HomeMy WebLinkAbout24-038 ORDINANCE NO.24-038
AN ORDINANCE AMENDING ST. LUCIE COUNTY LAND
DEVELOPMENT CODE BY AMENDING CHAPTER XIII, BUILDING
REGULATIONS AND PUBLIC WORKS CONSTRUCTION MANUAL TO
REPEAL AND REPLACE SECTION 13.00.01;TO ADOPT THE ST.LUCIE
COUNTY ADMINISTRATIVE AMENDMENTS TO CHAPTER 1,
"ADMINISTRATION" OF THE BUILDING VOLUME, AND APPENDIX
Q, "TINY HOUSES" OF THE RESIDENTIAL VOLUME OF THE
FLORIDA BUILDING CODE, 8TH EDITON (2023); PROVIDING FOR
CONFLICTING PROVISIONS; BY PROVIDING FOR SEVERABILITY;
PROVIDING FOR APPLICABILITY; PROVIDING FOR FILING WITH
THE DEPARTMENT OF STATE; PROVIDING FOR AN EFFECTIVE;
PROVIDING FOR ADOPTION AND PROVIDING FOR CODIFICATION.
WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, has made the
following determination:
1. On August 1, 1990,the Board of County Commissioners of St. Lucie County, Florida,
adopted the St.Lucie County Land Code.
2. This Board is authorized by Section 553.73(4)(a) Florida Statutes authorized local
governments to adopt amendments to the administrative provisions of the Florida
Building Code provided the local amendments must be more stringent.
3. Section 125.6.6(3) Florida Statutes states before the enactment of a proposed
re
u o ordinance,the County shall prepare a Business Impact Estimate. The statute provides
• o for enumerated exceptions when a County does not have to prepare a Business Impact
g Estimate. An exception is when the ordinance relates to Section 553.73 Florida
cl Building Code. Therefore, no Business Impact Estimate was prepared.
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4. On October 17, 2024, the Local Planning Agency/Planning and Zoning Commission
W 8 held a public hearing on the proposed ordinance after publishing notice in the St.Lucie
u News Tribune at least 10 days prior to the hearing and recommended that the proposed
z;a csi ordinance be approved.
dwsN ,
Luc.) Z 5. On, November 12, 2024 this Board held its first public hearing on the proposed
J S O
#o 0 ordinance, after publishing a notice of such hearing in the St. Lucie News Tribune on
.38
October 31, 2024.
6. On December 3, 2024, this Board held its second public hearing on the proposed
ordinance, after publishing a notice of such hearing in the St. Lucie News Tribune on
November 21, 2024.
7. The proposed amendments to the St. Lucie County Land Development Code are
consistent with the general purpose, goals, objectives and standards of the St. Lucie
1
Added language is underlined.
County Comprehensive Plan and are in the best interest of the health safety and public
welfare of the citizens of St. Lucie County,Florida.
NOW,THEREFORE,BE IT ORDAINED by the Board of County Commissioners of St.Lucie
County,Florida:
PART A. SPECIFIC AMENDMENTS TO THE ST. LUCIE LAND DEVELOPMENT
CODE.
Chapter XIII, Section 13.00.01 is hereby deleted in its entirety and replaced with the
following Section 13.00.01:
13.00.01. - Building Code.
A. Adopted. The Florida Building Code,as described in Chapter 553.70,Florida Statutes,and as
published by the State of Florida,Department of Community Affairs and the Standard Unsafe
Building Abatement Code, 1997 edition, promulgated by the Southern Building Code
Congress International, Inc., are hereby adopted by reference as the Building Code of the
County,to apply to the unincorporated areas of the County.A copy of such Code shall be filed
in the Planning & Development Services Department and shall be available for public
inspection during the regular business hours of such office.
B. Local Amendments to the Florida Building Code. The County hereby adopts by reference the
St. Lucie County Administrative Amendments to Chapter 1, "Administration"of the Building
Volume; and Appendix Q, "Tiny Houses" of the Residential Volume of the 2023 Florida
Building_Code (8th Edition) which are on file in the Planning & Development Services
Department.
PART B. DOCUMENTS ON FILE WITH THE PLANNING & DEVELOPMENT
SERVICES DEPARTMENT.
The St. Lucie County Administrative Amendments to Chapter 1, "Administration" of the
Building Volume;and Appendix Q,"Tiny Houses"of the Residential Volume of the 2023 Florida
Building Code (8th Edition) referenced in Part B above and to be kept on file in the Planning &
Development Services Department is attached hereto and incorporated herein as Exhibit"A".
PART C. CONFLICTING PROVISIONS.
Special acts of the Florida legislature applicable only to unincorporated areas of St. Lucie
County,County ordinances and County resolutions,or parts thereof,in conflict with this ordinance
are hereby superseded by this ordinance to the extent of such conflict.
PART D. SEVERABILITY.
2
Added language is underlined.
If any portion of this ordinance is for any reason held or declared to be unconstitutional,
inoperative, or void, such holding shall not affect the remaining portions of this ordinance. If this
ordinance or any provision thereof shall be held to be inapplicable to any person, property, or
circumstance, such holding shall not affect its applicability to any other person, property, or
circumstance.
PART E. APPLICABILITY OF ORDINANCE.
This ordinance shall be applicable throughout St. Lucie County's jurisdiction.
PART F. FILING WITH THE DEPARTMENT OF STATE.
The Clerk be and is hereby directed forthwith to send a certified copy of this ordinance to
the Bureau of Administrative Code and Laws, Department of State, The Capitol, Tallahassee,
Florida 32304.
PART G. PURSUANT TO SECTION 553.73(4)(d)
The Clerk be and is hereby directed forthwith to send a certified copy of this ordinance to
Florida Building Commission.
PART H. EFFECTIVE DATE.
This ordinance shall take effect thirty (30) days after the Amendment has been received
and published by the Florida Building Commission.
PART I. ADOPTION.
After motion and second,the vote on this ordinance was as follows:
Commissioner Jamie Fowler, Chair AYE
Commissioner Larry Leet, Vice-Chair AYE
Commissioner James Clasby AYE
Commissioner Erin Lowry AYE
Commissioner Cathy Townsend AYE
PART I. CODIFICATION.
Provisions of this ordinance shall be incorporated in the St.Lucie Land Development Code,
and the word "ordinance" may be changed to "section", "article", or other appropriate word, and
the sections of this ordinance may be renumbered or relettered to accomplish such intention;
provided,however,that parts B through H shall not be codified.
3
Added language is underlined.
PASSED AND DULY ADOPTED this 3rd day of December, 2024.
BOARD OF COUNTY COMMISSIONERS
ATTEST: ST.LUCIE COU TY,F ORI A
Lig)
D PUTY CLERK ( CHAIR
.c't GOMM,ss,O
'� y APPROVED AS TO FORM AND
cc.; 3 CORRECTNESS:
a BY:
o S) COUNTY ATTORNEY
4
Added language is underlined.
EXHIBIT "A"
SCOPE AND ADMINISTRATION
ST LUCIE COUNTY ADMINISTRATIVE AMENDMENTS
TO THE FLORIDA BUILDING CODE, 8th Edition (2023)
DIEC{I1E ---
O a \—ry
F O 12. I D R%
FLORIDA BUILDING CODE — BUILDING VOLUME
CHAPTER 1, ADMINISTRATION
FLORIDA BUILDING CODE — RESIDENTIAL VOLUME,
APPENDIX Q
TINY HOUSES
EFFECTIVE 2024
St Lucie County Planning& Development Services—Building Division
2300 Virginia Ave., Fort Pierce, Florida 34982
Phone:(772)462-2822
St Lucie County Amendments to the Florida Building Code 8th Edition (2023) - Page I 1
SCOPE AND ADMINISTRATION
St Lucie County Amendments to the Florida Building Code,8th Edition (2023)
Copyright Notice
ALL RIGHTS RESERVED.The St Lucie County Amendments to the Florida Building Code,8th Edition(2023)contains
substantial material owned and copyrighted by International Code Council.The ICC has granted a non-exclusive
license to the Florida Department of Business and Professional Regulation to make the Florida Building Code
available.This material is made available through the St Lucie County web site so that the public may have access
to the administrative provisions from the Florida Building Code and the 2021 International Building Code.
Reproduction and use of those portions of the code containing ICC copyrighted material is limited by agreement
with the State of Florida. Reproduction and distribution of ICC copyrighted material by private individuals,
including,without limitation, electronic,optical, mechanical or any other means whatsoever, is expressly
prohibited without the express written consent of ICC.
TRADEMARKS. "ICC"and the"ICC" logo are trademarks of the International Code Council, Incorporated.
