by the code,
the construction documents shall illustrate,
describe, and delineate the type of roofing system,
materials, fastening requirements, flashing
requirements and wind resistance rating that are
required to be installed. Product evaluation and
installation shall indicate compliance with the wind
criteria required for the specific site or a statement
by an architect or engineer for the specific site must
be submitted with the construction documents
[A] 107.2.2 Fire protection system shop drawings.
Shop drawings for the fire protection system(s) shall
be submit- ted to indicate conformance to this code
and the construction documents and shall be
approved prior to the start of system installation.
Shop drawings shall contain all information as
required by the referenced installation standards in
Chapter 9.
[A] 107.2.3 Means of egress. The construction
documents shall show in sufficient detail the
location, construction, size and character of all
portions of the means of egress including the path
of the exit discharge to the public way in
compliance with the provisions of this code. In
other than occupancies in Groups R-2, R-3, and 1-1,
the construction documents shall designate the
number of occupants to be accommodated on every
floor, and in all rooms and spaces.
[A] 107.2.4 Exterior wall envelope. Construction
documents for all buildings shall describe the
exterior wall envelope in sufficient detail to
determine compliance with this code. The
construction documents shall provide details of the
exterior wall envelope as required, including
flashing, intersections with dissimilar materials,
corners, end details, control joints, intersections at
roof, eaves or parapets, means of drainage, water -
resistive membrane and details around openings.
The construction documents shall include
manufacturer's installation instructions that provide
supporting documentation that the proposed
penetration and opening details described in the
construction documents maintain the weather
resistance of the exterior wall envelope. The
supporting documentation shall fully describe the
exterior wall system that was tested, where
applicable, as well as the test procedure used.
107.2.5 Exterior balcony and elevated walking
surfaces. Where balcony or other elevated walking
surfaces are exposed to water from direct or
blowing rain, snow or irrigation, and the structural
framing is protected by an impervious moisture
barrier, the construction documents shall include
details for all elements of the impervious moisture
barrier system. The construction documents shall
include manufacturer's installation instructions.
[A] 107.2.6 Site plan. The construction documents
submitted with the application for permit shall be
accompanied by a site plan showing to scale the size
and location of new construction and existing
structures on the site, distances from lot lines, the
established street grades and the proposed finished
grades and, as applicable, flood hazard areas,
floodways, and design flood elevations; and it shall
be drawn in accordance with an accurate boundary
line survey. In the case of demolition, the site plan
shall show construction to be demolished and the
location and size of existing structures and
construction that are to remain on the site or plot.
The building official is authorized to waive or modify
the requirement for a site plan where the
application for permit is for alteration or repair or
where other- wise warranted.
[A] 107.2.6.1 Design flood elevations. Where
design flood elevations are not specified, they shall
be established in accordance with Section 1612.3.1.
107.2.6.2 For the purpose of inspection and record
retention, site plans for a building may be
maintained in the form of an electronic copy at the
worksite. These plans must be open to inspection
by the building official or a duly authorized
representative, as required by the Florida Building
Code.
[A] 107.2.7 Structural information. The
construction documents shall provide the
information specified in Section 1603.
[A] 107.3 Examination of documents. The building
official shall examine or cause to be examined the
accompanying submittal documents and shall
ascertain by such examinations whether the
construction indicated and described is in
accordance with the requirements of this code and
other pertinent laws or ordinances.
Exceptions:
1. Building plans approved pursuant to Section
553.77(5), Florida Statutes, and state -
approved manufactured buildings are exempt
from local codes enforcing agency plan reviews
except for provisions of the code relating to
erection, assembly or construction at the site.
Erection, assembly (including utility crossover
connections) and construction at the site are
subject to local permitting and inspections.
Photocopies of plans approved according to
Rule 61-41.009, Florida Administrative Code,
shall be sufficient for local permit application
documents of record for the modular building
portion of the permitted project.
2. Industrial construction on sites where design,
construction and fire safety are supervised by
appropriately licensed design and inspection
professionals and which contain adequate in-
house fire departments and rescue squads is
exempt, subject to approval by the building
official, from review of plans and inspections,
providing the appropriate licensed design and
inspection professionals certify that applicable
codes and standards have been met and
supply appropriate approved drawings to local
building and fire -safety inspectors.
[A] 107.3.1 Approval of construction documents.
When the building official issues a permit, the
construction documents shall be approved, in
writing or by stamp, as "Reviewed for Code
Compliance." One set of construction documents so
reviewed shall be retained by the building official.
The other set shall be returned to the applicant,
shall be kept at the site of work and shall be open to
inspection by the building official or a duly
authorized representative.
[A] 107.3.2 Previous approvals. This code shall not
require changes in the construction documents,
construction or designated occupancy of a structure
for which a lawful permit has been heretofore
issued or otherwise law- fully authorized, and the
construction of which has been pursued in good
faith within 180 days after the effective date of this
code and has not been abandoned.
[A] 107.3.3 Phased approval. The building official is
authorized to issue a permit for the construction of
foundations or any other part of a building or
structure before the construction documents for the
whole building or structure have been submitted,
provided that adequate information and detailed
statements have been filed complying with
pertinent requirements of this code. The holder of
such permit for the foundation or other parts of a
building or structure shall proceed at the holder's
own risk with the building operation and without
assurance that a permit for the entire structure will
be granted.
[A] 107.3.4 Design professional in responsible
charge. Where it is required that documents be
prepared by a registered design professional, the
building official shall be authorized to require the
owner or the owner's authorized agent to engage
and designate on the building permit application a
registered design professional who shall act as the
registered design professional in responsible charge
If the circumstances require, the owner or the
owner's authorized agent shall designate a
substitute registered design professional in
responsible charge who shall perform the duties
required of the original registered design
professional in responsible charge. The building
official shall be notified in writing by the owner or
owner's authorized agent if the registered design
professional in responsible charge is changed or is
unable to continue to perform the duties.
The registered design professional in responsible
charge shall be responsible for reviewing and
coordinating submittal documents prepared by
others, including phased and deferred submittal
items, for compatibility with the design of the
building.
107.3.4.1 Deferred submittals. For the purposes of
this section, deferred submittals are defined as
those portions of the design that are not submitted
at the time of the application and that are to be
submitted to the building official.
Deferral of any submittal items shall have the prior
approval of the building official. The registered
design professional in responsible charge shall list
the deferred submittals on the construction
documents for review by the building official.
