Franklin County — Apalachicola, Carrabelle, Eastpoint, and St. George Island on Florida's Forgotten Coast — runs its building program from 248 US Hwy 98 in Eastpoint, a location worth double-checking because older county PDFs still carry the department's former Apalachicola address. The Building Department reviews plans, issues permits, and inspects construction countywide outside the municipalities, with intake through the CitizenServe online portal — online submissions process in 3–7 business days, while paper applications run 7–10, and incomplete applications are returned.
Fees follow a posted valuation-based schedule — no fee at $1,000 or less unless an inspection is required (then a $50 base fee), scaling from $50 plus $5 per additional thousand of value above the first $1,000 — with the county's permit worksheet carrying separate radon, flood, and surcharge lines that reflect coastal Franklin's flood-zone reality, where piling construction gets its own base-valuation treatment.
Applies to unincorporated Franklin County, including Eastpoint, St. George Island, Alligator Point, and Lanark Village. The City of Apalachicola runs its own building department (850-653-7592), and Carrabelle coordinates municipal matters through the annex - confirm the routing for city-limits parcels before filing.
What requires a building permit in Franklin County?
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 - notably F.S. 553.79(1)(g), which can exempt qualifying work valued under $7,500 when it involves no electrical, plumbing, mechanical, gas, or structural work, the home is not in a Special Flood Hazard Area, and the owner submits a written exemption request to the Building Official. Ask the permit counter whether your scope qualifies before assuming a permit is needed.
Permit required
- New homes, additions, and tenant build-outs
- Structural / load-bearing alterations and demolition
- Reroofing, window and door replacement, and exterior work
- Electrical service changes and most wiring alterations
- Mechanical / HVAC changeouts and boilers
- Plumbing alterations, repipes, gas, and water heaters
- Pools and spas (barrier required), signs, and fences
- Manufactured homes and solar PV systems
Usually exempt
- Painting, flooring, cabinetry, and cosmetic work
- Like-for-like minor repairs not altering systems
- Certain low non-structural fences (confirm limits)
- Routine maintenance not extending or rerouting systems
Who handles permitting in Franklin County?
The Building Department operates from 248 US Hwy 98 in Eastpoint — (850) 653-9783 ext. 3, permits@franklincountyflorida.com — with plan review, permitting, and inspections administered alongside the county's Planning & Zoning function. Contractors must maintain active status in the county system to pull permits, keeping a current state license and certificates of liability and workers' compensation insurance on file. Owner-builders are permitted under Florida's exemption and are held to the same standards as contractors. All permitting runs through the CitizenServe online portal.
- Address: 248 US Hwy 98, Eastpoint, FL 32328
- Phone: (850) 653-9783, ext. 3
- Email: permits@franklincountyflorida.com
- Hours: Monday–Friday (county business hours)
Franklin County permit types
A building permit is one record among many. the Franklin County Building Department 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 Franklin 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 Franklin 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.
Franklin County building permit cost
Franklin County prices permits from its posted valuation-based fee schedule: projects valued at $1,000 or less carry no fee unless an inspection is required (a $50 base fee applies), and from $1,001 to $50,000 the fee is $50 for the first $1,000 plus $5 for each additional thousand of value. The county's fee worksheet adds radon and flood line items on top of the base permit fee — and base valuation is computed differently for on-grade versus piling construction, a distinction that matters on every elevated coastal build.
How Franklin County permitting works
| Component | How it works |
|---|---|
| Projects valued $1,000 or less | No fee — unless inspection required, then $50 base fee |
| $1,001–$50,000 valuation | $50 for the first $1,000 + $5 per additional $1,000 of value |
| Radon surcharge | Separate state radon line on the county fee worksheet |
| Flood review line | Separate flood line on the fee worksheet for flood-zone parcels |
| On-grade vs. piling construction | Base valuation computed separately for piling builds |
| Online vs. paper processing | CitizenServe: 3–7 business days; paper: 7–10 business days |
Franklin County trade permits
Electrical permits
Required for service installations, panel upgrades, solar PV, and most wiring alterations in Franklin County, filed by a licensed electrical contractor against the master building permit through the Franklin County Building Department.