Legend:
Plain Text is from the FBC 8th Edition (2023)
Shaded Text is BOAF recommendations
Yellow highlighted text is 2023 Legislative Session Changes
St Lucie County Amendments to the Florida Building Code 8th Edition (2023) - Page 12
SCOPE AND ADMINISTRATION
Contents
PART l--S[OPE AND APPLICATION 5
SECTION 1Ol 6
GENERAL 5
SECTION 102 Z
APPLICABILITY 3
PART I--ADM|NBTRAT0N AND ENFORCEMENT 6
SECTION 103 6
DEPARTMENT OF BUILDING SAFETY 6
SECTION 1O4 7
DUTIES AND POWERS OF BUILDING OFFICIAL 7
SECT0N1US 9
PERMITS 9
SECTION 106 26
FLOOR AND ROOF DESIGN LOADS 26
SECTION 107 27
SUBMITTAL DOCUMENTS 27
SECTION l08 38
TEMPORARY STRUCTURES AND USES 38
SECTION 1O9 38
FEES 38
SECTION 1lO 39
INSPECTIONS 39
SECTION 111 SU
CERTIFICATE OFOCCUPANCY 50
SECTION 112 Sl
SERVICE UTILITIES 51
SECTION 113 51
BOARD 0FAPPEALS 52
SECTION 114 53
VIOLATIONS 53
SECTION 115 54
STOP WORK ORDER 54
SECTION 1l6 54
UNSAFE STRUCTURES AND EQUIPMENT S4
St Lucie County Amendments to the Florida Building Code 8m Edition (IO23) ' Page 13
SCOPE AND ADMINISTRATION
SECTION 117 58
VARIANCES IN FLOOD HAZARD AREAS 58
SECTION 118 58
WIND LOADS 58
SECTION 119 58
SEVERABILITY 58
St Lucie County Amendments to the Florida Building Code 8th Edition (2023) -Page 14
SCOPE AND ADMINISTRATION
CHAPTER 1
SCOPE AND ADMINISTRATION
PART 1—SCOPE AND APPLICATION
SECTION 101
GENERAL
101.1 Title. These regulations shall be known as the Florida Building Code, hereinafter referred to as
"this code."
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:
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 this Code or the
Florida Building Code, Residential.
Code requirements that address snow loads and earthquake protection shall not be utilized or enforced.
101.2.1 Appendices. Provisions in the appendices shall not apply unless specifically adopted. St.
.R r
Hdtis es
101.2.2 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.
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.
101.4 Referenced codes.The other codes listed in Sections 101.4.1 through 101.4.9 and referenced
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SCOPE AND ADMINISTRATION
elsewhere in this code shall be considered part of the requirements of this code to the prescribed extent
of each such reference.
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.
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.
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.
101.4.4 Property maintenance.The provisions of the International Property Maintenance Code
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.
101.4.5 Fire prevention. For provisions related to fire prevention, refer to the 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.
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.
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.
SECTION 102
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APPLICABILITY
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:
• Building and structures specifically regulated and preempted by the federal government.
• Railroads and ancillary facilities associated with the railroad.
• Nonresidential farm buildings on farms.
• Temporary buildings or sheds used exclusively for construction purposes.
• 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. Permits shall also be required in accordance with
Florida Administrative Code 15C-2.0081 where material or changes to the mobile home are not
like for like.
• 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.
• 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.
• 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 hut 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.
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• 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.
• Temporary housing provided by the Department of Corrections to any prisoner in the state
correctional system.
• A building or structure having less than 1,000 square feet(93 m2)which is constructed and owned
by a natural person for hunting and which is repaired or reconstructed to the same dimension
and condition as existed on January 1, 2011, if the building or structure:
a) Is not rented or leased or used as a principal residence;
b) Is not located within the 100-year flood plain according to the Federal Emergency
Management Agency's current Flood Insurance Rate Map;and
c) Is not connected to an off-site electric power or water supply.
• A drone port as defined in s. 330.41(2).
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 Residential buildings or structures 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: See Florida Building Code, Existing
Building Chapter 13 for additional requirements for Relocated or Moved Buildings.
The building or structure is structurally sound and in occupiable condition for its intended use;
The occupancy use classification for the building or structure is not changed as a result of the
move;
The building is not substantially remodeled;
Current fire code requirements for ingress and egress are met;
Electrical, gas and plumbing systems meet thecodes in force at the time of construction and are
operational and safe for reconnection;and
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.
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102.2.5 Each enforcement district or local enforcement agency shall be governed by a board,
the composition of which shall be determined by the affected localities.
At its own option, each enforcement district or local enforcement agency may adopt rules
granting to the owner of a single-family residence one or more exemptions from the Florida
Building Code relating to:
• Addition, alteration, or repairs performed by the property owner upon his or her own property,
provided any addition,alteration or repair shall not exceed 1,000 square feet(93 m2)or the square
footage of the primary structure,whichever is less.
• Addition,alteration,or repairs by a nonowner within a specific cost limitation set by rule,provided
the total cost shall not exceed $5,000 within any 12-month period.
Building plans review and inspection fees.
However,the exemptions under subparagraph 1 do not apply to single-family residences that
are located in mapped flood hazard areas, as defined in the code, unless the enforcement
district or local enforcement agency has determined that the work,which is otherwise exempt,
does not constitute a substantial improvement, including the repair of substantial damage, of
such single-family residences.
Each code exemption, as defined in sub-subparagraphs la, 1b, and lc shall be certified to the
local board 10 days prior to implementation and shall only be effective in the territorial
jurisdiction of the enforcement district or local enforcement agency implementing it.
102.2.6 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.
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.
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.
102.4.1 Conflicts.Where conflicts occur between provisions of this code and referenced codes and
standards,the provisions of this code shall apply.
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
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standard.
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.
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, International Property Maintenance Code, or the
Florida Fire Prevention Code.
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.
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, 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. Relocation of an existing manufactured building does not
constitute an alteration. 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 (on or after March 1,2002),the wind speed map of the Florida Building Code shall be
applicable. 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.
PART 2—ADMINISTRATION AND ENFORCEMENT
SECTION 103
DEPARTMENT OF BUILDING SAFETY
103.1 Creation of enforcement agency.The Building and Code Regulation Division 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,or designee.
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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.
For the maintenance of existing properties,see the International Property Maintenance Code.
SECTION 104
DUTIES AND POWERS OF BUILDING OFFICIAL
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.
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 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.
104.3 Notices and orders.The building official shall issue all necessary notices or orders to ensure
compliance with this code.
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.
104.5 Identification.The building official shall carry proper identification when inspecting structures or
premises in the performance of duties under this code.
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
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SCOPE AND ADMINISTRATION
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.
104.7 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 Construction Board of Adjustment and Appeals,or
member of the Contractor's Examining Board 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.
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.
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.
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.
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
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Code to determine whether such requests require the granting of a variance pursuant to Section
117.
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 alternative meets all of the following:
1. The alternative material,design or method of construction is satisfactory and complies with the intent
of the provisions of this code,
2.The material, method or work offered is,for the purpose intended, not less than the equivalent of
that prescribed in this code as it pertains to the following:
2.1. Quality.
2.2. Strength.
2.3. Effectiveness.
2.4. Fire resistance.
2.5. Durability.
2.6. 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.
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.
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.
SECTION 105
PERMITS
105.1 Required. Any owner or owner's authorized agent who intends to construct, enlarge,alter, repair,
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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.
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.
105.1.2 Annual Facility permit records.The person to whom 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.
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:
Building permits are not required for repair work having a value of less than $2,500.00 providing,
however, that such work will not adversely affect the structural integrity,fire rating, exit access, egress,
or any other life safety requirements.
One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses,
provided the floor area does not exceed 120 square feet (11 m2). These products are intended to be
removable and are not permanent structures, but they shall be subject to Zoning Permits.
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Oil derricks.
Painting, papering,tiling, carpeting, cabinets, counter tops and similar finish work, with no re-
configuration, and with no electrical or plumbing work.
Temporary motion picture,television and theater stage sets and scenery.
Swings and other playground equipment accessory to detached one-and two-family dwelling except for
the electrical service; shall still be subject to Zoning Permits.
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; shall still be
subject to Zoning Permits
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, or repair and
replacement of like for like common household electrical fixtures, switches, and outlets on the load side
of the electrical source for one-and-two family dwellings.
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:
Portable heating appliance.
Replacement of any minor part that does not alter approval of equipment or make such equipment
unsafe.
Mechanical:
Portable heating appliance.
Portable ventilation equipment.
Portable cooling unit.
Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code.
Replacement of any part that does not alter its approval or make it unsafe.
Portable evaporative cooler.
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.
The installation, replacement, removal or metering of any load management control device.
Plumbing:
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.
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.
105.2.1 Emergency repairs. Where equipment replacements and repairs must be performed in an
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emergency situation, the permit application shall be submitted within_the next working business day to
the building official. Notification shall be given to the Building Official, including the work address,
nature of emergency, and scope of work immediately, or by the next business day.
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.
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.
105.3 Application for permit. To obtain a permit,the applicant shall first file an application therefor in
writing ona form furnished by the building department for that purpose.
Permit application forms shall be in the format prescribed by a local administrative board, if applicable,
and must 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 a nonelectronic format,at the discretion of the building official.
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.
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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:
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.
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 new fire protection system of 49 or fewer sprinklers;
may design the alteration of an existing fire sprinkler system if the alteration consists of
the relocation, addition or deletion of 249 or fewer sprinklers and the addition of up to
49 sprinklers, as long as the cumulative total number of fire sprinklers being added,
relocated, or deleted does not exceed 249, notwithstanding the size of the existing fire
sprinkler system;or may design the alteration of an existing fire sprinkler system if the
alteration consists of the relocation or deletion of 249 or fewer sprinklers,
notwithstanding the size of the existing fire sprinkler system, if there is no change of
occupancy of the affected areas, as defined in this Code and the Florida Fire Prevention
Code,and there is no change in the water demand as defined in NFPA 13, "Standard for
the Installation of Sprinkler Systems," and if the occupancy hazard classification as
defined in NFPA 13 is reduced or remains the same as a result of the alteration.
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 under Chapter 489, 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
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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.
Any specialized mechanical, electrical, orplumbing 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.
Exception:
Simplified permitting processes.
(1)As used in this section,the term:
(a) "Component" means valves,fire sprinklers, escutcheons, hangers, compressors, or
any other item deemed acceptable by the local enforcing agency. For purposes of this
paragraph, a valve does not include pressure-regulating, pressure-reducing, or pressure-
control valves.