Documents for deferred submittal items shall be
submitted to the registered design professional in
responsible charge who shall review them and
forward them to the building official with a notation
indicating that the deferred submittal documents
have been reviewed and found to be in general
conformance to the design of the building. The
deferred submittal items shall not be installed until
the deferred submittal documents have been
approved by the building official.
107.3.4.2 Certifications by contractors authorized
under the provisions of Section 489.115(4)(b),
Florida Statutes, shall be considered equivalent to
sealed plans and specifications by a person licensed
under Chapter 471, Florida Statutes, or Chapter
481, Florida Statutes, by local enforcement agencies
for plans review for permitting purposes relating to
compliance with the wind- resistance provisions of
the code or alternate methodologies approved by
the Florida Building Commission for one- and two-
family dwellings. Local enforcement agencies may
rely upon such certification by contractors that the
plans and specifications submitted conform to the
requirements of the code for wind resistance. Upon
good cause shown, local government code
enforcement agencies may accept or reject plans
sealed by persons licensed under Chapters 471, 481
or 489, Florida Statutes.
107.3.5 Minimum plan review criteria for
buildings. The examination of the documents by the
building official shall include the following minimum
criteria and documents: a floor plan; site plan;
foundation plan; floor/roof framing plan or truss
layout; all fenestration and building envelope
penetrations; flashing; and rough opening
dimensions; and all exterior elevations:
Commercial Buildings:
Building:
1. Site requirements:
Parking Fire access
Vehicle loading
Driving/turning radius
Fire hydrant/water supply/post indicator valve
(PIV)
Current (60 month or newer) survey showing
set back/separation (assumed property lines)
Location of specific tanks, water lines and
sewer lines
Flood hazard areas, flood zones, and design
flood elevations
2. Occupancy group and special occupancy
requirements shall be determined (with cross
check with the energy code submittal).
3. Minimum type of construction shall be
determined (see Table 503).
4. Fire-resistant construction requirements shall
include the following components:
Fire-resistant separations
Fire-resistant protection for type of construction
Protection of openings and penetrations of
rated walls
rel
8.
Fireblocking and draftstopping and calculated
fire resistance
Fire suppression systems shall include:
Early warning smoke evacuation systems
Schematic fire sprinklers
Standpipes
Pre-engineered systems
Riser diagram.
Life safety systems shall be determined and
shall include the following requirements:
Occupant load and egress capacities
Early warning
Smoke control
Stair pressurization
Systems schematic
Occupancy load/egress requirements shall
include:
Occupancy load
Gross
Net
Means of egress
Exit access
Exit
Exit discharge
Stairs construction/geometry and protection
Doors
Emergency lighting and exit signs
Specific occupancy requirements
Construction requirements
Horizontal exits/exit passageways
Structural requirements shall include:
Soil conditions/analysis
Termite protection
Design loads
Wind requirements
Building envelope
Impact resistant coverings or systems
Structural calculations (if required)
Foundation
Flood requirements in accordance with
Section 1612, including lowest floor
elevations, enclosures, flood damage -
resistant materials
Wall systems Floor systems
Roof systems
Threshold inspection plan
Stair systems
Materials shall be reviewed and shall at a
minimum include the following:
Wood
Steel
Aluminum
Concrete
Plastic
Glass
Masonry
Gypsum board and plaster Insulating
(mechanical)
Roofing
Insulation
Building envelope portions of the Energy Code
(including calculation and mandatory
requirements)
10. Accessibility requirements shall include the
following:
Site requirements
Accessible route
Vertical accessibility
Toilet and bathing facilities
Drinking fountains
Equipment
Special occupancy requirements
Fair housing requirements
11. Interior requirements shall include the
following:
Interior finishes (flame spread/smoke
development)
Light and ventilation (including corresponding
portion of the energy code)
Sanitation
12. Special systems:
Elevators
Escalators
Lifts
13. Swimming pools:
Commercial swimming pool submittals shall be in
accordance with the City of Longwood Commercial
Pool Permit Application Guidelines, which guidelines
are incorporated by reference as if fully set forth
herein, and the following:
Barrier requirements
Spas
Wading pools
14. Location and installation details. The specific
location and installation details of each fire
door, fire damper, ceiling damper and smoke
damper shall be shown and properly identified
on the building plans by the designer.
Electrical:
1. Electrical:
Wiring
Services
Feeders and branch circuits
Overcurrent protection
Grounding
Wiring methods and materials
GFCIs
Electrical portions of the Energy Code (including
calculation and mandatory requirements)
2. Equipment
3. Special occupancies
4. Emergency systems
5. Communication systems
6. Low voltage
7. Load calculations
8. Design flood elevation
Plumbing:
1. Minimum plumbing facilities
2. Fixture requirements
3. Water supply piping
4. Sanitary drainage
5. Water heaters
6. Vents
7. Roof drainage
8. Back flow prevention
9. Irrigation
10. Location of water supply line
11. Grease traps
12. Environmental requirements
13. Plumbing riser
14. Design flood elevation
15. Water/plumbing portions of the Energy Code
(including calculation and mandatory
requirements)
Mechanical:
1. Mechanical portions of the Energy calculations
2. Exhaust systems: Clothes dryer exhaust
Kitchen equipment exhaust
Specialty exhaust systems
3. Equipment
4. Equipment location
5. Make-up air
6. Roof -mounted equipment
7. Duct systems
8. Ventilation
9. Combustion air
10. Chimneys, fireplaces and vents
11. Appliances
12. Boilers
13. Refrigeration
14. Bathroom ventilation
15. Laboratory
16. Design flood elevation
Gas:
1. Gas piping
2. Venting
3. Combustion air
4. Chimneys and vents
5. Appliances and BTU rating
6. Type of gas
7. Fireplaces
8. LP tank location
9. Riser diagram/shutoffs
10. Design flood elevation
11. Gas portions of the Energy Code (including
calculation and mandatory requirements)
Demolition:
1. Asbestos removal
Residential (one- and two-family):
Residential building submittals shall be in
accordance with the City of Longwood Residential
Permit Application Guidelines, which guidelines are
incorporated by reference as if fully set forth
herein, and the following:
1. Site requirements:
Set back/separation (assumed property lines)
Location of septic tanks
2. Fire-resistant construction (if required)
3. Fire
4. Smoke detector locations
5. Egress:
Egress window size and location stairs
construction requirements
6. Structural requirements shall include:
Wall section from foundation through roof,
including assembly and materials connector
tables wind requirements structural
calculations (if required)
Termite protection
Design loads
Wind requirements
Building envelope
Foundation
Wall systems
Floor systems
Roof systems
Soffit systems
Flood hazard areas, flood zones, design flood
elevations, lowest floor elevations, enclosures,
equipment, and flood damage- resistant
materials
7. Accessibility requirements:
Show/identify
Accessible bath
8. Impact resistant coverings or systems
9. Residential Energy Code submittal (including
calculation and mandatory requirements)
Manufactured buildings/ housing -
1. Site Requirements
Setback/ separation (assumed property
lines)
2. Structural
Wind Zone
Anchoring
Blocking
Plumbing
List potable water source and meter size (if
applicable)
Mechanical
Exhaust systems
Clothes dryer exhaust
Kitchen Equipment exhaust
Electrical exterior disconnection location
Exemptions: Plans examination by the building
official shall not be required for the following
work:
1. Replacing existing equipment such as
mechanical units, water heaters, etc.
