Lee County building damage assessments, permits and inspection guidelines (2024)

Lee County building damage assessments, permits and inspection guidelines (1)

Due to both public and private damage generated by Hurricane Ian, Unincorporated Lee County is temporarily altering routine construction permitting and inspections for rebuilding.

Damage assessment:

• Unincorporated Lee County, following the National Flood Insurance Program (NFIP) requirements, has the responsibility to determine “substantial damage” and “substantial improvement,” and has implemented the procedures to do so.

-Substantial damage is defined as damage of any origin sustained by a structure whereby the cost of restoring the structure to its “before damage” condition would equal or exceed 50% of the market value of the structure. (Note: The cost of the repairs must include all costs necessary to fully repair the structure to its “before damage” condition.)

-Substantial improvement is defined as any reconstruction, rehabilitation, addition or other improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure (before any improvements are performed).

-Historic structures may be exempt from these requirements if the compliance would threaten the structure’s continued eligibility for historic designation.

• These laws are required by the NFIP to protect lives and investment from future flood damages. The county must enforce these laws in order for federally-backed flood insurance to be made available to Unincorporated Lee County residents and property owners.

FEMA 50% rule:

• This is in effect and will be enforced during review.

Basic rule: If the cost of improvements or the cost to repair the damage exceeds 50% of the market value of the building, it must be brought up to current floodplain management standards. Visit www.leegov.com/dcd/flood/building/improvements or www.fema.gov/sites/default/files/2020-07/fema_p213_08232018.pdf for more information.

Permitting: Phase II of the Disaster Recovery procedures extends permitting, review and inspection services to all record types regardless of damage, while ensuring those with hurricane damage are given priority.

Please review the Phase II Disaster Recovery Permitting Requirements and the Guides and Forms webpage for information about Permitting Requirements by record type.

1. Work not requiring a permit:

• Removal of debris from on or inside a structure

• Minor demolition to prevent injury or prevent further damage to buildings

• Structural shoring and bracing

• Replacement of broken glass within existing framing for windows and doors

• Repair/Replacement of soffit and gutters

• Roof Shingle replacement of one square of shingles (10-foot by 10-foot area, or less)

• Minor non-structural repairs made to the exterior of structures

• Repair of minor water leaks that do not involve structural, mechanical or electrical systems

• Previously permitted fences destroyed due to the storm may be re-installed, like for like, in the exact same location

2. Minor damage

• Permits for minor damage, consisting of roof covering, screen enclosures, wood decks, doors, windows and other non-structural components may be obtained upon the submission of an itemized list from the contractor or owner-builder stating the items to be repaired, with an accurate cost estimate of the repairs. It will be the responsibility of the owner-builder or contractor to request the required inspections from the Lee County Inspections Office at 239-533-8997 or use an approved architect or engineer to perform the inspections and provide inspection reports to the Lee County Building Inspections Office.

3. Major damage

• Permits for minimal structural components such as damaged glass rooms, trusses on single family houses, cladding (roof and wall sheathing) and non-structural components, including mechanical (air conditioning), electrical and insulation, may be issued to a contractor or owner-builder upon submission of an itemized list signed and sealed by an approved architect or engineer.

• Considered Substantial Damage per FEMA guidelines, requiring a more complex permit review process described here: www.leegov.com/dcd/flood/building/improvements.

4. Major structural damage

• Permits for collapsed roofing systems, destroyed walls, foundation damage, damage to beams and other major structural components, will only be issued upon submission of detailed construction drawings prepared and sealed by an approved architect or engineer.

• Considered Substantial Damage per FEMA guidelines, requiring a more complex permit review process described here: www.leegov.com/dcd/flood/building/improvements.

Expired permits/permits due to expire:

• Existing permitting records (all record types) that have an expiration date of Sept. 26 through Oct. 31, 2022, will be auto-extended, with a new expiration date of Nov. 1, 2022 and is subject to further extension.

Inspections:

• All inspection requests are being accepted at this time, with priority being given to hurricane related repairs.

• It will be the responsibility of the contractor or owner-builder to request the required inspections, based on the approved scope of work. The use of an approved private provider inspection firm to perform the necessary inspections and provide inspection reports to the Lee County Building Inspections Office is acceptable. Email inspections@leegov.com.

• Inspections can be scheduled via eConnect/ACA or by phone at 239-533-8997.

• Inspections must be scheduled by 5 p.m. for next business day inspections. Lee County is temporarily suspending same-day inspection scheduling.

Tips for rebuilding:

• Homeowners may perform their own repairs per state statute 489.103.

• Anyone hired to do repairs for the homeowner must be a properly licensed contractor. The homeowner should visit the Florida Department of Business & Professional Regulation website at www.myfloridalicense.com or contact the Lee County Contractor Licensing Office at ContractorLicensing@leegov.com, to assure the contractor is properly licensed to perform the work being requested.

• Getting a permit for permanent repairs will help prevent post-storm scams and price-gouging. Your community’s permitting process can help ensure that repairmen are licensed and performing repairs to code.

Please note: These procedures are designed to facilitate permitting during the aftermath of a major catastrophic event. Changes may occur, depending on circ*mstances.