(b) "Contractor" means a person who:
1. 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; or
2. Is qualified to engage in the business of fire protection system contracting pursuant to
a license or certificate issued by the State Fire Marshal.
(c) "Fire alarm system project" means a fire alarm system alteration of a total of 20 or
fewer initiating devices and notification devices,or the installation or replacement of a
fire communicator connected to an existing fire alarm control panel in an existing
commercial, residential, apartment, cooperative, or condominium building.
(d) "Fire sprinkler system project" means a fire protection system alteration of a total of
20 or fewer fire sprinklers in which the sprinklers are of the same K-factor and located in
spaces where there is no change of hazard classification or increased system coverage
area, or the installation or replacement of an equivalent fire sprinkler system
component in an existing commercial, residential, apartment, cooperative, or
condominium building. For purposes of this paragraph, a component is equivalent if the
component has the same or better characteristics, including electrical, hydraulic,
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pressure losses, and required listings and spacing as the component being replaced.
(2)
(a) A local enforcement agency may require a contractor, as a condition of obtaining a
permit for a fire alarm system project or fire sprinkler system project,to submit a
completed application and payment.
(b)A local enforcement agency may not require a contractor to submit plans or
specifications as a condition of obtaining a permit for a fire alarm system project or fire
sprinkler system project.
(3) A local enforcement agency must issue a permit for a fire alarm system project or fire
sprinkler system project in person or electronically.
(4) A local enforcement agency must require at least one inspection of a fire alarm
system project or fire sprinkler system project to ensure compliance with applicable
codes and standards. If a fire alarm system project or fire sprinkler system project fails
an inspection,the contractor must take corrective action as necessary to pass
inspection.
(5)
(a) For a fire sprinkler alarm system project, a contractor must keep a copy of the plans
and specifications at the fire alarm system project worksite and make such plans and
specifications available to the inspector at each inspection.
(b) For a fire sprinkler system project to alter an existing fire protection system,a
contractor must keep a copy of the plans and specifications at the fire sprinkler system
project worksite and make such plans and specifications available to the inspector at
each inspection.
(c) For a fire sprinkler system project to install or replace a component, a contractor
must keep a copy of the manufacturer's installation instructions and any pertinent
testing instructions needed to certify or accept the component at the fire sprinkler
system project worksite and make such documents available to the inspector at each
inspection.
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
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Section 471.025, Florida Statutes.
All public swimming pools and public bathing places defined by and regulated under
Chapter 514, Florida Statutes.
105.3.1.3 Reviewing application for building permit. When reviewing an application for
a building permit, a local government may not request additional information from the
applicant more than three times, unless the applicant waives such limitation in writing.
If a local government requests additional information from an applicant and the
applicant submits the requested additional information to the local government within
30 days after receiving the request,the local government must,within 15 days after
receiving such information:
1. Determine if the application is properly completed;
2. Approve the application;
3. Approve the application with conditions;
4. Deny the application; or
5. Advise the applicant of information,if any,that is needed to deem the application
properly completed or to determine the sufficiency of the application.
If a local government makes a second request for additional information from the
applicant and the applicant submits the requested additional information to the local
government within 30 days after receiving the request,the local government must,
within 10 days after receiving such information:
Determine if the application is properly completed;
1. Approve the application;
2. Approve the application with conditions;
3. Deny the application;or
4. Advise the applicant of information,if any,that is needed to deem the application
properly completed or to determine the sufficiency of the application.
Before a third request for additional information may be made,the applicant must be
offered an opportunity to meet with the local government to attempt to resolve
outstanding issues. If a local government makes a third request for additional
information from the applicant and the applicant submits the requested additional
information to the local government within 30 days after receiving the request,the local
government must,within 10 days after receiving such information unless the applicant
waived the local government's limitation in writing, determine that the application is
complete and:
1. Approve the application;
2. Approve the application with conditions; or
3. Deny the application.
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4. If the applicant believes the request for additional information is not authorized
by ordinance, rule, statute, or other legal authority,the local government, at the
applicant's request, must process the application and either approve the
application, approve the application with conditions, or deny the application.
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 and justifiable cause
demonstrated. Abandoned applications shall be subject to destruction in accordance with state
law. The fee for renewal, re-issuance, and extension of a permit application shall be set forth by
the administrative authority. There may be fees or requirements from other government
agencies for permit application extensions or renewals.
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 Building permit application to local government
105.3.4.1(a) A local government must approve, approve with conditions, or deny a
building permit application after receipt of a completed and sufficient application within
the following timeframes, unless the applicant waives such timeframes in writing:
Within 30 business days after receiving a complete and sufficient application,for an
applicant using a local government plans reviewer to obtain the following building
permits if the structure is less than 7,500 square feet: residential units, including a
single-family residential unit or a single-family residential dwelling,accessory structure,
alarm, electrical, irrigation, landscaping, mechanical, plumbing, or roofing.
Within 60 business days after receiving a complete and sufficient application,for an
applicant using a local government plans reviewer to obtain the following building
permits if the structure is 7,500 square feet or more: residential units, including a single-
family residential unit or a single-family residential dwelling, accessory structure,alarm,
electrical, irrigation, landscaping, mechanical, plumbing, or roofing.
Within 60 business days after receiving a complete and sufficient application,for an
applicant using a local government plans reviewer to obtain the following building
permits: signs or nonresidential buildings that are less than 25,000 square feet.
Within 60 business days after receiving a complete and sufficient application,for an
applicant using a local government plans reviewer to obtain the following building
permits: multifamily residential, not exceeding 50 units; site-plan approvals and
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subdivision plats not requiring public hearing or public notice; and lot grading and site
alteration.
Within 12 business days after receiving a complete and sufficient application,for an
applicant using a master building permit consistent with s. 553.794 to obtain a site-
specific building permit.
Within 10 business days after receiving a complete and sufficient application,for an
applicant for a single-family residential dwelling applied for by a contractor licensed in
this state on behalf of a property owner who participates in a Community Development
Block Grant-Disaster Recovery program administered by the Department of Commerce,
unless the permit application fails to satisfy the Florida Building Code or the enforcing
agency's laws or ordinances. However,the local government may not require the
waiver of the timeframes in this section as a condition precedent to reviewing an
applicant's building permit application.
105.3.4.2 A local government must meet the timeframes set forth in this section for
reviewing building permit applications unless the timeframes set by local ordinance are
more stringent than those prescribed in this section.
105.3.4.3 After an applicant submits an application to the local government,the local
government must provide written notice to the applicant within 5 business days after
receipt of the application advising the applicant what information, if any, is needed to
deem or determine that the application is properly completed in compliance with the
filing requirements published by the local government. If the local government does not
provide timely written notice that the applicant has not submitted the properly
completed application,the application is automatically deemed or determined to be
properly completed and accepted.
105.3.4.4 A local government shall maintain on its website a policy containing
procedures and expectations for expedited processing of those building permits and
development orders required by law to be expedited.
105.3.4.5 If a local government fails to meet a deadline under this subsection, it must
reduce the building permit fee by 10 percent for each business day that it fails to meet
the deadline, unless the parties agree in writing to a reasonable extension of time,the
delay is caused by the applicant,or the delay is attributable to a force majeure or other
extraordinary circumstances. Each 10-percent reduction shall be based on the original
amount of the building permit fee, unless the parties agree to an extension of time.
105.3.4.6 A local enforcement agency does not have to reduce the building permit fee if
it provides written notice to the applicant by e-mail or United States Postal Service
within the respective timeframes in paragraph (a)which specifically states the reasons
the permit application fails to satisfy the Florida Building Code or the enforcing agency's
laws or ordinances. The written notice must also state that the applicant has 10 business
days after receiving the written notice to submit revisions to correct the permit
application and that failure to correct the application within 10 business days will result
in a denial of the application.
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105.3.4.7 If the applicant submits revisions within 10 business days after receiving the
written notice,the local enforcement agency has 10 business days after receiving such
revisions to approve or deny the building permit unless the applicant agrees to a longer
period in writing. If the local enforcement agency fails to issue or deny the building
permit within 10 business days after receiving the revisions, it must reduce the building
permit fee by 20 percent for each business day that it fails to meet the deadline unless
the applicant agrees to a longer period in writing.
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.
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 A local government may not require a contract between a builder and an owner for the
issuance of a building permit or as a requirement for the submission of a building permit
application.
105.3.9 Public right of way.A permit shall not be given by the building official for the
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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.
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.
105.4.1.5 After the local enforcing agency issues a permit,the local enforcing agency
may not make or require any substantive changes to the plans or specifications except
changes required for compliance with the Florida Building Code,the Florida Fire
Prevention Code, or the Life Safety Code, or local amendments thereto. If a local
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enforcing agency makes or requires substantive changes to the plans or specifications
after a permit is issued,the local enforcing agency must identify the specific plan
features that do not comply with the applicable codes, identify the specific code
chapters and sections upon which the finding is based, and provide the information to
the permitholder in writing.
105.5.Additional options for closing a permit. Pursuant to Section 553.79(16), 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, and the 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.
105.5.1 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.
105.5.2. 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.
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
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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.
Pursuant to Section 553.79(17), 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.
Pursuant to Section 553.79(17), 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.
105.6.1. Misrepresentation of application. The building official may revoke a permit or
approval, issued under the provisions of this code,when 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.
105.6.2.Violation of code provisions. The building official may require correction or revoke a
permit upon determination by the building official that the construction, erection, alteration,
repair, moving, demolition, installation, or replacement of the building, structure, electrical, gas,
mechanical or plumbing systems for which the permit was issued is in violation of, or not in
conformity with,the provisions of this code.