2. Minor electrical, plumbing and mechanical
repairs
3. Annual maintenance permits
4. Prototype plans:
Except for local site adaptions, siding,
foundations and/or modifications.
Except for structures that require waiver.
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[A] 107.4 Amended construction documents. Work
shall be installed in accordance with the approved
construction documents, and any changes made
during construction that are not in compliance with
the approved construction documents shall be
formally resubmitted for approval as an amended
set of construction documents. When acceptable by
the building official amendments in written letter
form shall be acceptable as an amendment to plans,
sections, elevations and details within the
construction documents.
[A] 107.5 Retention of construction documents.
One set of approved construction documents shall
be retained by the building official for a period of
not less than 180 days from date of completion of
the permitted work, or as required by state or local
laws.
107.6 Affidavits. The building official may accept a
sworn affidavit from a registered architect or
engineer stating that the plans submitted conform
to the technical codes. For buildings and structures,
the affidavit shall state that the plans conform to the
laws as to egress, type of construction and general
arrangement and, if accompanied by drawings,
show the structural design and that the plans and
design conform tothe requirements of the technical
codes as to strength, stresses, strains, loads and
stability. The building official may without any
examination or inspection accept such affidavit,
provided the architect or engineer who made such
affidavit agrees to submit to the building official
copies of inspection reports as inspections are
performed and upon completion of the structure,
electrical, gas, mechanical or plumbing systems a
certification that the structure, electrical, gas,
mechanical or plumbing system has been erected in
accordance with the requirements of the technical
codes. Where the building official relies upon such
affidavit, the architect or engineer shall assume full
responsibility for compliance with all provisions of
the technical codes and other pertinent laws or
ordinances. The building official shall ensure that
any person conducting plans review is qualified as a
plans examiner under Part XII of Chapter 468,
Florida Statutes, and that any person con- ducting
inspections is qualified as a building inspector under
Part XII of Chapter 468, Florida Statutes.
107.6.1 Building permits issued on the basis of an
affidavit. Pursuant to the requirements of federal
regulation for participation in the National Flood
Insurance Program (44 C.F.R. Parts 59 and 60), the
authority granted to the building official to issue
permits, to rely on inspections, and to accept plans
and construction documents on the basis of
affidavits and plans submitted pursuant to Sections
105.14 and 107.6, shall not extend to the flood load
and flood -resistance construction requirements of
the Florida Building Code.
SECTION 108
TEMPORARY STRUCTURES AND USES
[A] 108.1 General. The building official is authorized
to issue a permit for temporary structures and
temporary uses. Such permits shall be limited as to
time of service, but shall not be permitted for more
than 180 days. The building official is authorized to
grant extensions for demonstrated cause.
[A] 108.2 Conformance. Temporary structures and
uses shall comply with the requirements in Section
3103.
[A] 108.3 Temporary power. The building official is
authorized to give permission to temporarily supply
and use power in part of an electric installation
before such installation has been fully completed
and the final certificate of completion has been
issued. The part covered by the temporary
certificate shall comply with the requirements
specified for temporary lighting, heat or power in
N FPA 70.
[A] 108.4 Termination of approval. The building
official is authorized to terminate such permit for a
temporary structure or use and to order the
temporary structure or use to be discontinued.
SECTION 109
FEES
[A] 109.1 Payment of fees. A permit shall not be
issued until the fees prescribed by law, local
ordinance or as authorized under section 553.80,
Florida Statute, have been paid, nor shall an
amendment to a permit be released until the
additional fee, if any, due to revision or an increase
in the estimated cost of the building, structure,
electrical, plumbing, mechanical, or gas system has
been paid.
[A] 109.2 Schedule of permit fees. On buildings,
structures, electrical, gas, mechanical, and plumbing
systems or alterations requiring a permit, a fee for
each permit shall be paid as required, in accordance
with the schedule as established by the resolution of
the city commission.
109.2.1 Types of Fees Enumerated. Fees may be
charged for but not limited to the following:
• Permits
• Plans examination
• Plan resubmittal/ revision
• Plan re -stamp
• Re -inspections
• After Hours inspections
• Duplicate permit card
• State imposed fees
• Contractor transfer
• Archive document retrieval
• Document copies
• Certificate of competency (including fees
for applications, examinations, renewal,
and reciprocity)
• Administrative fees (including fees for
investigative and legal cost incurred in the
context of certain disciplinary cases heard
by the board)
• Variance requests
• Administrative appeals
• Violations
• Other fees as established by local
resolution or ordinance
[A] 109.3 Building permit valuations. The applicant
for a permit shall provide an estimated permit value
at time of application. Permit valuations shall
include total value of work, including materials and
labor, for which the permit is being issued, such as
electrical, gas, mechanical, plumbing equipment
and permanent systems. The valuation of new
building construction and additions, for the purpose
of determining permit fees and plan review fees
shall be established by following the most recently
published International Code Council building
valuation data table based on square footage under
roof, published semi-annually in the International
Code Council Building Safety Journal. If, in the
opinion of the building official, the valuation is
underestimated on theapplication, the permit shall
be denied, unless the applicant can show detailed
estimates to meet the approval of the building
official. Final building permit valuation shall be set
by the building official.
[A] 109.4 Work commencing before permit
issuance. Any person who commences any work on
a building, structure, electrical, gas, mechanical or
plumbing system before obtaining the necessary
permits or without prior approval from the building
official as permitted in Section 105.2.2 or 105.12
shall be subject to a fee penalty of double the
permit fee assessed of the usual permit fee that
shall be in addition to the required permit fees or as
provided by local ordinance. This provision shall not
apply to emergency work when delay would clearly
have placed life or property in imminent danger.
