Building permits inside Orlando city limits are issued by the Permitting Services Division (Economic Development Department). Orlando runs a fully digital process — applications through the Orlando Digital Permits portal, plan review through ProjectDox, and a Permit Lookup tool for fees, inspections, and status — with one of the busiest permit counters in Florida.
Applies inside City of Orlando limits only. Surrounding unincorporated areas permit through Orange County's Fast Track system — check the parcel's jurisdiction first.
What requires a building permit in the City of Orlando?
Under the Florida Building Code (§105.1), a permit is required before you construct, enlarge, alter, repair, move, demolish, or change the occupancy of most structures and systems. New for 2026: Florida HB 803 (effective July 1, 2026) created additional building-permit exemptions for certain single-family residential work. Ask the permit counter whether your scope qualifies before assuming a permit is needed.
Permit required
- New residential, multifamily, and commercial construction
- Additions, garages, sheds, and porches
- Structural alterations, interior build-outs, and demolition
- Roof replacements and window / door replacements
- Electrical service changes and most wiring work
- Mechanical / HVAC installations and changeouts
- Plumbing, gas, and irrigation work
- Signs, pools, and screen enclosures
Usually exempt
- Painting, flooring, cabinets, and cosmetic finishes
- Like-for-like minor repairs that don't alter systems
- Routine maintenance that doesn't extend or reroute systems
- Certain minor single-family work newly exempted by HB 803 (verify)
Who handles permitting in the City of Orlando?
All permitting is administered by the City of Orlando Permitting Services Division through the Orlando Digital Permits (ProjectDox plan review system).
- Address: Orlando City Hall, 400 S. Orange Avenue, Orlando, FL 32801
- Phone: (407) 246-2271
City of Orlando permit types
A building permit is one record among many. the Orlando Permitting Services Division issues work under separate record types, and filing under the wrong one is a rejection, not a correction — the application is closed and refiled, and the review clock restarts.
Residential permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | New dwellings, additions, and accessory structures over the exempt threshold | Full plan review (structural, energy, zoning) | Valuation-based |
| Renovation / alteration | Structural or load-bearing changes, layout changes, substantial repair | Plan review scaled to scope | Valuation-based |
| Reroof | Roof covering replacement and most major roof repair | Product approval review; dry-in and nail-off inspections | Valuation or squares |
| Solar photovoltaic | Rooftop or ground-mount PV installation or replacement | Structural plus electrical review | Flat or system-size based |
| Solar thermal | Passive water heating or pool heating systems | Plumbing and structural review | Flat or per-permit minimum |
| Electrical | Service changes, panel upgrades, new circuits, most wiring alterations | Trade review; filed against the building permit | Per-permit minimum or per-device |
| Plumbing | New piping, repipes, water heaters, fixtures, gas piping | Trade review; filed against the building permit | Per-permit minimum or per-fixture |
| Mechanical / HVAC | Changeouts that are not like-for-like, ductwork, refrigeration | Trade review; filed against the building permit | Per-permit minimum or per-unit |
| Windows and doors | Replacement units and opening protection | Product approval review for wind-borne debris | Valuation or per-opening |
| Pool and spa | In-ground and above-ground pools, spas, barrier and enclosure work | Plan review plus barrier and electrical bonding | Valuation-based |
| Fence and accessory | Fences, sheds, decks, and carports over the exempt threshold | Zoning plus structural where applicable | Flat or valuation-based |
| Demolition | Full or partial demolition of a structure | Utility disconnect verification required | Flat |
Commercial permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | Ground-up commercial, industrial, and multifamily | Full multi-discipline plan review | Valuation-based |
| Tenant improvement | Interior build-outs and suite fit-ups | Plan review across affected disciplines | Valuation-based |
| Renovation / alteration | Structural, envelope, or system changes to an existing building | Plan review scaled to scope | Valuation-based |
| Change of use | Converting a building from one occupancy classification to another | Zoning, life-safety, and accessibility review | Valuation or flat |
| Reroof | Commercial roof covering replacement | Product approval review plus fire review where applicable | Valuation or squares |
| Solar photovoltaic | Commercial rooftop, carport, and ground-mount PV | Structural, electrical, and often fire review | Valuation or system-size based |
| Electrical | Service, distribution, and branch circuit work | Trade review | Valuation or per-device |
| Plumbing | Supply, waste, vent, and gas systems | Trade review | Valuation or per-fixture |
| Mechanical / HVAC | Rooftop units, ductwork, exhaust, and refrigeration | Trade review | Valuation or per-unit |
| Fire protection | Sprinkler, standpipe, alarm, and suppression systems | Fire prevention plan review | Valuation or per-device |
| Sign | Wall, monument, and illuminated signage | Zoning plus electrical where illuminated | Flat or per-sign |
| Demolition | Full or partial commercial demolition | Utility disconnect and environmental clearance | Flat or valuation-based |
Residential
- Single-discipline review in most cases
- Master permit with trades filed against it
- Owner-builder route exists but carries statutory affidavits
- Product approval drives roofing and opening protection
Commercial — multi-discipline
- Concurrent review across building, fire, and zoning
- Signed and sealed plans across every affected discipline
- Accessibility and life-safety review attach to change of use
- Impact and concurrency fees can apply on top of permit fees
Solar permits in City of Orlando
Solar is permitted as its own record type in most Florida jurisdictions rather than rolled into a general building permit, and residential and commercial photovoltaic are usually separate records with different document sets. Solar thermal — passive water and pool heating — is a third, distinct record.
