Residential Garage

Construction of a detached or attached garage on residential property. NOTE: A Subcontractor Worksheet is required for metal buildings over 400 square feet per Florida Statutes. Building plans approved under FS 553.77 (3) and state approved manufactured buildings, including buildings manufactured and assembled offsite and not intended for habitation, such as lawn storage buildings and storage sheds, are exempt from local code 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. Lawn storage buildings and storage sheds bearing the insignia of approval of the department are not subject to FS 553.842. Such buildings that do not exceed 400 square feet may be delivered and installed without need of a contractor's or specialty license.

Required Forms & Documents

• Application for Construction Permit (1 original signed)
• No Tree Removal for Improvements Affidavit (1 original and 1 copy): This affidavit is to be used to certify that the property does not require the removal of any trees, 4 caliper inch or greater and/or not installed for tree points.
• Tree Permit Application (1 original and 1 copy): The tree permit application form must accompany the permit application if trees are being removed and/or lot clearing is necessary.
• Notice of Commencement (1 copy signed and recorded): Any improvement for which the direct contract price is greater than $5,000. Must be submitted prior to scheduling the first inspection.
• Survey (2 copies/sets)
• Site Plan (2 copies/sets)
• Drawings/Plans/Engineering (2 copies/sets): Complete drawings. Must be wet seal if applying for a permit at our office. Digitally signed and sealed engineered plans for contractors using our online portal.
• Subcontractor Worksheet (1 original or copy): Submit if contractor is hiring a subcontractor to perform any electric, mechanical, plumbing or roofing work.
• Elevation Certificate - "Under Construction" (1 original): Prepared by a registered surveyor, is required if the property is within a Special Flood Hazard Area. The certificate must be submitted for approval prior to Roof Sheathing inspection. The document may be emailed to FloodInfo@CharlotteCountyFL.gov.
• Elevation Certificate - "Final" (2 originals): Prepared by a registered surveyor, is required if the property is within the Special Flood Hazard Area. The certificate must be submitted for approval prior to requesting any Final inspections. The document may be emailed to FloodInfo@CharlotteCountyFL.gov.
• Affidavit - No Public Utility Structures On-Site (1 original signed)
• Affidavit for Accessory Structures (1 original signed)
• Letter of Compatibility for Accessory Structures (1 original notarized): Letter of Compatibility for Accessory Structures (1-page form) if the garage is to be greater than 250 sq. ft. in area.
• Owner-Builder Permit Information: Please read this information about what and who may qualify for an Owner-Builder permit. An Owner-Builder Disclosure Statement Form must be completed.
• Owner-Builder Disclosure Statement (1 original, personally signed at the permit counter): Eligible Owner-Builders must complete this form in person at the time of application. Required by Florida law in order to be exempt from having to be a licensed contractor (sale, rental or lease of the property is prohibited for 1 year from permit completion).
• Product Specifications: Product Approval Numbers for materials (e.g. windows, doors, roof covering, siding, soffits, etc.). Product approvals can be researched at floridabuilding.org/pr/pr_app_srch.aspx (FL#'s) or miamidade.gov/building/pc-search_app.asp (NOA #'s)

Fees

• Building Flat Fee: $200 if valuation less than $50,000
• Surcharge: $5 if Valuation is less than $50,000. If Valuation is $50,000 or more, the Surcharge = 0.025 x Building Fee

• Zoning Review: $22
• Right-Of-Way Review: $90
• Building: 0.004 x ICC Valuation if more than or equal to $50,000 in valuation - less the Pre-Application Fee

Note: Payments by check should be made payable to either "CCBCC" or Charlotte County Board of County Commissioners. Payments are also accepted by Mastercard or Visa credit or debit cards.

Licenses That Can Pull This Permit Type

• Owner-Builder: Must not rent or sell the property within one (1) year of completion of the permit.
• Certified Building
• Certified General
• Certified Residential
• Registered Building
• Registered General
• Registered Residential

Department Reviews

• Intake/Sufficiency: A review of the application, and its required documents to verify completeness for acceptance and payment of initial fees.
• Building: A review of the proposed work to ensure that the structure will be in compliance with the applicable structural requirements of the Florida Building Code. This also includes wind loads and flood loads.
• Right-of-Way: A review the proposed work for impacts to the county right-of-way (ROW) and/or easements and determine what, if any, inspections will be required.
• Utilities: Ensure that the applicable regulations are followed in relation to connecting to water or sewer service provided by Charlotte County Utilities Department (CCUD).
• Zoning: A review the proposed work for compliance with the land development regulations. This includes zoning, setbacks and any other regulations pertaining to the location and type of structure.
• Permit Issuance: At this point, work may commence. The applicant will receive an approved copy of the permit package, and an Inspection Card to be posted at the site.

Typical Inspections

• Building Final (925): Made after all work is complete. Electrical, mechanical, plumbing, driveway and tree final inspections may be made prior to the building final inspection.
• Dry In (501)
• Electric Final (935): Made once power is connected to the building, all electrical work has been completed and all electrical trim is installed.
• Electric Rough (300): Made after the installation of all electrical boxes and rough wiring.
• Footer (230): Required when separate concrete footings are poured. The inspection should be made after the trenches have been dug and reinforcing steel is in place and made prior to actually pouring the concrete.
• Framing (200): Made after all construction is dried in and after all applicable rough electrical, plumbing, mechanical and gas inspections have been made. There should be no insulation installed prior to the inspection.
• Roof Final (955)
• Roof Sheathing (508): Made before roof coverings are installed.
• ROW Final (985)
• ROW Grade Final (986)
• ROW Line and Grade (810)
• Site Drainage (987)
• Slab (201): Required when a concrete slab/monolithic slab/footing is to be poured. The inspection should be made after all form-work, termite treatment, vapor barriers, reinforcing steel & applicable rough plumbing inspections have been completed but prior to pouring.
• Zoning Final (965)