But in all such cases the required permit(s) must be
applied for within three (3) business days and any
unreasonable delay in obtaining those permit(s)
shall result in the charge of a double fee. The
payment of a double fee shall not preclude or be
deemed a substitute for prosecution for
commencing work without first obtaining a permit.
The building official may grant extensions of time or
waive fees when justifiable cause has been
demonstrated in writing.
[A] 109.5 Related fees. The payment of the fee for
the construction, alteration, removal or demolition
for work done in connection to or concurrently with
the work authorized by a building permit shall not
relieve the applicant or holder of the permit from
the payment of other fees that are prescribed by
law.
[A] 109.6 Refunds. Refund procedures shall be as
established by local resolution.
SECTION 110
INSPECTIONS
[A] 110.1 General. Construction or work for which a
permit is required shall be subject to inspection by
the building official and such construction or work
shall remain exposed and provided with access for
inspection purposes until approved. Approval as a
result of an inspection shall not be construed to be
an approval of a violation of the provisions of this
code or of other ordinances of the jurisdiction.
Inspections presuming to give authority to violate or
cancel the provisions of this code or of other
ordinances of the jurisdiction shall not be valid. It
shall be the duty of the owner or the owner's
authorized agent to cause the work to remain
exposed and provided with access for inspection
purposes. The building official shall be permitted to
require a boundary line survey prepared by a
Florida licensed professional surveyor and mapper
whenever the boundary lines cannot be readily!"
determined in the field., Neither the building official
nor the jurisdiction shall be liable for expense
entailed in the removal or replacement of any
material required to allow inspection.
110.1.1 Manufacturers and fabricators. When
deemed necessary by the building official, he/she
shall make, or cause to be made, an inspection of
materials or assemblies at the point of manufacture
or fabrication. A record shall be made of every such
examination and inspection and of all violations of
the technical codes.
110.1.2 Inspection service. The building official
may make, or cause to be made, the inspections
required by Section 110. He or she may accept
reports of department inspectors, independent
inspectors or of recognized inspection services,
provided that after investigation he/she is satisfied
as to their licensure, qualifications and reliability. A
certificate required by any provision of this code
shall not be based on such reports unless the same
are recorded by the building code inspector or the
architect or engineer performing building code
inspections in a manner specified by the building
official. The building official shall ensure that all
persons making such inspections shall be certified in
accordance to Chapter 468 Florida Statues.
[A] 110.2 Preliminary inspection. Before issuing a
permit, the building official is authorized to examine
or cause to be examined buildings, structures and
sites for which an application has been filed.
[A] 110.3 Required inspections. The building official
upon notification from the permit holder or his or
her agent shall make the following inspections, or
any other such inspection as deemed necessary and
shall either release that portion of the construction
or shall notify the permit holder or his or her agent
of any violations which must be corrected in order
to comply with the technical codes. The building
official shall determine the timing and sequencing
of when inspections occur and what elements are
inspected at each inspection.
Building
1. Foundation inspection. To be made after
trenches are excavated, any required
reinforcing steel is in place, forms erected.
Footing and foundation inspections shall be
made after excavations for footings are
complete and any required reinforcing steel is
in place. For concrete foundations, any
required forms shall be in place prior to
inspection. Materials for the foundation shall
be on the job, except where concrete is ready
mixed in accordance with ASTM C 94, the
concrete need not be on the job, and shall at a
minimum include the following building
components:
• Stem -wall
• Monolithic slab -on -grade
• Piling/pile caps
• Footers/grade beams
1.1. Slab Inspection: Concrete slab and
under -floor inspections shall be made
after in -slab or under -floor reinforcing
steel and building service equipment,
conduit, piping accessories and other
ancillary equipment items are in place,
but before any concrete is placed or
floor sheathing installed, including the
subfloor.
1.2. A foundation/form board survey
prepared and certified by a Florida
licensed professional surveyor and
mapper may be required, prior to
approval of the slab inspection. The
survey shall certify placement of the
building on the site, illustrate all
surrounding setback dimensions and
shall be available at the job site for
review by the building inspector
1.3. In flood hazard areas, upon placement of
the lowest floor, including basement,
and prior to further vertical construction,
the elevation certification required in
section 1612.5 shall be submitted to the
authority having jurisdiction for
approval.
1.4. Lintel Inspection: Shall be made after
erecting or altering concrete masonry
walls and installing reinforcing steel,
prior to the grouting of cells, lintels
and/or tie beams.
Framing inspection. To be made after the roof,
all framing, fireblocking and bracing is in place,
all concealing wiring, all pipes, chimneys, ducts
and vents are complete and the rough
electrical, plumbing, heating wires, pipes and
ducts are approved and shall at a minimum
include the following building components:
• Window/door framing
• Window U-factor/SHGC (as indicated on
approved energy calculations)
• Vertical cells/columns
• Lintel/tie beams
• Framing/trusses/bracing/connectors
(including truss layout and engineered
drawings)
• Draftstopping/fireblocking
• Curtain wall framing
• Accessibility
• Verify rough opening dimensions are
within tolerances.
• Window/door buck attachment
2.1 Insulation Inspection: To be made after
the framing inspection is approved and
the insulation is in place, according to
approved energy calculation submittal.
Includes wall and ceiling insulation.
2.2 Lath and gypsum board inspection for
fire -resistance rated or shear assemblies.
Lath and gypsum board inspections shall
be made after lathing and gypsum board,
interior and exterior, is in place, but
before any plastering is applied or
gypsum board joints and fasteners are
taped and finished.
2.3 Insulation/Energy Inspection: Shall be
made after the framing inspection is
approved, the building is weather tight
and the insulation is in place.
2.4 Metal Base Lath Inspection: Shall be
made after exterior lathing is in place,
but before any plastering is applied in
preparation for the addition of a cement -
based plaster material and shall be
installed in accordance with ASTM C 926
and ASTM C 1063.
2.5 Fire Rated Assembly Fastening Inspection;
Shall be made after fire rated board is
fastened in place, but before any
plastering is applied or fire rated board
joints and fasteners are taped and
finished or otherwise covered.
3. Sheathing inspection. To be made either as part
of a dry -in inspection or done separately at the
request of the contractor after all roof and wall
sheathing and fasteners are complete and shall
at a minimum include the following building
components:
• Roof sheathing
• Wall sheathing
• Continuous air barrier
• Exterior siding/cladding
• Sheathing fasteners
• Roof/wall dry -in
NOTE: Sheathing fasteners installed and
found to be missing the structural
member (shiners) shall be removed and
properly reinstalled prior to installation
of the dry -in material.