A photovoltaic submittal is reviewed on two tracks at once: structural (roof load path, attachment spacing, uplift) and electrical (conductor sizing, rapid shutdown, point of interconnection). A single-line diagram and a signed and sealed structural attachment detail are the two attachments most often missing on a first submittal.
Under Fla. Stat. §163.04, a homeowners' association cannot prohibit a solar collector on a dwelling — HOA architectural approval is not a prerequisite to permit issuance, though it may still be a contractual matter between owner and association.
Utility interconnection runs parallel to the building permit, not inside it. Permission to Operate is issued by the utility after the final electrical inspection clears.
Roofing permits in City of Orlando
A roof covering replacement requires a permit in every Florida jurisdiction. Repairs below the local threshold may not, but the threshold is scope-specific and confirming it with the building department before tear-off is cheaper than an after-the-fact permit.
Every roof product must carry a current Florida Product Approval or Miami-Dade Notice of Acceptance rated for the wind speed at the project address. A product approval number that has lapsed or is rated below the site wind speed is the single most common reroof rejection.
Reroof inspections are sequenced: dry-in after the underlayment, nail-off on the sheathing fastening, and final. Covering the deck before the dry-in inspection means tearing it back open.
Hurricane mitigation retrofit requirements can attach when an existing roof is replaced, including secondary water barrier and roof-to-wall connection work. These add scope and documents, and they are triggered by the replacement itself.
Under Fla. Stat. §553.7922, jurisdictions run expedited procedures for permits that need no technical review — reroofs, roof repairs, and similar — during a declared state of emergency.
the City of Orlando building permit cost
Orlando calculates permit fees from project valuation using published formulas, with percentage surcharges. Representative rows from the city's published commercial fee schedule:
Published fee formulas and surcharges (city schedule)
| Item | How it's calculated |
|---|---|
| Commercial plumbing / gas permit | $64.94 first $1,000 of cost + $10.81 per add'l $1,000 to $25,000; $8.12 per $1,000 above $25,001 |
| Commercial application fee | 25% of the initial estimated permit fee — non-refundable, credited to the final fee |
| Technology surcharge | 3% of the permit fee |
| Administrative inspection fund | 1.5% of the permit fee ($2 minimum) |
| DCA operational trust fund surcharge | 1% of the permit fee ($2 minimum) |
| Inspection cancellation (≤24 hrs notice) | $50 |
| Refund policy | City retains 25% of the permit fee or the minimum fee, whichever is greater |
the City of Orlando trade permits
Electrical permits
Required for service installations, panel upgrades, solar PV, and most wiring alterations in the City of Orlando, filed by a licensed electrical contractor against the master building permit in Orlando Digital Permits.
Plumbing permits
Required for new plumbing, repipes, water heater changeouts, fixture relocations, and gas piping; fees follow the local schedule with per-permit minimums.
Mechanical (HVAC) permits
Required for HVAC installations and changeouts, ductwork, and refrigeration; specialized systems are permitted and inspected separately.
Miscellaneous & specialty
Roofs, pools and spas, screen enclosures, and demolition are permitted separately. Exterior components need current Florida Product Approval rated for the local wind speed.
How to get a building permit in the City of Orlando
Confirm scope & jurisdiction
Verify the work needs a permit and that the parcel is inside Orlando city limits rather than unincorporated Orange County.