105.7 Placement of permit. The building permit or copy shall be kept on the site of the work until the
completion of the project.
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.
105.10 Certificate of protective treatment for prevention of termites. A weather-resistant jobsite
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
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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.
105.14.1 Affidavits in flood hazard areas. Permit issued on basis of an affidavit shall not extend
to the flood load and flood resistance requirements of the Florida Building Code and the building
official shall review an inspect those requirements.
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.
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Exception:Where defined wind-borne debris regions have not changed,single family detached
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 local enforcing agency, and any local buildingcode 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.
This subsection does not apply to a building permit sought for:
• A substantial improvement as defined in s. 161.54, Florida Statutes or as defined in the Florida
Building Code.
• A change of occupancy as defined in the Florida Building Code.
• A conversion from residential to nonresidential or mixed use pursuant to s. 553.507(3), Florida
Statutes or as defined in the Florida Building Code.
• A historic building as defined in the Florida Building Code.
This subsection does not prohibit a local enforcing agency,or any local building code administrator,
inspector,or other official or entity,from:
• Citing any violation inadvertently observed in plain view during the ordinary course of an
inspection conducted in accordance with the prohibition in paragraph (a).
• 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).
• 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).
• 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.
As used in this section,the term:
"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.
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"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, including video cameras and closed-circuit television systems used to signal or detect a
burglary,fire, robbery, or medical emergency,that is hardwired and operating at low voltage, as defined
in the National ElectricalCode Standard 70, Current Edition,or a new or existing low-voltage electric
fence. The term also includes ancillary components or equipment attached to a low-voltage alarm
system, or low-voltage electric fence, including, but not limited to, home-automation equipment,
thermostats, closed-circuit television systems,access controls, battery recharging devices, and video
cameras.
"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.
"Wireless alarm system" means a burglar alarm system or smoke detector that is not hardwired.
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.
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:
The electric charge produced by the fence upon contact must not exceed energizer characteristics set
forth in paragraph 22.108 and depicted in Figure 102 of International Electrotechnical Commission
Standard No. 60335-2-76,Current Edition.
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.
The low-voltage electric fence must be identified using warning signs attached to the fence at intervals
of not more than 60 feet.
The low-voltage electric fence shall not be installed in an area zoned exclusively for single-family or
multi-family residential use.
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 new or existing alarm system at a cost as
indicated in s. 553.793, Florida Statutes. The local enforcement agency may not require the payment of
any additional fees,charges,or expenses associated with the installation or replacement of a new or
existing alarm.
A local enforcement agency may not require a contractor, as a condition of purchasing a label,to submit
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information other than identification information of the licensee and proof of registration or
certification as a contractor.
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.
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.
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.
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.
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
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/m2), 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.
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.
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.
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SECTION 107
SUBMITTAL DOCUMENTS
107.1 General. Submittal documents consisting of construction documents,statement of special
inspections,geotechnical report and other data shall be submitted with each permit application in
accordance with Florida Statute 553.79.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.
If the design professional is an architect, interior designer, or engineer legally registered under the laws
of this state regulating the practice of architecture or interior design as provided for in chapter 481,
Florida Statutes, Part I, or landscape architecture as provided for in chapter 481, Florida Statutes, Part II,
or engineering as provided for in chapter 471, Florida Statutes,then he or she shall affix his or her
official seal to said drawings, specifications, and accompanying data, as required by Florida Statute.
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 upon suitable material. 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. Roof Assemblies. For roof assemblies required by this 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 certifying suitability for the specific site must be submitted with the
construction documents.
107.2.1.2.Additional Data.The building official may require details, computations,
stress diagrams, and other data necessary to describe the construction or installation
and the basis of calculations. All drawings, specifications and accompanying data
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required by the building official to be prepared by an architect or engineer shall be
affixed with their official seal, signature and date as state law requires.
107.2.1.3. Quality of Building Plans. Building plans shall be drawn to a minimum 1/8-
inch scale. The building official may establish,through department policy, other
standards for plans and specifications, including electronic format, in order to provide
conformity to its electronic permit review and record retention program.This policy
may include such things as minimum size, shape, contrast, clarity, or other items related
to records management. Electronic media must be compatible with the archive
requirements.
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.
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 I-1, the construction documents shall designate the number
of occupants to be accommodated on every floor,and in all rooms and spaces.
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
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 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.
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 site plan
shall include accessible parking and accessible routes as required by the Florida Building Code,
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Accessibility when applicable. 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. Site surveys shall be included, and it shall reflect the city approved
setbacks as determined by the approved and recorded plat.
Where an accessory use structure, addition or swimming pool is proposed to be constructed on
a lot zoned for single family dwellings, a site survey locating existing structures on the lot is
required to assure the proposed structure, addition, or swimming pool will comply with required
yard setbacks. A final survey of the accessory use structure, addition, or swimming pool shall be
provided to the building department to complete the close out of the permit.
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 Surface water drainage plan. A functional surface water drainage plan shown
on a survey with topographic information for the subject premises that will effectively
protect the subject premises without damage to adjacent property shall be provided at
the time of submittal.
107.2.6.3 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.
107.2.7 Structural information. The construction documents shall provide the information
specified in Section 1603 of the Florida Building Code, Building and include shoring details,
where applicable, for new construction and alterations. Where construction includes
excavation, shoring details shall include protection of the angle of repose for foundation
systems of existing adjacent structures.
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:
Building plans approved pursuant to Section 553.77(5), Florida Statutes, and state-approved
manufactured buildings are exempt from localcodes enforcing agency plan reviews except for provisions
of the code relating to erection, assembly or construction at the site. Erection, assembly 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.
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
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applicable codes and standards have been met and supply appropriate approved drawings to local
building and fire-safety inspectors.
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.
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.
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.
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 successor 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.
Successor registered design professional in responsible charge licensed under Chapter 471
Florida Statutes shall comply with Section 471.025(4) Florida Statute and the procedure set forth
in 61G15-27.001 Florida Administrative Code;or licensed under Chapter 481 Florida Statutes
shall comply with Section 481.221(6) Florida Statute and the procedure set forth in 61G1-18.002
Florida Administrative Code.
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. Those products which are regulated by
Rule 61620, Florida Administrative Code, shall be reviewed and approved in writing by the
designer of record prior to submittal for jurisdictional approval.
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
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application and that are to be submitted to the building officia 'for to installation.
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 besubmitted 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)
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
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Protection of openings and penetrations of rated walls
Fireblocking and draftstopping and calculated fire resistance
5. Fire suppression systems shall include:
Early warning smoke evacuation systems
Schematic fire sprinklers
Standpipes
Pre-engineered systems
Riser diagram.
6. 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
7. 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
8. 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
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Concrete
Plastic
Glass
Masonry
Gypsum board and plaster Insulating(mechanical)
Roofing
Insulation
Building envelope portions of the Energy Code(including calculation and
mandatory requirements)
9. 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
Interior requirements shall include the following:
Interior finishes(flame spread/smoke development)
Light and ventilation (including corresponding portion of the energy code)
Sanitation
10. Special systems:
Elevators
Escalators
Lifts
11. Swimming pools:
Barrier requirements
Spas
Wading pools
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
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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:
3. Clothes dryer exhaust
4. Kitchen equipment exhaust
5. Specialty exhaust systems
6. Equipment
7. Equipment location
8. Make-up air
9. Roof-mounted equipment
10. Duct systems
11. Ventilation
12. Combustion air
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13. Chimneys,fireplaces and vents
14. Appliances
15. Boilers
16. Refrigeration
17. Bathroom ventilation
18. Laboratory
19. Design flood elevation
20. Smoke and/or Fire Dampers
Gas:
1. Gas piping
2. Venting
3. Combustion air
4. Chimneys and vents
5. Appliances
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):
1. Site requirements:
Drainage Plan (Professionally prepared)
Set back/separation (assumed property lines) Location of septic tanks
Location of septic tanks
2. Fire-resistant construction (if required)
3. Fire protection systems,when required
4. Smoke and/or carbon monoxide alarm/detector locations
5. Egress:
Egress window size and location stairs construction requirements
6. Structural requirements shall include:
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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
7. Flood hazard areas, flood zones, design flood elevations, lowest floor elevations,
enclosures, equipment, and flood damage- resistant materials
8. Accessibility requirements:Show/identify accessible bath
9. Impact resistant coverings or systems
10. Residential Energy Code submittal(including calculation and mandatory requirements)
Manufactured buildings/housing:
a. Site requirements
Setback/separation (assumed property lines)
Location of septic tanks(if applicable)
Structural
Wind zone
Flood
Anchoring
Blocking
b. Plumbing
List potable water source and meter size(if applicable)
c. Mechanical
Exhaust systems
Clothes dryer exhaust
Kitchen equipment exhaust
d. Electrical exterior disconnect location
Exemptions.
Plans examination by the building official shall not be required for the following work:
a. Replacing existing equipment such as mechanical units,water heaters,etc.
in Re roofs
c. Minor electrical, plumbing and mechanical repairs
d. Annual maintenance permits
e. Prototype plans:
f. Except for local site adaptions, siding,foundations and/or modifications.
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g. Except for structures that require waiver.
h. Manufactured buildings plan except for foundations and modifications of
buildings on site and as listed above in manufactured buildings/housing.
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 resubmitted for approval as an amended set of construction
documents.
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 in flood hazard areas 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.
107.6.2 Affidavits Provided Pursuant to Section 553.791, Florida Statutes. For a building or
structure in a flood hazard area,the building official shall review any affidavit certifying
compliance with the flood load and flood-resistant construction requirements of the Florida
Building Code.