Hurricane Ian recovery updates and resources can be found from Lee County government by following @Lee County Government on Facebook, www.facebook.com/leecountyflbocc.

More information is available at www.leegov.com/storm.

Lee County building damage assessments, permits and inspection guidelines (2024)

FAQs

Do I need a permit to replace drywall in Lee County, Florida? ›

Per Florida Building Code (105.1), a permit is required to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, convert or replace any impact-resistant coverings, electrical, gas, mechanical or plumbing system; the ...

Do you need a permit to replace windows in Lee County, Florida? ›

Work that does not require a building permit: This includes removal of debris from on or in a structure, minor demolition to prevent injury or further damage to buildings, structural shoring and bracing, replacement of broken windows and doors, repair/replacement of soffit and gutters, roof shingle replacement of 1 ...

How long is a building permit good for in Lee County, Florida? ›

Permits expire and become null and void if work is not started and an inspection requested within 180 days from the issuance date of the permit. Once the permit has been issued, a permit continues to extend with every passing inspection.

What are the insulation requirements for Lee County? ›

Efficiency Features at a Glance
Envelope, Windows, & Doors
Ceiling InsulationR-49
Wall InsulationR-13 cavity
Mass Wall InsulationR-4 ext or R-6 int
Floor InsulationR-13
10 more rows

What happens if you get caught remodeling without a permit in Florida? ›

Failure to obtain a permit before commencing a project can result in a penalty. The fees are set out in Section 109 of the Florida Building Code as authorized in Florida Statutes 553.80. Normally the fee imposed is double the normal permit fee.

Can a homeowner install drywall in Florida? ›

If you want to legally install drywall, you will need a contractor's license in the state of Florida. Drywall contractors do the installation and repairs of dry wall in buildings and homes.

Do I need a permit to change my front door in Florida? ›

▼ Doors & Windows FAQs

Do I need a permit to replace a garage door, exterior door or windows? Yes. A permit is required to verify that the manufacturer's installation procedures are followed and are in compliance with the Florida Building Code. Interior door replacement does not require a permit.

Do you need a permit to install windows and doors in Florida? ›

Not many people know this, but handymen cannot legally replace doors and windows in Florida without the proper licensing. According to Florida law, it is illegal to do any structuring or remodeling work without certification and licensing by the Florida Construction Industry Licensing Board.

Do you need a permit to replace flooring in Florida? ›

The following work does not require permits: Floor tile, carpeting, interior painting, and exterior painting (unless the exterior painting includes letters, numbers, or images).

What does not require a building permit in Florida? ›

Work that does not require a permit is typically cosmetic, such as: Cabinet Work. Fencing, depending on materials used and restrictions or requirements fo your area. Floor coverings including carpet, vinyl, wood, and more.

Can a homeowner pull a building permit in Florida? ›

Yes, pursuant to Florida Statute 489.103(7) an owner/occupant of a property may be issued a permit to do contracting work on their own property. An affidavit must be signed establishing the owner-builder exemption. An owner/builder may only hire licensed subcontractors in those trades that carry a contractor's license.

Do I need a permit for a shed in Lee County, Florida? ›

If you choose a pre-manufactured shed, upon issuance, there will be a required $50 shed permit fee. If you are building a wood frame or CBS shed the permit fee is $0.25 per square foot with a $100 minimum plus an additional $75 fee for a roof permit.

What is the minimum ceiling insulation in Florida? ›

Climate Zone 1 consists of the following south Florida counties: Broward, Collier, Hendry, Lee, Miami-Dade, Monroe, and Palm Beach, and require a minimum R-30 attic insulation. All other Florida counties are considered to be in Climate Zone 2 and require a minimum R-38.

What requires a permit in Lee County? ›

A building permit is required if you plan to construct, enlarge, alter, repair, move, demolish​ or change the occupancy of a building or structure.

What is the Florida code for wall insulation? ›

Residential requirements for insulation are divided by the location in the home. Framed wall insulation must meet or exceed R-13. For block walls, interior insulation must meet or exceed R-7.8, and exterior insulation must be R-6.

What requires a permit in Lee County, Florida? ›

A building permit is required if you plan to construct, enlarge, alter, repair, move, demolish​ or change the occupancy of a building or structure.

Do I need a license to do drywall in Florida? ›

The second way to legally operate without a license is to obtain an occupational license, such as a painting license, in most counties in Florida. This license is required for tasks like paint, drywall, doors, trim, and other related tasks.

What can a homeowner do without a permit in Florida? ›

Work that does not require a permit is typically cosmetic, such as:
  • Cabinet Work.
  • Fencing, depending on materials used and restrictions or requirements fo your area.
  • Floor coverings including carpet, vinyl, wood, and more.
  • Painting*
  • Shelving.
  • Tile*
  • Wall papering.
May 6, 2024

What construction work can you do without a license in Florida? ›

Minor repairs include but are not limited to:
  • Small electrical work and plumbing work is allowed.
  • Caulking and painting.
  • Tile cleaning and repair.
  • Basic yard work and maintenance.
  • Minor carpentry.
  • Replacement and repair of interior doors and windows.

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