4. Exterior wall coverings. Shall at a minimum
include the following building components in
progress inspections:
• Exterior wall coverings and veneers
• Soffit coverings
5. Roofing inspection. Shall at a minimum be
made in at least two inspections and include
the following building components:
• Dry -in
• Insulation
• Roof coverings (including In Progress as
necessary)
• Insulation on roof deck (according to
submitted energy calculation)
• Flashing
5.1 Re -roof sheathing inspection. An
affidavit with a notarized signature of
a state or locally licensed roofing
contractor for the installation of
additional sheathing fasteners as
required by the Existing Building Code
may be accepted at the discretion of
the building official.
6. Final inspection. To be made after the building
is completed and ready for occupancy.
6.1. In flood hazard areas, as part of the final
inspection, a final certification of the
lowest floor elevation required in Section
1612.5 shall be submitted to the authority
having jurisdiction.
Swimming pool inspection. First inspection to
be made after excavation and installation of
reinforcing steel, bonding and main drain and
prior to placing of concrete.
7.1. Pool steel inspection:
Shall be made after excavation, installation of
forms and reinforcing steel, and prior to placing
of concrete shell.
7.2. Plumbing: rough inspection:
To be made prior to placing concrete shell.
All piping to be inspected shall be under a
minimum pressure of 35psi for fifteen minutes.
Piping shall be sufficiently exposed to verify code
compliance. All fittings shall be exposed.
7.3. Electric rough inspection.
Shell bonding shall be approved prior to placing
the concrete shell. Verify bonding requirements
and clamps for code compliance. Clamps shall
not require silicone or other covering.
7.4. Electric under slab rough inspection:
Shall be approved prior to installation of the pool_
deck. Verify equipotential bond and all applicable
connections requiring bonding. Verify minimum
burial depth of conductors to pool equipment.
7.5. Plumbing 2"d rough inspection:
Piping shall be complete and run to equipment
location. Piping shall be sufficiently exposed to
verify code compliance; all fittings shall be exposed
Piping shall be under a minimum pressure of 35psi
for fifteen minutes.
7.6. Pool deck inspection:
All previous required inspections shall be approved
prior to the pool deck inspection. Inspector shall
verify compaction of soil; verify termite treatment
within one foot of structure; and verify structural
components (if applicable). Deck area shall be
completely prepared for application of final deck
material. The contractor shall verify compaction of
soil prior to scheduling inspection. If a correction
notice is issued by the building official for the
compaction of soil, an engineer registered under
Chapter 471, Florida Statutes, shall certify
compaction density.
7.7. Child Safety Act inspection:
Shall comply with the requirements relating to pool
safety features as described in Section 424.2.17,
Florida Statutes. Verify safety glazing within 60" of
pool water's edge. Inspection approval is required
prior to filling pool with water.
7.8. Final electric inspection:
Verify all bonding and wiring is in accordance with
this code. Verify bonding of all metal within 60" of
pools edge and all equipment is properly bonded.
1. Inspection approval is required prior to filling
pool with water.
Final inspection to be made when the swimming
pool is complete and all required enclosure
requirements are in place.
In order to pass final inspection and receive
a certificate of completion, a residential swimming
pool must meet the requirements relating to pool
safety features as described in Section 454.2.17.of
this code and the following:
All required inspections shall be approved. All
permits issued in relation to the installation of the
pool shall have received a final approved inspection
(i.e., solar, gas, etc.).
Pool shall be fully operational; final grading to be
completed; and final grade to be mulched, seeded or
sodded to restore original vegetation or plan
specifications.
All construction materials and debris shall be
removed from jobsite prior to final inspection.
Any damaged right-of-way shall be repaired.
8.Demolition inspections. First inspection to be
made after all utility connections have been dis-
connected and secured in such manner that no
unsafe or unsanitary conditions shall exist during or
after demolition operations.
Final inspection to be made after all demolition
work is completed.
9.Manufactured building inspections. The building
department shall inspect construction of
foundations; connecting buildings to foundations;
installation of parts identified on plans as site
installed items, joining the modules, including utility
cross- avers; utility connections from the building to
utility lines on site; and any other work done on site
which requires compliance with the Florida Building
Code. Additional inspections may be required for
public educational facilities (see Section 453.27.20
of this code).
10.Where impact -resistant coverings or impact -
resistant systems are installed, the building official
shall schedule adequate inspections of impact -
resistant coverings or impact -resistant systems to
determine the following:
The system indicated on the plans was
installed.
The system is installed in accordance with the
manufacturer's installation instructions and the
product approval.
Electrical
1. Underground inspection. To be made after
trenches or ditches are excavated, conduit or
cable installed, and before any backfill is put in
place.
2. Rough -in inspection. To be made after the roof,
framing, fireblocking and bracing is in place and
prior to the installation of wall or ceiling
membranes.
3. Final inspection. To be made after the building
is complete, all required electrical fixtures are
in place and properly connected or protected,
and the structure is ready for occupancy.
4. Existing Swimming Pools. To be made after all
repairs or alterations are complete, all required
electrical equipment, GFCI protection, and
equipotential bonding are in place on said
alterations or repairs.
Plumbing
1. Underground inspection. To be made after
trenches or ditches are excavated, piping
installed, and before any backfill is put in place.
2. Rough -in inspection. To be made after the roof,
framing, fireblocking and bracing is in place and
all soil, waste and vent piping is complete, and
prior to this installation of wall or ceiling
membranes.
Includes plumbing provisions of the energy
code and approved energy calculation
provisions.
3. Final inspection. To be made after the building
is complete, all plumbing fixtures are in place
and properly connected, and the structure is
ready for occupancy.
Note: See Section 312 of the Florida Building
Code, Plumbing for required tests.
Mechanical
1. Underground inspection. To be made after
trenches or ditches are excavated,
underground duct and fuel piping installed, and
before any backfill is put in place.
2. Rough -in inspection. To be made after the roof,
framing, fireblocking and bracing are in place
and all ducting, and other concealed
components are complete, and prior to the
installation of wall or ceiling membranes.
Includes mechanical provisions of the energy
code and approved energy calculation
provisions.
3. Final inspection. To be made after the building
is complete, the mechanical system is in place
and properly connected, and the structure is
ready for occupancy.
Gas
I. Rough piping inspection. To be made after all
new piping authorized by the permit has been
installed, and before any such piping has been
covered or concealed or any fixtures or gas
appliances have been connected.
Includes gas provisions of the energy code and
approved energy calculation provisions.
2. Final piping inspection. To be made after all
piping authorized by the permit has been
installed and after all portions which are to be
concealed by plastering or otherwise have been
so concealed, and before any fixtures or gas
appliances have been connected. This
inspection shall include a pressure test.