107.7 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 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 local enforcing agency. If
the building code administrator, plans examiner, or inspector requests another local enforcing agency
employee or a person contracted by the local enforcing agency to review the plans and that employee
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or person identifies specific plan features that do not comply with the applicable codes,the building
code administrator, plans examiner, or inspector must provide this information to the local enforcing
agency. The local enforcing agency shall provide this information to the permit applicant.
SECTION 108
TEMPORARY STRUCTURES AND USES
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.
108.2 Conformance.Temporary structures and uses shall comply with the requirements in Section 3103.
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 NFPA 70.
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
109.1 Payment of fees.A permit shall not be valid until the fees prescribed by law have been paid, nor
shall an
amendment to a permit be released until the additional fee, if any, has been paid.
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 applicable governing authority.
109.2.1 Types of Fees Enumerated. Fees may be charged for but not limited to the following:
a. Permits;
b. Plans examination;
c. Certificates of competency (including fees for applications, examinations, renewal, late
renewal,and reciprocity);
d. Re-inspections;
e. Administrative fees(including fees for investigative and legal costs incurred in the context
of certain disciplinary cases heard by the board);
f. Variance requests;
g. Administrative appeals;
h. Violations;and
i. Other fees as established by local resolution or ordinance.
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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. If, in the opinion of the building official,the valuation is underestimated on the
application,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.
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 established by the building official 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.
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.
109.6 Refunds.The building official is authorized to establish a refund policy.
SECTION 110
INSPECTIONS
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 buildingofficial 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
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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;or
licensed under Chapter 471 or 481 Florida Statutes.
The building official may require the owner to employ an inspection service in the following
instances:
1. For buildings or additions of Type I construction;
2. For all major structural alterations;
3. Where the concrete design is based on compressive strength in excess of 3000 pounds
per square inch;
4. For pile driving;
5. For buildings with an area greater than 20,000 square feet;
6. For buildings more than two stories in height; or
7. For buildings and structures of unusual design or methods of construction.
Such inspectors shall be present when work is underway on the structural elements of the
building to adequately attest to its compliance. Such inspectors shall be a registered architect or
engineer. An employee of the architect or engineer licensed under Chapter 468, Part XII, Florida
Statutes, may perform the inspections under the direction of and with final certification from
the architect or engineer. Such inspectors shall submit weekly progress reports including the
daily inspections to the building official and including a code compliance opinion of the resident
inspector.
At the completion of the construction work or project,the architect or engineer shall submit a
certificate of compliance to the building official, stating that the work was done in compliance
with this code and in accordance with the permitted drawing. Final inspection shall be made by
the building official before a Certificate of Occupancy or Certificate of Completion is issued; and
confirmation inspections may be made at any time to monitor activities and resident inspectors.
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. The building
official may inspect the buildings, structures, electrical,gas, mechanical and plumbing systems,from
time to time, before, during and upon completion of the work for which a permit was issued. The
building official shall make a record of every such examination and inspection and of all observed
violations of the technical codes. Additional regulations in the Florida Building Code, Existing Building
Volume, may apply.
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. A complete survey, or special purpose survey may be required before an inspection
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ifitirevit
Building
1. Foundation inspection. To be made after trenches are excavated, any required reinforcing steel
is in place,forms erected and shall at a minimum include the following building components:
• Stem-wall
• Monolithic slab-on-grade
• Piling/pile caps
• Footers/grade beams
2. 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.
3. 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. In lieu of providing a survey,
the contractor may elect to uncover all property line markers and string-up all property lines in
preparation for inspection.
4. In flood hazard areas, upon placement of the lowest floor, including basement, and prior to
further vertical construction,the elevation certification shall be submitted to the building official.
5. Lintel/Tie Beams/Columns/Masony Units/Vertical Cells.To be made after masonry units,forms,
reinforcing steel, shoring, conduit, piping accessories, and other ancillary equipment items are in
place, but before any concrete is placed.
6. 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
• Sheathing fasteners installed and found to be missing the structural member (shiners)
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shall be removed and properly reinstalled prior to installation of the dry-in material.
• Exterior wall coverings. Shall at a minimum include the following building components in
progress inspections:
• Exterior wall coverings and veneers
• Soffit coverings
7. 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
8. 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.
9. 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)
• Framing/trusses/bracing/connectors(including truss layout and engineered drawings)
• Draftstopping/fireblocking
• Curtain wall framing
• Energy insulation (Insulation R-factor as indicated on approved energy calculations)
• Accessibility
• Verify rough opening dimensions are within tolerances.
• Window/door buck attachment
10. 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.
11. Lath and gypsum board inspection for fire-resistance rated or shear assemblies. Lath and gypsum
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board inspections shall be made after lathing and gypsum board, interior and exterior,is in place,
but before ant plastering is applied or gypsum board joints and fasteners are taped and finished.
12. Final inspection. To be made after the building is completed and ready for occupancy.
• In flood hazard areas,as part of the final inspection,a final certification of the lowest floor
elevation or the elevation to which a building is dry floodproofed, as applicable, shall be
submitted to the authority having jurisdiction.
• A final survey prepared and certified by a registered surveyor may be required at time of
final inspection, when applicable
12. 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.
a) Steel reinforcement inspection
b) Underground electric inspection
c) Underground piping inspection including a pressure test.
d) Underground electric inspection under deck area (including the equipotential bonding)
e) Underground piping inspection under deck area
f) Deck inspection: to be made prior to installation of the deck material (with forms, deck
drains, and any reinforcement in place
g) Safety Inspection; Made prior to filling the pool with the bonding connections made, the
proper drain covers installed and the final barriers installed. All barriers must also meet
the required Land Development Code of St Lucie County.
h) Final pool piping
i) Final Electrical inspection
j) 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.
13. 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.
14. 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
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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).
15. Impact Resistant Coverings. 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:
a) The system indicated on the plans was installed.
b) 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. Power Release Inspection. To be made after the building electrical system is substantially
complete, or completed in phases,with all circuitry installed and electrical fixtures and devices in
place, or properly tagged and safed-off.
4. 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.
5. 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.
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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
2. 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.
3. 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.
4. 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.
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.
110.3.1 Footing and foundation inspection. ved.
110.3.2 Concrete slab and under-floor inspection. Weserved.
110.3.3 Lowest floor elevation.
110.3.4 Frame inspection.
110.3.5 Lath, gypsum board and gypsum panel product inspection. 1111111111
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 or irrigation, and the
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structural framing is protected by an impervious moisture barrier, all elements of the
impervious-moisture-barrier system shall not beconcealed until inspected and approved.
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.
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.
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.
110.3.10 Special inspections. Reserved.
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 as required in Section 1612.5 of the Florida Building Code, Building;or
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 (R405), confirmation that the envelope and duct test requirements 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:
The system indicated on the plans was installed.
The system is installed in accordance with the manufacturer's installation instructions
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and the product approval.
110.4 Inspection agencies.The building official is authorized to accept reports of approved inspection
agencies, provided such agencies satisfy the requirements as to qualifications and reliability.
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.
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 prior to any required mandatory inspections
by the threshold building inspector.
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.
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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.
110.9 Mandatory structural inspections for condominium and cooperative buildings.
RESERVED.
110.10 Impact of Construction. All construction activity regulated by this code shall be performed in a
manner so as not to adversely impact the condition of adjacent property, unless such activity is
permitted to affect said property pursuant to a consent granted by the applicable property owner,
under terms or conditions agreeable to the applicable property owner. This includes, but is not limited
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to,the control of dust, noise, water or drainage runoffs, debris, and the storage of construction
materials. New construction activity shall not adversely impact legal historic surface water drainage
flows serving adjacent properties and may require special drainage design complying with engineering
standards to preserve the positive drainage patterns of the affected sites. Accordingly, developers,
contractors and owners of all new residential development, including additions, pools, patios,
driveways, decks or similar items, on existing properties resulting in a significant decrease of permeable
land area on any parcel or has altered the drainage flow on the developed property shall, as a permit
condition, provide a professionally prepared drainage plan clearly indicating compliance with this
paragraph. Upon completion of the improvement, a certification from a licensed professional, as
appropriate under Florida law, shall be submitted to the inspector in order to receive approval of the
final inspection.
If, in the opinion of the Building Official,the construction site fails to maintain control of debris and
stored construction materials on the site additional protection may be required to safeguard the site as
deemed appropriate by the Building Official. The additional protection to safeguard the site and
surrounding properties may be a requirement to install a temporary opaque fence up to 6 feet in height
along areas including but not limited to certain roadways, preserves, parks, lakes, and waterways that
have been impacted by the nuisance. Failure to contain said materials, and failure to provide additional
safeguards may result in the issuance of a Stop Work Order for the construction site until additional
safeguards are imposed and escaped materials are cleaned from adjacent properties.
Note: Debris as used in this section means any discarded material originating from the construction site
and shall include, but not be limited to, construction material container and waste,food and beverage
containers and waste.
110.10.1 Securing Construction Sites. During such periods of time that the National Weather
Service has issued a severe weather advisory that is in effect for St. Lucie County shall be
deemed sufficient notice to the contractor and/or owner of any active or inactive construction
project;The contractor and/or owner shall be responsible for securing loose construction debris
and loose construction materials against the effects of hurricane force winds.
110.10.2 The contractor and/or owner of any active or inactive construction project shall be
responsible to secure or remove materials that are not fastened or secured to the ground or any
permanent structure. Materials stockpiled on top of any structure under construction shall be
permanently installed by the property owner or contractor upon a hurricane watch; however, in
the event such installation cannot be timely completed,then the contractor and/or owner shall:
a. Band together the construction materials and fasten them to the top of the structure in such
a manner so as not to present a threat of their becoming airborne during severe weather; or
b. Remove the construction materials from the top of the structure and fasten down to the
ground; or
c. Remove the construction materials from the job site; or
d. Store the construction materials inside an enclosed secure structure.