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, mobile home set-ups, 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 Franklin County
Confirm jurisdiction and get the 911 address
County permitting covers unincorporated Franklin — Apalachicola and Carrabelle run their own municipal processes. Verify the parcel's 911 address through the Sheriff's Department's verification form before anything else; permits don't process without it.
Set up CitizenServe correctly
Existing county-licensed contractors already have accounts — do not create a new one; email permits@franklincountyflorida.com for login credentials. New contractors and homeowners create accounts at the county's CitizenServe portal.
Assemble the package against the checklist
Use the checklist in the application: plans, valuation, Product Approvals, and — for flood-zone and piling construction — elevation documentation. Incomplete applications are returned, and corrections restart the processing clock.
Submit online (or by paper at Eastpoint)
Apply through CitizenServe for 3–7 business-day processing, or file in person or by mail to 248 US Hwy 98, Eastpoint for 7–10 days. The portal gives full electronic-file access at every step.
Pay valuation-based fees and pull the permit
Pay per the posted schedule — base fee by valuation plus radon and flood lines where applicable — and record a Notice of Commencement where Florida law requires it.
Inspect through close-out
Schedule inspections as phases complete, keep elevation and flood documentation ready on coastal builds, and pass the final before occupancy.
Inspections in Franklin County
Inspections run through the Building Department with the CitizenServe file tracking each step. Coastal construction carries the extra layer: elevation certificates, flood documentation, and wind-rated Product Approvals get verified on St. George Island and beachfront work, where the county's piling-construction valuation rules and flood fee lines signal how central FEMA compliance is to this jurisdiction's review.
Official Franklin County permitting resources
- Franklin County Building Department
- Fee information
- Online permitting / portal
- Permit lookup
- Florida Building Code (8th Ed.)
- Florida Product Approval search
- DBPR license verification
Frequently asked questions
How long does it take to get a building permit in Franklin County?
Online CitizenServe applications process in 3–7 business days; paper submissions run 7–10 — and any required corrections restart the processing clock, so submit a complete package against the county's checklist the first time. City of Apalachicola permits (its own separate process) generally run 3–5 business days. New construction and coastal flood-zone work add review depth; call (850) 653-9783 ext. 3 for current workload.
How do I look up a permit in Franklin County?
Franklin County's CitizenServe portal is both the application system and the permit search — the county describes it as the fastest way to apply for a permit or search existing permits, with complete access to your electronic file at every step. For portal navigation help, CitizenServe technical support at 1-800-325-9818 ext. 1 can see your account; building staff cannot.
Where is the Franklin County Building Department located now?
At 248 US Hwy 98 in Eastpoint — not the old 34 Forbes Street address in Apalachicola that still appears on older county PDFs. Mail paper applications to the Eastpoint address, and call (850) 653-9783 ext. 3 to confirm anything before a counter trip across the bay.
How do Franklin County permit fees work?
From a posted valuation-based schedule: no fee at $1,000 or less (a $50 base fee if an inspection is required), then $50 for the first $1,000 plus $5 per additional thousand up to $50,000, with higher-bracket rates above that. The fee worksheet adds separate radon and flood lines, and piling construction gets its own base-valuation treatment.
I'm a contractor with an existing Franklin County license — how do I use CitizenServe?
Don't create a new account — your account was set up automatically. Email permits@franklincountyflorida.com to request your login. For navigation help, call CitizenServe technical support at 1-800-325-9818 ext. 1; they can see your account, while building staff cannot.
Who assigns 911 addresses in Franklin County?
The Sheriff's Department now manages 911 address verification — a change from the old planning-office routing. A verified 911 address is required before permits and planning applications process, so submit the verification form early on new parcels.
Do I need a permit to install solar panels in Franklin County?
Yes. Photovoltaic installations in Franklin 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 Franklin County?
Yes. A roof covering replacement requires a permit in every Florida jurisdiction, including Franklin 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 Franklin County?
Residential work is generally a single-discipline review filed as a master permit with trades filed against it. Commercial work in Franklin 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 Franklin 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 Franklin County?
The application is rejected rather than corrected. the Franklin County Building Department 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 Franklin permit types online?
Most record types are filed through counter and email intake in Eastpoint, 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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