3. Final inspection. To be made on all new gas
work authorized by the permit and such
portions of existing systems as may be affected
by new work or any changes, to ensure
compliance with all the requirements of this
code and to assure that the installation and
construction of the gas system is in accordance
with reviewed plans. This inspection shall
require a manometer test.
Site Debris
1. The contractor and/or owner of any active or
inactive construction project shall be
responsible for the clean-up and removal of all
construction debris or any other miscellaneous
discarded articles during the course of the
construction project and prior to receiving final
inspection approval. Construction job sites
must be kept clean and in a safe condition at all
times.
2. All debris shall be kept in such a manner as to
prevent it from being spread by any means.
3. All construction dumpsters, and temporary
sanitary facilities will be removed from site
prior to final inspection approval
[A] 110.3.1 Footing and foundation inspection.
Footing and foundation inspections shall be made
after excavations for footings are complete and any
required reinforcing steel is in place. For concrete
foundations, any required forms shall be in place
prior to inspection. Materials for the foundation
shall be on the job, except where concrete is ready
mixed in accordance with ASTM C 94, the concrete
need not be on the job.
[Al 110.3.1.1 Stem Wall Systems. Stem wall system
inspections shall be made after all reinforcing steel
has been installed, and wall system has been
installed to a height compliant with approved plan
set. A formboard survey, verifying height of wall
system is compliant with the approved plot plan,
site plan and/ or approved plans
[A] 110.3.2 Concrete slab and under -floor
inspection. Concrete slab and under -floor
inspections shall be made after in -slab or under-
floor reinforcing steel and building service
equipment, conduit, piping accessories and other
ancillary equipment items are in place, but before
any concrete is placed or floor sheathing installed,
including the subfloor. A formboard survey,
verifying height of the finished floor is compliant
with the approved plot plan, site plan and/ or
approved plans
[A] 110.3.3 Lowest floor elevation. In flood hazard
areas, upon placement of the lowest floor, including
the basement, and prior to further vertical
construction, the elevation certification required in
Section 1612.4 and Section R322 of the Florida
Building Code, Residential, shall be submitted to the
building official.
[A] 110.3.4 Frame inspection. Framing inspections
shall be made after the roof deck or sheathing, all
framing, fireblocking and bracing are in place and
pipes, chimneys and vents to be concealed are
complete and the rough electrical, plumbing,
heating wires, pipes and ducts are approved. This
inspection shall include all associated required
framing for the applicable soffit system installations
as outlined in section R704 of the Florida Building
Code, Residential.
[A] 110.3.5 Lath, gypsum board and gypsum panel
product inspection. Lath, gypsum board and
gypsum panel product inspections shall be made
after lathing, gypsum board and gypsum panel
products, interior and exterior, are in place, but
before any plastering is applied or gypsum board
and gypsum panel product joints and fasteners are
taped and finished.
..du ets that a at part of fire . ist-.nce
Fated assembly BF shear assembly.
110.3.6 Weather -exposed balcony and walking
surface waterproofing. Where balcony or other
elevated walking surfaces are exposed to water
from direct or blowing rain, snow or irrigation, and
the structural framing is protected by an impervious
moisture barrier, all elements of the impervious -
moisture -barrier system shall not beconcealed until
inspected and approved.
[A] 110.3.7 Fire and smoke -resistant penetrations.
Protection of joints and penetrations in fire-
resistance- rated assemblies, smoke barriers and
smoke partitions shall not be concealed from view
until inspected and approved.
[A] 110.3.8 Energy efficiency inspections.
Inspections shall be made to determine compliance
with FBC, Energy Conservation and confirm with the
approved energy code submittal (by appropriate
trade) and corresponding mandatory requirements
and shall include, but not be limited to, inspections
for: corresponding envelope insulation R- and U-
values, fenestration U-value, and Solar Heat Gain
Coefficient, duct system R-value, and HVAC,
lighting, electrical and water -heating equipment
efficiency.
[A] 110.3.9 Other inspections. In addition to the
inspections specified in Sections 110.3 through
110.3.8, the building official is authorized to make
or require other inspections of any construction
work to ascertain compliance with the provisions of
this code and other laws that are enforced by the
department of building safety.
Structural Steel: Structural steel frame work of any
part of any building or structure shall not be
covered or concealed without first obtaining a
release from the building official. A signed, sealed
engineering report produced by a Florida registered
engineer with a positive conclusion is required to be
submitted to the building official at the time of
inspection for any structural steel that involves
welding or bolting
[A] 110.3.10 Special inspections. Special inspections
and test shall be performed in accordance with the
applicable sections of this code as necessary to
ensure compliance.
110.3.11 Final inspection. The final inspection shall
be made after all work required by the building
permit is completed.
110.3.11.1 Flood hazard documentation.
If located in a flood hazard area, documentation of
the elevation of the lowest floor as required in
Section 1612.5 and Section R322 of the Florida
Building Code, Residential, shall be submitted to the
building official prior to the final inspection.
110.3.11.2 Commercial Energy Code
documentation. If required by energy code path
submittal, confirmation that commissioning result
requirements have been received by building
owner.
110.3.11.3 Residential Energy Code
documentation. If required by energy code path
submittal (11405), confirmation that the duct test
requirements have been completed, and a blower
door test has been completed shall be received by
building official.
110.3.12 Termites. Building components and
building surroundings required to be protected
from termite dam- age in accordance with Section
1503.7, Section 2304.12.9 or Section 2304.12.4,
specifically required to be inspected for termites in
accordance with Section 2114, or required to have
chemical soil treatment in accordance with Section
1816 shall not be covered or concealed until the
release from the building official has been received.
110.3.13 Impact -resistant coverings or systems.
Where impact -resistant coverings or systems are
installed to meet requirements of this code, the
building official shall schedule adequate inspections
of impact -resistant coverings or systems to
determine the following:
1. The system indicated on the plans was
installed.
2. The system is installed in accordance with the
manufacturer's installation instructions and the
product approval.
[A] 110.4 Inspection agencies. The building official
is authorized to accept reports of approved
inspection agencies, in accordance with section
110.1.2, provided such agencies satisfy the
requirements as to qualifications and reliability.
[A] 110.5 Inspection requests. It shall be the duty of
the holder of the building permit or their duly
authorized agent to notify the building official when
work is ready for inspection. It shall be the duty of
the permit holder to provide access to and means
for inspections of such work that are required by
this code. Requests shall be made prior to 3:30pm
the business day before the inspection is needed.
