Flagler County — the fast-growing coast between St. Augustine and Daytona, anchored by Palm Coast — issues building permits for unincorporated Flagler County through Central Permitting in the Growth Management Department at the Bunnell government complex. One thing sets Flagler apart from most Florida counties: the overwhelming majority of the county's construction happens inside Palm Coast city limits, which runs its own full-featured ePlanReview system — so jurisdiction is the first question on every Flagler project.
Applies to unincorporated Flagler County, including the Hammock and western communities. Palm Coast (its own ePlanReview portal), Flagler Beach, Bunnell, Beverly Beach, and Marineland run separate municipal permit programs.
What requires a building permit in Flagler County?
Under the Florida Building Code (§105.1) — the 8th Edition (2023) and 2020 NEC effective December 31, 2023 — 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 (signed May 6, 2026; effective July 1, 2026) created F.S. 553.79(1)(g), exempting certain single-family residential work from building permits when the full scope includes no electrical, plumbing, mechanical, gas, or structural work, totals under $7,500, the home is not in a Special Flood Hazard Area, and the owner submits a written exemption request to the Building Official. Local exemption procedures vary — confirm the process with the permit counter before skipping a permit.
Permit required
- New homes, additions, and commercial construction
- Structural or load-bearing alterations and demolition
- Roof replacements and window / door replacements
- Electrical service changes and most wiring work
- Mechanical / HVAC installations and changeouts
- Plumbing alterations, repipes, and water heaters
- Pools, spas, docks, and coastal work along the Hammock
- Site work subject to the 2024 tree-protection ordinance
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 Flagler County?
All permitting is administered by the Flagler County Central Permitting (Growth Management) through the Flagler County online permitting (County e-permitting system).
- Address: 1769 East Moody Blvd, Building 2, Suite 103, Bunnell, FL 32110
- Hours: Monday–Friday, 8:00 a.m.–4:30 p.m.
- Address: 1769 E. Moody Blvd, Building 2, Suite 103, Bunnell, FL 32110
- Hours: Monday-Friday, 8 a.m.-4:30 p.m.
Flagler County permit types
A building permit is one record among many. Flagler County Central Permitting (Growth Management) 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 Flagler County
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 Flagler County
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.
Flagler County building permit cost
Flagler County fees follow the Growth Management fee schedule by permit type and project value:
How Flagler County permit fees are structured
| Fee component | How it works |
|---|---|
| Building permit fee | Per the Growth Management schedule, by permit type and value |
| Trade permits (E / P / M) | Charged per trade under the schedule |
| Impact fees | Assessed on qualifying new development |
| Tree / landscaping compliance | Reviewed under Ordinance 2024-06 on all permits filed since 9/18/2024 |
| Work-without-permit | After-the-fact fees and penalties |
Flagler County trade permits
Electrical permits
Required for service installations, panel upgrades, solar PV, and most wiring alterations in Flagler County, filed by a licensed electrical contractor against the master building permit in the county's online permitting.
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 Flagler County
Confirm scope & jurisdiction
First question in Flagler: county or Palm Coast? Verify the parcel is unincorporated Flagler County — Palm Coast, Flagler Beach, Bunnell, Beverly Beach, and Marineland all permit separately.
Prepare your documents
Assemble the application and the forms Central Permitting provides for each Growth Management division, plus plans, wind-rated product approvals, and tree/landscaping materials under Ordinance 2024-06.
Apply through Central Permitting
Submit through the county's online permitting page or at the Bunnell counter (Building 2, Suite 103) — Central Permitting is the single intake point for the department's divisions.
Plan review & corrections
Building, zoning, environmental, and tree-ordinance reviews route as applicable; respond to comments promptly — resubmittals re-enter the queue.
Pay fees & pull the permit
Pay the scheduled fees, print the permit, and record a Notice of Commencement for work of $5,000 or more with the Flagler County Clerk in Bunnell.
Inspections through close-out
Schedule inspections as phases complete and pass the final — including any tree-protection verification — before occupancy or use.
Inspections in Flagler County
Schedule through Central Permitting's online system or the Bunnell office. Typical checkpoints include foundation, rough MEP trades, framing, insulation, and final; coastal Hammock parcels carry added flood and wind verification, and tree-protection conditions are checked where Ordinance 2024-06 applies.
Official Flagler County permitting resources
- Flagler County Central Permitting
- Flagler County online permitting
- Palm Coast ePlanReview (city parcels)
- Florida Building Code (8th Edition)
- DBPR contractor license verification
Frequently asked questions
How much is a building permit in Flagler County?
County fees follow the Growth Management schedule by permit type and value, with impact fees on qualifying new development — but confirm jurisdiction first, because Palm Coast parcels use the city's entirely separate fee schedule and online calculator.
Is my Flagler project county or Palm Coast?
Most of the county's population and construction sit inside Palm Coast city limits, which runs its own ePlanReview portal, fee calculator, and permit search. Unincorporated areas — the Hammock, the western communities — go through county Central Permitting in Bunnell. Verify the parcel before preparing anything.
What changed with Flagler County's tree rules?
Ordinance 2024-06 amended the Land Development Code's tree protection and landscaping requirements effective for all developments and permits — single-family homes included — submitted on or after September 18, 2024. Tree survey and landscaping compliance now touch routine residential submittals.
How long does a Flagler County permit take?
Review times vary with project scope, completeness, and department workload — complete first submissions move fastest, and resubmittals re-enter the queue. For a current estimate on your specific project, ask the permit counter when you file, and consider expedited or private-provider options where offered.
Can homeowners pull their own permits in Flagler County?
Yes, with limits. Florida's owner-builder exemption (F.S. 489.103(7)) lets you permit work on a home you own and occupy, but you must appear and sign the disclosure, supervise the work, and not offer the property for sale or lease within one year of completion.
How long is a Flagler County 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 Flagler County?
Yes. Photovoltaic installations in Flagler County 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 Flagler County?
Yes. A roof covering replacement requires a permit in every Florida jurisdiction, including Flagler County. 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 Flagler County?
Residential work is generally a single-discipline review filed as a master permit with trades filed against it. Commercial work in Flagler County 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 Flagler County?
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 Flagler County?
The application is rejected rather than corrected. Flagler County Central Permitting (Growth Management) 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 Flagler permit types online?
Most record types are filed through the county e-permitting system, 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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