Prepare your documents
Assemble the application, valuation details, signed and sealed plans, energy calcs, and product approvals; commercial applicants pay the 25% non-refundable application fee before digital plan submission.
Apply through Orlando Digital Permits
Submit online; the city emails a ProjectDox link for uploading digital plans once the application is processed.
Plan review & corrections
Reviews route through ProjectDox; upload corrections promptly — or elect a licensed private provider under F.S. 553.791 for plan review and inspections.
Pay fees & pull the permit
Pay the valuation-based fees and surcharges, print the permit, and for work over $5,000 file the Notice of Commencement with the Orange County Comptroller first, then with the city, and post it on site.
Inspections through close-out
Schedule inspections through the Permit Lookup tool as phases complete; request the CO (new construction / change of use) or Certificate of Completion by email at the end.
Inspections in the City of Orlando
Schedule and track inspections through the city's Permit Lookup tool; cancel with more than 24 hours' notice to avoid the $50 fee. Typical checkpoints include foundation, rough MEP trades, framing, insulation, and final, with the CO or Certificate of Completion issued on request after passage.
Official the City of Orlando permitting resources
- Orlando Permitting Services Division
- Permits & inspections hub
- Commercial fee schedule (official PDF)
- Orlando Digital Permits portal
- Florida Building Code (8th Edition)
- DBPR contractor license verification
Frequently asked questions
How much is a building permit in Orlando?
Fees are valuation-based under published city formulas — for example, commercial plumbing/gas runs $64.94 for the first $1,000 of cost plus $10.81 per additional $1,000 up to $25,000 — plus a 3% technology surcharge, 1.5% administrative inspection fund, and 1% DCA surcharge. Commercial applicants also pay a 25% application fee credited to the final permit.
What is ProjectDox?
Orlando's digital plan review system. After your application is processed, the city emails a ProjectDox link where you upload plans, track review comments, and submit corrections — no paper sets.
Can I use a private provider in Orlando?
Yes. Under F.S. 553.791 you can hire a licensed private provider for plan review and inspections instead of the city, using Orlando's formal election process — a common way to compress commercial timelines.
Where do I file the Notice of Commencement?
For work over $5,000, file with the Orange County Comptroller's Office first, then provide it to the City of Orlando, and post it at the jobsite before the first inspection.
How long is an Orlando permit valid?
Under the Florida Building Code, a permit generally expires if work does not start within 180 days of issuance (or stalls for 180 days); each passed inspection typically extends it. Extensions are requested through the department.
Do I need a permit to install solar panels in City of Orlando?
Yes. Photovoltaic installations in City of Orlando are permitted under a dedicated solar record type reviewed on both a structural and an electrical track. Solar thermal — passive water and pool heating — is a separate record. Under Fla. Stat. §163.04 a homeowners' association cannot prohibit a solar collector, so HOA approval is not a prerequisite to permit issuance. Utility interconnection and Permission to Operate run in parallel with the permit, not inside it.
Does a roof replacement require a permit in City of Orlando?
Yes. A roof covering replacement requires a permit in every Florida jurisdiction, including City of Orlando. Products must carry a current Florida Product Approval or Miami-Dade Notice of Acceptance rated for the wind speed at the project address, and inspections are sequenced — dry-in, nail-off, then final. Some minor repairs fall below the permit threshold, but the threshold is scope-specific.
What is the difference between a residential and a commercial permit in City of Orlando?
Residential work is generally a single-discipline review filed as a master permit with trades filed against it. Commercial work in City of Orlando runs concurrent review across building, fire, and zoning, requires signed and sealed plans for every affected discipline, and can carry impact and concurrency fees on top of permit fees. Change of use adds accessibility and life-safety review.
Do trade permits need to be pulled separately in City of Orlando?
Yes in most cases. Electrical, plumbing, and mechanical work is permitted separately by the licensed contractor for each trade and filed against the master building permit. Each trade permit carries its own fee and its own inspection sequence.
What happens if I file under the wrong permit type in City of Orlando?
The application is rejected rather than corrected. the Orlando Permitting Services Division closes the record, the filing is resubmitted under the correct record type, and the review clock restarts from zero. Confirming the record type before filing is the cheapest step in the entire process.
Can I apply for all Orlando permit types online?
Most record types are filed through Orlando Digital Permits, but availability varies by permit type and by applicant. Some records still require in-person submittal, and owner-builder filings are frequently restricted to counter submittal regardless of record type.
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