Note: For the purposes of this section, "severe weather advisory" shall be defined as any one of
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SECTION 111
CERTIFICATE OF OCCUPANCY
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.
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 permit number.
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 building official.
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.
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.
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
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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.
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.
111.6 Fixturing and stocking. The building official is authorized to issue approval for fixturing, stocking,
or decorating, when appropriate,to allow the builder to prepare the structure for permanent
occupancy.The building may not be open to the general public or be used for the transaction of any
commerce. Such approval must be conditioned upon the approval of the Fire Marshal, when applicable.
111.7 Digital Submittal Requirements for New Construction.
111.7.1 Building footprints. The building official is authorized to require the submittal of digital
shape (PDF)files, in a specific format, depicting a geo-referenced footprint with elevation for all
new structures as a condition of the issuance of a Certificate of Occupancy.
111.7.2 Subdivision Topography. The building official is authorized to require the submittal of
electronic topographical data and re-delineated 100-year floodplain boundaries for all new
subdivisions or lots of record for the purposes of updating and maintaining the community's
flood maps.
SECTION 112
SERVICE UTILITIES
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.
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.
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
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BOARD OF APPEALS
113.1 General. In order to hear and decide appeals of orders, decisions or determinations made by the
building official relative to the application and interpretation of this code,there shall be and is hereby
created a Construction Board of Adjustment Appeals. The structure, computation and administrative
procedures of the St. Lucie County Contracting Examining Board as described in Chapter 10, Article II of
the St. Lucie County Code, shall be used to serve the role of the Construction Board of Adjustments and
Appeals.
113.2 Limitations on authority. An application for appeal shall be based on a claim that the true intent
of this code or the rules legally adopted thereunder have been incorrectly interpreted,the provisions of
this code do not fully apply, or an equally good or better form of construction is proposed.The board
shall have no authority to waive requirements of this code.
113.3 Qualifications.The Construction Board of Adjustment and Appeals shall consist of members who
are qualified by experience and training to pass on matters pertaining to building construction and are
not employees of the jurisdiction.
113.4 Powers.The Construction Board of Adjustment and Appeals shall have the power, as further
defined in 113.5 and 113.6 of this code, to hear appeals of decision and interpretations of the Building
Official and consider variances of the technical codes.
113.5 Appeals.
113.5.1 Decision of the Building Official. The owner of a building, structure, or service system,
or duly authorized agent, may appeal a decision of the building official to the Construction
Board of Adjustment and Appeals whenever any one of the following conditions are claimed to
exist:
• The building official rejected or refused to approve the mode or manner of construction
proposed to be followed or materials to be used in the installation or alteration of a
building, structure, or service system.
• The provisions of this code do not apply to this specific case.
• That an equally good or more desirable form of installation can be employed in any
specific case, which the Building Official has rejected or refused.
• The true intent and meaning of this code or any of the regulations hereunder have been
misconstrued or incorrectly interpreted.
113.5.2 Variances. The Construction Board of Adjustment and Appeals,when upon written
request, has been so appealed to and after a hearing, may vary the application of any provision
of this code to any particular case when, in its opinion, the enforcement thereof would do
manifest injustice and would be contrary to the spirit and purpose of this or the technical codes
or public interest, and also finds all of the following:
• Those special conditions and circumstances exist which are peculiar to the building,
structure or service system involved and which are not applicable to others.
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• That the special conditions and circumstances do not result from the action or inaction of
the applicant.
• That granting the variance requested will not confer on the applicant any special privilege
that is denied by this code to other buildings, structures, or service systems.
• That the variance granted is the minimum variance that will make possible the reasonable
use of the building, structure, or service system.
• That the grant of the variance will be in harmony with the general intent and purpose of
this code and will not be detrimental to the public health, safety, and general welfare.
113.5.2.1 Conditions of the variance. In granting the variance,the board may prescribe
a reasonable time limit within which the action for which the variance is required shall
be commenced or completed or both. In addition, the board may prescribe appropriate
conditions and safeguards in conformity with this code. Violation of the conditions of a
variance shall be deemed a violation of this code.
113.5.3 Notice of Appeal. Notice of appeal shall be in writing and filed within 30 calendar days
after the building official renders the decision. Appeals shall be in a form acceptable to the
building official. Appeals relating to the provisions of the Florida Building Code,other than local
amendments, may be appealed to the Florida Building Commission, pursuant to Section 120.569
Florida Statutes, regarding the local government actions.
113.5.4 Unsafe or dangerous buildings or service systems. In the case of a building, structure, or
service system,which in the opinion of the building official, is unsafe, unsanitary, or dangerous,
the building official may, in the order, limit the time for such appeals to a shorter period.
113.6 Procedures of the board.
113.6.1 Rules and regulations. The board shall establish rules and regulations for its own
procedure not inconsistent with the provisions of this code. The board shall meet on call of the
chairman. The board shall meet within 30 calendar days after a notice of appeal has been filed.
113.6.2 Decisions. The Construction Board of Adjustment and Appeals shall, in every case,
reach a decision without unreasonable or unnecessary delay. Each decision of the board shall
also include the reasons for the decision. If a decision of the board reverses or modifies a
refusal, order, or disallowance of the Building Official or varies the application of any provision
of this code,the Building Official shall immediately take action in accordance with such decision.
Every decision shall be promptly filed in writing in the office of the Building Official and shall be
open to the public inspection. A certified copy of the decision shall be sent by mail or otherwise
to the appellant and a copy shall be kept publicly posted in the office of the Building Official for
two weeks after filing. Every decision of the board shall be final, subject however to such
remedy as any aggrieved party might have at law or in equity.
SECTION 114
VIOLATIONS
114.1 Unlawful acts. It shall be unlawful for any person,firm or corporation to erect,construct,alter,
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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.
114.3.1 Nothing in this code shall prevent the county from imposing fines, liens, or seek
injunctive relief, or exercising other enforcement powers as permitted by law.
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.
114.4.1 In addition to the proceedings set forth in this chapter, code enforcement proceedings
and penalties,fines, costs of repair and liens identified in Chapter 162, Florida Statutes Parts I
and II shall be authorized if building work begins without payment of all required fees, and for
the purposes of enforcing this code, code officials licensed under Florida Statute 468 Part XII are
deemed "Code Inspectors" as defined in Section 162.04, Florida Statutes.
SECTION 115
STOP WORK ORDER
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.
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 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.
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
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116.1 Unsafe buildings,structures,equipment or systems. Buildings, structures,systems 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.
116.1.1 When the building official determines a building, structure, electrical, gas, mechanical or
plumbing equipment or system or portion thereof is unsafe, as set forth in this code the building
official shall provide the record owner(s) of the real property, or the owner's authorized agent,
upon which the unsafe building, structure, equipment or system is located, a written notice stating
the defects thereof, by certified mail, return receipt requested. This notice shall require the owner
within thirty (30) business days of delivery of this notice to complete specified repairs or
improvements or to demolish and remove the building, structure, electrical, gas, mechanical, or
plumbing equipment or system or portion thereof.
116.1.1.1 In addition to the written notice being sent by certified mail, return receipt
requested to the record owner(s) of the real property upon which the unsafe building,
structure, equipment, or system is located, the building official shall post a copy of the
notice in a conspicuous place in the Administrative Annex Building, upon the building,
structure, equipment or system, and a copy shall be recorded in the public records of St
Lucie County.
116.1.1.2 In addition, a copy of the notice, as outlined in this subsection, shall be
published simultaneously for two consecutive weekends in a newspaper of local
circulation. Such notice shall be substantially in the following form:
NOTICE OF INTENT TO DEMOLISH OR SUBSTANTIALLY REPAIR AND INSPECT
(Insert Date of Notice)
The owner or other interested parties for the structure located at (address),are hereby notified that St Lucie County,
Florida, will proceed to have the building, structure, equipment, or system repaired, demolished or removed thirty
(30) calendar days after the date of this Notice if said building, structure, equipment or system is not substantially
repaired, demolished or removed by that date. All costs incurred by the County in connection with the repair,
demolition, or removal will be assessed against the property.
If, as a result of this Notice, the building, structure, equipment, or system is substantially repaired, demolished, or
removed by the owner, notice is hereby given that work to abate the unsafe condition requires building permits and
inspections for code compliance, and all related fees are required to be paid prior to performing the work or
receiving certification of code compliance. To request an extension of time, the owner should contact (Contact
Person and Phone Number) within ten (10) business days of the date of this Notice. Said request for an extension
must be made in writing to the building official.
An affected owner or duly authorized agent has the right to appeal this action to the Construction Board of
Adjustment and Appeals. An application of appeal should be filed in writing and hearing costs paid by the affected
owner or duly authorized agent, at the St Lucie County Building Division Office, within thirty (30) calendar days of
the date of this Notice. The fee to cover hearing costs shall be established by ordinance.
116.1.1.3 Evidence that an attempt has been made to hand deliver or mail the Notice, as
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provided herein, and proof of publication, shall be sufficient to show that the notice
requirements of this section have been met, without regard to whether or not the owner
actually received said notice.
116.1.2 If necessary,the notice shall also require the building, structure, electrical,gas, mechanical,
together with a copy of the recorded "Notice of Intent to Demolish or Substantially Repair and Inspect" at
the Clerk of the Court Office, plumbing equipment or systems or portion thereof to be vacated and/or
disconnected, and not reoccupied and/or reconnected until the specified repairs and improvements are
completed, inspected and approved by the building official. The building official shall post at each entrance
to the building a placard stating:
THIS BUILDING IS UNSAFE AND ITS USE OR OCCUPANCY HAS BEEN PROHIBITED BY THE BUILDING OFFICIAL.
