Installation of a storage shed on a residential site.
- Detached sheds 100 sq. ft. or less in area require only a zoning review (no building plans review) and a building permit.
- All other sheds require a building permit and must have both a building plans review & zoning review prior to permit issuance.
- Exception: A building permit is not required for plastic or rubber manufactured type sheds 68 sq. ft. or less in area. However, they must comply with zoning setbacks, and must be moved and secured if there is the threat of a tropical storm.
Required Forms/Documents - Application Submittal
- Application for Construction Permit (1 original and 1 copy [1 copy if using online permitting])
- Tree Permit Application (1 original and 1 copy [1 copy if using online permitting]): The tree permit application form must accompany the permit application if trees are being removed and/or lot clearing is necessary.
- Letter of Compatibility of Accessory Structures (1 original and 1 copy): This affidavit is required for structures over 250 sq. ft. Please provide a color sample of the primary dwelling and a color sample of the primary dwelling and a color sample/manufacturer's brochure for the accessory structure.
- Affidavit for Accessory Structures (1 original signed)
- 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).
- Drawings/Plans/Engineering:
- Plastic or Rubber Type Sheds - 48 sq. ft. or less only (two copies/sets): Two copies or sets of the manufacturer's brochure suffices. Must provide site plan showing the proposed structure(s), the setbacks from the structure to the property lines, seawall, or mean high water line to the structure, any easements on the property, and street names.
- Pre-Manufactured - DBPR approved sheds only (two copies/sets): Proof of State of Florida DBPR Approval and approval number. Must provide tie-down/foundation requirements from the shed's manufacturer, or original signed and sealed engineering. Must provide site plan showing the proposed structure(s), the setbacks from the structure to the property lines, seawall, or mean high water line to the structure, any easements on the property, streets names, and proposed final floor elevation.
- Site Built (two copies or sets) - Sheds that will be site built and more than 100 sq. ft. require:
- Original signed/sealed construction plans by an engineer/architect: Must be wet seal if applying for a permit through our office in person/paper. Digitally signed/sealed engineered plans for contractors using our online portal; or,
- Plans and shed can be designed to comply with a prescriptive method approved by the Florida Building Code. One approved prescriptive method is the Wood Frame Construction Manual. It must be followed exactly.
- 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)
- Site Plan (two copies/sets): Showing the proposed structure(s), the setbacks from the structure to the property lines, seawall, or mean high water line to the structure, any easements on the property, street names, and final floor elevation.
Required Forms/Documents - Prior to First Inspection
- Notice of Commencement (NOC) (1 copy signed and recorded): Any improvement for which the direct contract price is greater than $5,000. This form must be submitted prior to scheduling the first inspection.
Required Forms/Documents - Prior to Final Inspections
- Elevation Certificate -"Final": If a shed is over 250 sq. ft., a certificate prepared by a registered surveyor, is required if the property is in the Special Flood Hazard Area. The certificate must be submitted for approval prior to requesting Final inspections.
Other Information
- Wood Frame Construction Manual (AWC): Prescriptive method.
- Per Florida Statute FS 489.103(21), "the sale, delivery, assembly, or tie-down of lawn storage buildings or storage buildings not exceeding 400 sq. ft. and bearing the insignia of approval from the Department of Community Affairs showing compliance with the Florida Building Code" shall not require its installation by a contractor.
- Contractors and Owner-Builders must list any subcontractors with their permit applications.
Fees
At Time of Application
- Application Fee: $22
At Time of Issuance
- Building Flat Fee: $90
- Surcharge: $4
- Right-Of-Way Review: $90
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 lease, 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
- Local Shed Tie Down
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.
- 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
Inspection Type (IVR Code):
- Building Final (925): Made after all work is complete. Depending upon the scope of work, electrical, mechanical, plumbing, driveway and tree final inspections may be required prior to the Building Final inspection.
- Tie Down (208)
- Zoning Final (965)