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 the county’s posted fee schedule: new residential and commercial construction is priced on valuation by group and type of construction from the ICC valuation data table, permits not listed are based on contract cost (a copy of the contract or proposal goes with the application), and listed items carry flat fees — for example $125 to $375 for a mobile home and $200 covering all supplemental trade permits. Private-provider permits receive a 30% discount, and fees double when work starts before the permit is issued.
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 the City of Carrabelle issues its own building permits through its building department at City Hall, 1206 Hwy 98 East (850-697-3618) — confirm the routing for city-limits parcels before filing.
What requires a building permit in Franklin County?
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
Florida requires a permit under the Florida Building Code (section 105.1) for most construction, alteration, repair, demolition and change of occupancy; since 1 July 2026 a narrow exemption covers some single-family work under $7,500, and single-family permits stay valid for at least a year. When a permit is required in Florida
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.
Short on time to read all of this?
Get a free quote →- 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 |
Not sure this scope needs a permit?
Get a free quote →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 |
Rather talk it over?
Call 1-855-478-4290 →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
Roofing permits in Franklin County
Solar and roofing work follow statewide rules on HOA limits, product approval, reroof inspections and hurricane mitigation. Solar and roofing rules in Florida
Franklin County building permit cost
Franklin County prices permits from its posted fee schedule: new construction by valuation (ICC valuation data by group and type of construction), unlisted permits by contract cost, and flat fees for listed items such as mobile homes ($125 single-wide to $375 triple-wide), site prep, electrical upgrades and sheds ($100 each), with $200 covering all supplemental permits (temporary power, electrical, plumbing, HVAC, roofing). Private-provider permits get a 30% discount; starting work without a permit doubles the fee.
How Franklin County permitting works
| Component | How it works |
|---|---|
| New construction | Valuation by group and type of construction (ICC valuation data table) |
| Unlisted permits; supplementals | Based on contract cost; $200 flat fee covers all supplemental permits |
| 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
Rather not deal with the Franklin County building department?
Get a free quote →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.
Want this handled start to finish?
Get a free quote →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 the county’s posted fee schedule: new construction is priced on valuation using the ICC valuation data table, permits not explicitly listed are based on contract cost, and listed items have flat fees ($125–$375 for mobile homes, $100 for site prep, electrical upgrades and sheds, $200 for all supplemental permits). Private-provider permits receive a 30% discount, and fees double if work starts before the permit.
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.
Inspections are where schedules slip.
Get a free quote →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 ban solar panels, though it can decide where on the roof they go if that does not reduce their performance; HOA review is separate from the building permit. 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 almost always requires a permit in Florida, 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 usually run deck nailing, then dry-in, then final. Some minor repairs fall below the permit threshold, and a small single-family job under $7,500 can qualify for the written-request exemption under F.S. 553.79(1)(g), so ask the department first.
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 can be filed online through the county’s CitizenServe portal, but availability varies by permit type and by applicant. Some records still require in-person submittal at Eastpoint, and owner-builder filings are frequently restricted to counter submittal regardless of record type.
Simplify Franklin County permitting with Alliance Permitting
A relocated office, portal-first intake with hard processing windows, valuation-based fees with radon and flood lines, and sheriff-run addressing — Franklin County packs real process into a small coastal jurisdiction. Alliance Permitting is a permit expediter for Franklin County and files it right the first time so the 3–7 day clock only runs once.
Trusted by leading builders and brands - including Dream Finders Homes, Tesla, Verizon, Hyatt, and Sunnova.
Contractors and builders choose Alliance for Franklin County because we deliver:
- Local expertise - we know the Franklin County Building Department and the CitizenServe online portal process.
- Complete oversight - track every permit and inspection across all your jobs in one place.
- Complete submissions - AI pre-checks plus expert review catch issues before they become correction cycles.
Alliance Permitting is a permit documentation and submission company: we prepare your paperwork, file it correctly, and coordinate with the building department through issuance - including preparing private-provider documentation where that option is available. We are not a contractor and do not perform licensed plan review or inspections; that work stays with your team and the jurisdiction.
Ready to break ground in Franklin County sooner?
Let Alliance prepare, file, and track your Franklin County permits while you stay focused on building. Get a free, no-obligation quote today.
More Florida permitting guides
This guide is provided by Alliance Permitting for general informational purposes and reflects publicly available information believed accurate as of July 2026. Permit requirements, fees, and processes change; always confirm current details with the Franklin County Building Department before filing. This is not legal advice.