[A] 110.6 Approval required. Work shall not be
done beyond the point indicated in each successive
inspection without first obtaining the approval of
the building official. The building official, upon
notification, shall make the requested inspections
and shall either indicate the portion of the
construction that is satisfactory as completed, or
notify the permit holder or his or her agent wherein
the same fails to comply with this code. Any
portions that do not comply shall be corrected and
such portion shall not be covered or concealed until
authorized by the building official.
110.7 Shoring. For threshold buildings, shoring and
associated formwork or falsework shall be designed
and inspected by a Florida licensed professional
engineer, employed by the permit holder or
subcontractor, prior to any required mandatory
inspections by the threshold building inspector, and
Building Official.
110.8 Threshold building.
110.8.1 During new construction or during repair or
restoration projects in which the structural system
or structural loading of a building is being modified,
the enforcing agency shall require a special
inspector to perform structural inspections on a
threshold building pursuant to a structural
inspection plan prepared by the engineer or
architect of record. The structural inspection plan
must be submitted to the enforcing agency prior to
the issuance of a building permit for the
construction of a threshold building. The purpose of
the structural inspection plans is to provide specific
inspection procedures and schedules so that the
building can be adequately inspected for
compliance with the permitted documents. The
special inspector may not serve as a surrogate in
carrying out the responsibilities of the building
official, the architect, or the engineer of record. The
contractor's contractual or statutory obligations are
not relieved by any action of the special inspector.
110.8.2 The special inspector shall determine that a
professional engineer who specializes in shoring
design has inspected the shoring and reshoring for
conformance with the shoring and reshoring plans
submitted to the enforcing agency. A fee simple
title owner of a building, which does not meet the
minimum size, height, occupancy, occupancy
classification, or number -of -stories criteria which
would result in classification as a threshold building
under s. 553.71(7), Florida Statutes may designate
such building as a threshold building, subject to
more than the minimum number of inspections
required by the Florida Building Code.
110.8.3 The fee owner of a threshold building shall
select and pay all costs of employing a special
inspector, but the special inspector shall be
responsible to the enforcement agency. The
inspector shall be a person certified, licensed or
registered under Chapter 471, Florida Statutes, as
an engineer or under Chapter 481, Florida Statutes,
as an architect.
110.8.4 Each enforcement agency shall require that,
on every threshold building:
110.8.4.1 The special inspector, upon completion of
the building and prior to the issuance of a certificate
of occupancy, file a signed and sealed statement
with the enforcement agency in substantially the
following form: "To the best of my knowledge and
belief, the above described construction of all
structural load- bearing components complies with
the permitted documents, and the shoring and
reshoring conforms to the shoring and reshoring
plans submitted to the enforcement agency."
110.8.4.2 Any proposal to install an alternate
structural product or system to which building
codes apply be submitted to the enforcement
agency for review for compliance with the codes
and made part of the enforcement agency's
recorded set of permit documents.
110.8.4.3 All shoring and reshoring procedures,
plans and details be submitted to the enforcement
agency for recordkeeping. Each shoring and
reshoring installation shall be supervised, inspected
and certified to be in compliance with the shoring
documents by the contractor.
110.8.4.4 All plans for the building which are
required to be signed and sealed by the architect or
engineer of record contain a statement that, to the
best of the architect's or engineer's knowledge, the
plans and specifications comply with the applicable
minimum building codes and the applicable fire -
safety standards as deter- mined by the local
authority in accordance with this section and
Chapter 633, Florida Statutes.
110.8.5 No enforcing agency may issue a building
permit for construction of any threshold building
except to a licensed general contractor, as defined
in Section 489.105(3)(a), Florida Statutes, or to a
licensed building contractor, as defined in Section
489.105(3)(b), Florida Statutes, within the scope of
her or his license. The named contractor to whom
the building permit is issued shall have the
responsibility for supervision, direction,
management and control of the construction
activities on the project for which the building
permit was issued.
110.8.6 The building department may allow a
special inspector to conduct the minimum structural
inspection of threshold buildings required by this
code, Section 553.73, Florida Statutes, without
duplicative inspection by the building department.
The building official is responsible for ensuring that
any person conducting inspections is qualified as a
building inspector under Part XII of Chapter 468,
Florida Statutes, or certified as a special inspector
under Chapter 471 or 481, Florida Statutes.
Inspections of threshold buildings required by
Section 553.79(5), Florida Statutes, are in addition
to the minimum inspections required by this code.
SECTION 111
CERTIFICATE OF OCCUPANCY
[A] 111.1 Use and occupancy. A building or
structure shall not be used or occupied, and a
change in the existing use or occupancy
classification of a building or structure or portion
thereof shall not be made, until the building official
has issued a certificate of occupancy therefor as
provided herein. Issuance of a certificate of
occupancy shall not be construed as an approval of
a violation of the provisions of this code or of other
ordinances of the jurisdiction.
Exception: Certificates of occupancy are not
required for work exempt from permits in
accordance with Section 105.2.
[A] 111.2 Certificate issued. After the building
official inspects the building or structure and does
not find violations of the provisions of this code or
other laws that are enforced by the department of
building safety, the building official shall issue a
certificate of occupancy that contains the following:
1. The building permitnumber.
2. The address of the structure.
3. The name and address of the owner or the
owner's authorized agent.
4. A description of that portion of the structure for
which the certificate is issued.
5. A statement that the described portion of the
structure has been inspected for compliance
with the requirements of this code for the
occupancy and division of occupancy and the
use for which the proposed occupancy is
classified.
6. For buildings and structures in flood hazard
areas, a statement that documentation of the
as -built lowest floor elevation has been
provided and is retained in the records of the
authority having jurisdiction
7. The name of the building official.
8. The edition of the code under which the permit
was issued.
9. The use and occupancy, in accordance with the
provisions of Chapter 3.
10. The type of construction as defined in Chapter
6.
11. The design occupant load.
12. If an automatic sprinkler system is provided,
whether the sprinkler system is required.
13. Any special stipulations and conditions of the
building permit.
[A] 111.3 Temporary occupancy. The building
official is authorized to issue a temporary certificate
of occupancy before the completion of the entire
work covered by the permit, provided that such
portion or portions shall be occupied safely. The
building official shall set a time period during which
the temporary certificate of occupancy is valid.
[A] 111.4 Revocation. The building official is
authorized to, in writing, suspend or revoke a
certificate of occupancy or completion issued under
the provisions of this code wherever the certificate
is issued in error, or on the basis of incorrect
information supplied, or where it is determined that
the building or structure or portion thereof is in
violation of any ordinance or regulation or any of
the provisions of this code, or failure to pay an
impact fee fair share agreement between the
applicant and the jurisdiction in a timely manner as
prescribed in the written agreement.