This placard shall remain posted until the required repairs are made, or demolition is completed. It shall be
unlawful for any person,firm or corporation or its officers, agents, or other servants, to remove the
posting without written permission of the building official, or for any person to enter the building, or use
the building, structure, equipment or system except for the purpose of making the required repairs or of
demolishing same.
116.1.3 If such owner, agent, or person in control shall fail, neglect, or refuse to comply with a notice to
repair, rehabilitate, or to demolish, and remove said building, structure, electrical, gas, mechanical or
plumbing equipment or system or portion thereof, within thirty (30) calendar days of delivery of
notification by the County building official and pursuant to the procedures stated in this section, the
County is authorized and empowered, and the building official shall take action to achieve enforcement of
the code and/or abatement of the unsafe condition by substantial repair, demolition, or removal of the
building, structure, electrical,gas, mechanical or plumbing equipment or system or portion thereof, or in a
manner as dictated by the degree of threat posed by the unsafe condition.
116.1.3.1 The cost of vacating, substantially repairing, demolishing, removing, and/or otherwise
abating the unsafe condition incurred by the County, including the actual work of vacating,
substantially repairing, demolishing, removing, and/or otherwise abating the unsafe condition,
title work costs and expenses, all administrative and legal expenses, publication costs, postal
expenses, and other identifiable costs incurred by the County, shall be assessed against the
property.
116.1.3.1.1 All assessments shall be paid in full to the County no less than the close of
County business on the twentieth (20) business day after the Notice of Assessment is
delivered to the property owner. If the property owner fails to pay the assessment within
this time period,the building official or designee shall file with the Clerk of the Circuit
Court a lien to be recorded in the County's Official Record Book showing the nature of
such lien,the amount thereof and an accurate legal description of the property, including
the street address,which lien shall be effective from the date of filing and recite the
names of all persons notified and interested persons.
116.1.3.1.2 Thereafter,the unpaid amount of the assessment will accrue interest at the
rate of 12% per annum or at the maximum rate allowed by law.
116.1.3.1.3 If the assessment is not paid by the following September 1,the County will
declare the assessment delinquent and place the assessment on the tax roll as a non-ad
valorem assessment.
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SCOPE AND ADMINISTRATION
116.1.3.1.4 If the non-ad valorem assessment is not paid as part of the tax bill on the
property,the property may be subject to the sale of a tax certificate, bearing interest by
law at a rate as high as 18% per annum.
116.1.3.1.5 If the tax certificate is not redeemed by payment of the non-ad valorem
assessment in full, plus interest, as required by Florida law,the property may be sold and
conveyed by tax deed.
116.1.3.1.6 Nothing in this section shall prevent the County from imposing fines or liens,
seeking injunctive relief, pursuing foreclosure, or exercising other enforcement powers as
permitted by law.
116.1.4 The thirty (30)day time period contained in Section 116.1.1 of this code may be enlarged by the
building official, in a decision which is rendered in writing, upon receipt of the owner's written request for
an enlargement of time. In the written request,the owner must show cause as to why the enlargement of
time should be granted. In the event that the building official denies the owner's request for an
enlargement of time, said decision shall be rendered in writing, and delivered to the owner by certified
mail, return receipt requested.
116.1.5 Determinations. Decisions of the building official required by this section shall be in writing.The
date of the determination shall be the date it is reduced to writing and signed by the building official.
116.1.6 Relief from the Notice of Intent to Demolish or Substantially Repair and Inspect. An affected
owner or duly authorized agent has the right to appeal the notice to the Construction Board of Adjustment
and Appeals. An application of appeal shall be filed in writing and hearing costs paid by the affected owner
or duly authorized agent, at the St Lucie County Building Division Main Office, within thirty(30) business
days of the date of delivery of the notice, as required in this section. If notice is not successfully delivered
to the record owner,the application of appeal should be filed in writing and hearing costs paid by the
affected owner within thirty (30) business days following the second consecutive week of publication of
notice in a newspaper of local circulation. No action shall be taken by the County in connection with a
building, structure, electrical, gas, mechanical or plumbing equipment or system or portion thereof which
is the subject of any appeals procedure relating to demolition, except in cases of emergencies as described
in Section 116.2.2 of this code. Every decision of the Construction Board of Adjustment and Appeals shall
be final; subject however to such remedy as any aggrieved party might have at law. Such judicial relief
shall be sought by the affected party or authorized agent by filing the appropriate petition in the court of
jurisdiction within thirty (30) business days of the execution of the board order to be appealed. Such an
appeal shall not be a hearing de novo but shall be limited to an appellate review of the record created
before the Construction Board of Adjustment and Appeals.
116.1.7 An affected owner or duly authorized agent has the right to appeal a decision of the building
official to deny an extension of time, to the Construction Board of Adjustment and Appeals. An application
of appeal should be filed in writing and hearing costs paid by the affected owner or duly authorized agent,
at the St Lucie County Building Division Main Office, within ten (10) business days of the date that decision
is reduced to writing. The fee to cover hearing costs shall be established by ordinance.
116.1.8 Notice of Assessment. Upon completion of the actions undertaken by the County, the building
official shall notify in writing the owner that a special assessment has been imposed on the property. The
notice shall be delivered by certified mail, return receipt requested. The notice of assessment shall set
forth the following:
St Lucie County Amendments to the Florida Building Code 8`h Edition (2023) - Page 157
SCOPE AND ADMINISTRATION
• A description of the unsafe structure, a description of the actions taken by the County to
substantially repair or demolish the building, structure, electrical, gas, mechanical or plumbing
equipment or system or portion thereof, and the fact that the property has been assessed for the
costs incurred by the County to substantially repair or demolish the building, structure, electrical,
gas, mechanical or plumbing equipment or system or portion thereof.
• The aggregate amount of such costs, and an itemized list of such costs.
• The intent of the County to record the assessment as a lien against the property, if not paid within
twenty (20) business days of delivery. The intent of the County to charge interest at the rate of 12%
per annum or at the maximum rate allowed by law if the assessment is not paid within twenty (20)
business days.
• The intent of the County to declare the assessment delinquent and to place the assessment on the
tax roll as a non-ad valorem assessment if not paid by the following September 1.
• The potential for the property to be subject to the sale of a tax certificate, bearing interest by law
at a rate as high as 18% per annum, if the non-ad valorem assessment is not paid as part of the tax
bill on the property.
• The potential for the property to be sold and conveyed by tax deed if the tax certificate is not
redeemed by payment of the non-ad valorem assessment in full, plus interest,as required by Florida
law.
116.2 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 flood plain 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 Section
R322 of the Florida Building Code, Residential. This section shall not apply to Section 3109 of the Florida Building
Code, Building.
SECTION 118
WIND LOADS
118.1 The basic wind speed in miles per hour, for development of wind loads, shall be determined from figure
1609 of the Florida Building Code, and as interpolated and made available publicly by St Lucie County.
SECTION 119
SEVERABILITY
119.1 If any section, subsection, sentence, clause or phrase of this code is for any reason held to be
unconstitutional, such decision shall not affect the validity of the remaining portions of this code.
St Lucie County Amendments to the Florida Building Code 8th Edition (2023) - Page 58
ST LUCIE COUNTY ADMINISTRATIVE AMENDMENTS
TO THE FLORIDA BUILDING CODE, 8th Edition (2023)
: LLJ1CLL
♦ L° i
FLORIDA BUILDING CODE — RESIDENTIAL VOLUME,
APPENDIX Q
TINY HOUSES
EFFECTIVE SEPTEMBER, 2024
St Lucie Cunty Planning&Development Services—Building Division
2300 Virginia Ave.,Fort Pierce,Florida 34982
Phone:(772)462-2822
Contents
SECTION AQ101 GENERAL 3
AQ101.1 Scope. 3
SECTION AQ102 DEFINITIONS 3
AQ102.1 General 3
SECTION AQ103 CEILING HEIGHT 3
AQ103.1 Minimum ceiling height. 3
SECTION AQ104 LOFTS 4
AQ104.1 Minimum loft area and dimensions. 4
AQ104.1.1 Minimum area. 4
AQ104.1.2 Minimum horizontal dimensions. 4
AQ104.1.3 Height effect on loft area. 4
AQ1 04.2 Loft access and egress. 4
AQ104.2.1 Stairways 5
AQ104.2.1.1 Width. 5
AQ104.2.1.2 Headroom. 5
AQ104.2.1.3 Treads and risers. 5
AQ104.2.1.4 Landings. 5
AQ1 04.2.1.5 Landing platforms. 5
AQ104.2.1.6 Handrails. 6
AQ1 04.2.1.7 Stairway guards 6
AQ1 04.2.2 Ladders 6
AQ104.2.2.1 Size and capacity. 6
AQ104.2.2.2 Incline 6
AQ1 04.2.3 Alternating tread devices. 6
AQ1 04.2.4 Ships ladders. 6
AQ1 04.2.5 Loft guards 6
SECTION AQ105 EMERGENCY ESCAPE AND RESCUE OPENINGS 6
AQ105.1 General 6
SECTION AQ106 ENERGY CONSERVATION 7
AQ1 06.1 Air leakage testing. 7
AQ106.1.1 Whole-house mechanical ventilation. 7
AQ1 06.2 Alternative compliance. 7
APPENDIX Q
TINY HOUSES
SECTION AQ101
GENERAL
AQ1 01.1 Scope.