111.5 Certificate of completion. A certificate of
completion is proof that a structure or system is
complete and for certain types of permits is released
for use and may be connected to a utility system.
This certificate does not grant authority to occupy a
building, such as shell building, prior to the issuance
of a certificate of occupancy.
SECTION 112
SERVICE UTILITIES
[A] 112.1 Connection of service utilities. A person
shall not make connections from a utility, source of
energy, fuel or power to any building or system that
is regulated by thiscode for which a permit is
required, until released by the building official.
[A] 112.2 Temporary connection. The building
official shall have the authority to authorize the
temporary connection of the building or system to
the utility, source of energy, fuel or power.
[A] 112.3 Authority to disconnect service utilities.
The building official shall have the authority to
authorize disconnection of utility service to the
building, structure or system regulated by this code
and the referenced codes and standards set forth in
Section 101.4 in case of emergency where
necessary to eliminate an immediate hazard to life
or property or where such utility connection has
been made without the approval required by
Section 112.1 or 112.2. The building official shall
notify the serving utility, and wherever possible the
owner and occupant of the building, structure or
service system of the decision to disconnect prior to
taking such action. If not notified prior to
disconnecting, the owner or occupant of the
building, structure or service system shall be
notified in writing, as soon as practical thereafter.
SECTION 113
BOARD OF APPEALS
Reserved
SECTION 114
VIOLATIONS
114.1 Unlawful acts. It shall be unlawful for any
person, firm or corporation to erect, construct,
alter, extend, repair, move, remove, demolish or
occupy any building, structure or equipment
regulated by this code, or cause same to be done, in
conflict with or in violation of any of the provisions
of this code.
114.2 Notice of violation. The building official is
authorized to serve a notice of violation or order on
the person responsible for the erection,
construction, alteration, extension, repair, moving,
removal, demolition or occupancy of a building or
structure in violation of the provisions of this code,
or in violation of a permit or certificate issued under
the provisions of this code. Such order shall direct
the discontinuance of the illegal action or condition
and the abatement of the violation.
114.3 Prosecution of violation. If the notice of
violation is not complied with promptly, the building
official is authorized to request the legal counsel of
the jurisdiction to institute the appropriate
proceeding at law or in equity to restrain, correct or
abate such violation, or to require the removal or
termination of the unlawful occupancy of the
building or structure in violation of the provisions of
this code or of the order or direction made pursuant
thereto.
114.4 Violation penalties. Any person who violates
a provision of this code or fails to comply with any
of the requirements thereof or who erects,
constructs, alters or repairs a building or structure
in violation of the approved construction documents
or directive of the building official, or of a permit or
certificate issued under the provisions of this code,
shall be subject to penalties as prescribed by law.
SECTION 115
STOP WORK ORDER
[A] 115.1 Authority. Where the building official
finds any work regulated by this code being
performed in a manner either contrary to the
provisions of this code or dangerous or unsafe, the
building official is authorized to issue a stop work
order.
[A] 115.2 Issuance. The stop work order shall be in
writing and shall be given to the owner of the
property involved, the owner's authorized
agent or the person performing the work. Upon
issuance of a stop work order, the cited work shall
issuance of a stop work order, the cited work shall
immediately cease. The stop work order shall state
the reason for the order and the conditions under
which the cited work will be permitted to resume.
If a stop work order is issued during the course of
an active permit, such work cited shall cease and
desist, and outlined requirements for correction
must be completed, and approved by the Building
Official prior to continuation of any associated
work. Upon receipt of such stop work order, a fine
will be applied to the proiect, and must be paid
prior to receiving any further inspections by the
Building Official.
115.3 Unlawful continuance. Any person who shall
continue any work after having been served with a
stop work order, except such work as that person is
directed to perform to remove a violation or unsafe
condition, shall be subject to penalties as prescribed
by law.
SECTION 116
UNSAFE STRUCTURES AND EQUIPMENT
116.1 Conditions. Structures or existing equipment
that are or hereafter become unsafe, insanitary or
deficient because of inadequate means of egress
facilities, inadequate light and ventilation, or which
constitute a fire hazard, or are otherwise dangerous
to human life or the public welfare, or that involve
illegal or improper occupancy or inadequate
maintenance, shall be deemed an unsafe condition.
Unsafe structures shall be taken down and removed
or made safe, as the building official deems
necessary and as provided for in this section. A
vacant structure that is not secured against entry
shall be deemed unsafe.
116.2 Record. The building official shall cause a
report to be filed on an unsafe condition. The report
shall state the occupancy of the structure and the
nature of the unsafe condition.
116.3 Notice. If an unsafe condition is found, the_
building official shall serve on the owner, agent or
person in control of the structure, a written notice
that describes the condition deemed unsafe and
specifies the required repairs or improvements to
be made to abate the unsafe condition, or that
requires the unsafe structure to be demolished
within a stipulated time. Such notice shall require
the person thus notified to declare immediately to
the building official acceptance or rejection of the
terms of the order.
116.4 Method of service. Such notice shall be
deemed properly served if a copy thereof is (a)
delivered to the owner personally; (b) sent by
certified or registered mail addressed to the owner
at the last known address with the return receipt
requested; or (c) delivered in any other manner as
prescribed by local law. If the certified or registered
letter is returned showing that the letter was not
delivered, a copy thereof shall be posted in a
conspicuous place in or about the structure affected
by such notice. Service of such notice in the
foregoing manner upon the owner's agent or upon
the person responsible for the structure shall
constitute service of notice upon the owner.
116.5 Restoration. Where the structure or
equipment determined to be unsafe by the building
official is restored to a safe condition, to the extent
that repairs, alterations or additions are made or a
change of occupancy occurs during the restoration
of the structure, such repairs, alterations, additions
and change of occupancy shall comply with the
requirements of Section 105.2.2 and the Florida
Building Code, Existing Building.
SECTION 117
VARIANCES IN FLOOD HAZARD AREAS
117.1 Flood hazard areas. Pursuant to Section
553.73(5), Florida Statutes, the variance procedures
adopted in the local floodplain management
ordinance shall apply to requests submitted to the
building official for variances to the provisions of
Section 1612.4 of the Florida Building Code, Building
or, as applicable, the provisions of R322 of the
Florida Building Code, Residential. This section shall
not apply to Section 3109 of the Florida Building
Code, Building
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