This appendix shall be applicable to tiny houses used as single dwelling units. Tiny
houses shall comply with this code except as otherwise stated in this appendix.
SECTION AQ102
DEFINITIONS
AQ1 02.1 General.
The following words and terms shall, for the purposes of this appendix, have the
meanings shown herein. Refer to Chapter 2 of this code for general definitions.
EGRESS ROOF ACCESS WINDOW. A skylight or roof window designed and installed to
satisfy the emergency escape and rescue opening requirements of Section R310.2.
LANDING PLATFORM. A landing provided as the top step of a stairway accessing a loft.
LOFT. A floor level located more than 30 inches (762 mm) above the main floor, open to
the main floor on one or more sides with a ceiling height of less than 6 feet 8 inches
(2032 mm) and used as a living or sleeping space.
TINY HOUSE. A dwelling that is 400 square feet (37 m2) or less in floor area excluding
lofts.
SECTION AQ103
CEILING HEIGHT
AQ103.1 Minimum ceiling height.
Habitable space and hallways in tiny houses shall have a ceiling height of not less than 6
feet 8 inches (2032 mm). Bathrooms,toilet rooms and kitchens shall have a ceiling height
of not less than 6 feet 4 inches (1930 mm). Obstructions including, but not limited to,
beams, girders, ducts and lighting shall not extend below these minimum ceiling heights.
Exception: Ceiling heights in lofts are permitted to be less than 6 feet 8 inches (2032
mm).
SECTION AQ104
LOFTS
AQ1 04.1 Minimum loft area and dimensions.
Lofts used as a sleeping or living space shall meet the minimum area and dimension
requirements of Sections AQ104.1.1 through AQ104.1.3.
AQ104.1.1 Minimum area.
Lofts shall have a floor area of not less than 35 square feet (3.25 m2).
AQ104.1.2 Minimum horizontal dimensions.
Lofts shall be not less than 5 feet (1524 mm) in any horizontal dimension.
AQ1 04.1.3 Height effect on loft area.
Portions of a loft with a sloped ceiling measuring less than 3 feet (914 mm) from the
finished floor to the finished ceiling shall not be considered as contributing to the
minimum required area for the loft. See Figure AQ104.1.3.
Exception: Under gable roofs with a minimum slope of 6 units vertical in 12 units
horizontal (50-percent slope), portions of a loft with a sloped ceiling measuring less
than 16 inches (406 mm) from the finished floor to the finished ceiling shall not be
considered as contributing to the minimum required area for the loft. See Figure
AQ104.1 .3.
3 FT MIN.CLG.HT.
FOR PORTION OF PORTION OF PORTION OF
LOFT USED FOR LOFT NOT LOFT
MIN.FLOOR AREA COUNTED COUNTED
For SI: 1 inch = 25.4 mm, 1 foot = 304.8 mm.
FIGURE AQ104.1.3
LOFT CEILING HEIGHT
AQ1 04.2 Loft access and egress.
The access to and primary egress from lofts shall be of any type described in Sections
AQ104.2.1 through AQ104.2.4. The loft access and egress element along its required
minimum width shall meet the loft where its ceiling height is not less than 3 feet (914
mm).
AQ1 04.2.1 Stairways.
Stairways accessing lofts shall comply with this code or with Sections AQ104.2.1.1
through AQ104.2.1.7.
AQ104.2.1 .1 Width.
Stairways accessing a loft shall be not less than 17 inches (432 mm) in clear width at or
above the handrail. The width below the handrail shall be not less than 20 inches (508
mm).
AQ104.2.1.2 Headroom.
The headroom above stairways accessing a loft shall be not less than 6 feet 2 inches
(1880 mm), as measured vertically from a sloped line connecting the tread, landing or
platform nosings in the center of their width, and vertically from the landing platform
along the center of its width.
AQ104.2.1 .3 Treads and risers.
Risers for stairs accessing a loft shall be not less than 7 inches (178 mm) and not more
than 12 inches (305 mm) in height. Tread depth and riser height shall be calculated in
accordance with one of the following formulas:
1.The tread depth shall be 20 inches (508 mm) minus four-thirds of the riser height.
2.The riser height shall be 15 inches (381 mm) minus three-fourths of the tread depth.
AQ104.2.1 .4 Landings.
Intermediate landings and landings at the bottom of stairways shall comply with Section
R311.7.6, except that the depth in the direction of travel shall be not less than 24 inches
(610 mm).
AQ104.2.1 .5 Landing platforms.
The top tread and riser of stairways accessing lofts shall be constructed as a landing
platform where the loft ceiling height is less than 6 feet 2 inches (1880 mm) where the
stairway meets the loft. The landing platform shall be not less than 20 inches (508 mm)
in width and depth measured horizontally from and perpendicular to the nosing of the
landing platform. The landing platform riser height to the loft floor shall be not less than
16 inches (406 mm) and not greater than 18 inches (457 mm).
AQ104.2.1.6 Handrails.
Handrails shall comply with Section R311.7.8.
AQ104.2.1 .7 Stairway guards.
Guards at open sides of stairways, landings and landing platforms shall comply with
Section R312.1.
AQ1 04.2.2 Ladders.
Ladders accessing lofts shall comply with Sections AQ1 04.2.1 and AQ1 04.2.2.
AQ1 04.2.2.1 Size and capacity.
Ladders accessing lofts shall have a rung width of not less than 12 inches (305 mm), and
10-inch (254 mm) to 14-inch (356 mm) spacing between rungs. Ladders shall be capable
of supporting a 300-pound (136 kg) load on any rung. Rung spacing shall be uniform
within 3/8 inch (9.5 mm).
AQ104.2.2.2 Incline.
Ladders shall be installed at 70 to 80 degrees from horizontal.
AQ1 04.2.3 Alternating tread devices.
Alternating tread devices accessing lofts shall comply with Sections R311.7.11.1 and
R311.7.11.2. The clear width at and below the handrails shall be not less than 20 inches
(508 mm).
AQ104.2.4 Ships ladders.
Ships ladders accessing lofts shall comply with Sections R311.7.12.1 and R311.7.12.2.
The clear width at and below handrails shall be not less than 20 inches (508 mm).
AQ1 04.2.5 Loft guards.
Loft guards shall be located along the open side(s) of lofts. Loft guards shall be not less
than 36 inches (914 mm) in height or one-half of the clear height to the ceiling,whichever
is less. Loft guards shall comply with Section R312.1.3 and Table R301 .5 for their
components.
SECTION AQ1 05
EMERGENCY ESCAPE AND RESCUE OPENINGS
AQ105.1 General.
Tiny houses shall meet the requirements of Section R310 for emergency escape and
rescue openings.
Exception: Egress roof access windows in lofts used as sleeping rooms shall be
deemed to meet the requirements of Section R310 where installed such that the
bottom of the opening is not more than 44 inches (1118 mm) above the loft floor,
provided the egress roof access window complies with the minimum opening area
requirements of Section R310.2.1.
SECTION AQ106
ENERGY CONSERVATION
AQ1 06.1 Air leakage testing.
The air leakage rate for tiny houses shall not exceed 0.30 cubic feet per minute at 50
Pascals of pressure per square foot of the dwelling unit enclosure area. The air leakage
testing shall be in accordance with the testing methods required in Section R402.4.1.2 of
the Florida Building Code, Energy Conservation. The dwelling unit enclosure area shall be
the sum of the areas of ceilings, floors and walls that separate the conditioned space of
a dwelling unit from the exterior, its adjacent unconditioned spaces and adjacent dwelling
units.
AQ1 06.1.1 Whole-house mechanical ventilation.
Where the air leakage rate is in accordance with Section AQ106.1,the tiny house shall be
provided with whole-house mechanical ventilation in accordance with Section M1507.3.
AQ1 06.2 Alternative compliance.
Tiny houses shall be deemed to be in compliance with Chapter 11 of this code and
Chapter R4 of the Florida Building Code, Energy Conservation, provided that the following
conditions are met:
1. The insulation and fenestration meet the requirements of Table R402.1.2 of the
Florida Building Code, Energy Conservation.
2. The thermal envelope meets the requirements of Section R402.4.1.1 and Table
R402.4.1.1 of the Florida Building Code, Energy Conservation.
3. Solar, wind or other renewable energy source supplies not less than 90 percent
of the energy use for the structure.
4. Solar, wind or other renewable energy source supplies not less than 90 percent
of the energy for service water heating.
5. Permanently installed lighting is in accordance with Section R404 of the Florida
Building Code, Energy Conservation.
6. Mechanical ventilation is provided in accordance with Section M1507 and
operable fenestration is not used to meet ventilation requirements
FLORIDA DEPARTMENT O�STATE
RON DESANTIS
Governor
December 12, 2024
Michelle R. Miller
Clerk & Comptroller
St. Lucie County
2300 Virginia Ave.
Fort Pierce, FL 34982
Dear Michelle Miller,
CORD BYRD
Secretary of State
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of St. Lucie County Ordinance No. 24-038, which was filed in this office on December 11,
2024.
Sincerely,
Alexandra Leijon
Administrative Code and Register Director
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270
Susan Bellamy
From: Michael Jerrahian
Sent: Thursday, December 12, 2024 12:25 PM
To: Katherine Barbieri; Monica Graziani; Benjamin Balcer
Cc: Susan Bellamy
Subject: Re: Admin Amendments
Submitted and approved by the Florida Building Commission.
'~ Florida Building Codes
' USER; rAlchaEI Jerrahian, County of St Lucie, Local Government
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Ph: 772-462-2186 11 Cell: 772-295-9112 12300 Virginia Ave. Fort Pierce 34982
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