Monroe County — the Florida Keys — runs one of the most distinctive permitting programs in the state. Building permits for unincorporated Monroe County are issued by the Building Department through Online Permitting Services and five offices spanning the island chain: Key Largo (Murray Nelson Government & Cultural Center), Ocean Reef, Marathon, a Big Pine Key satellite office and Stock Island. Layered over everything is ROGO — the Rate of Growth Ordinance — a competitive, point-based allocation system that caps how many new dwellings can be permitted, tied to the requirement that the Keys can be evacuated within 24 hours of a hurricane.
Applies to unincorporated Monroe County. Key West, Marathon, Islamorada, Key Colony Beach, and Layton run their own building programs - the incorporated cities use a parallel allocation system (BPAS). Every parcel in the Keys is in a mapped flood zone jurisdiction, and waterfront work typically needs Army Corps and DEP approvals before local permitting.
What requires a building permit in Monroe County?
Under the Florida Building Code (§105.1) and the Monroe County Code, a permit is required before you construct, enlarge, alter, repair, move, demolish, or change the occupancy of most structures and systems - and in the Keys, environmental review reaches further than anywhere else in Florida, including vegetation and land clearing. 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 property is not partly or wholly in a flood hazard area as defined by the Florida Building Code, and the owner or the owner’s contractor sends the building department a written exemption request with the contract or other proof of the work and its value. Ask the permit counter whether your scope qualifies before assuming a permit is needed. Note the flood-hazard exception effectively narrows HB 803's reach in the Keys, where most parcels sit in mapped flood zones.
Permit required
- New dwellings (subject to ROGO allocation) and commercial construction
- Additions, structural alterations, and demolition
- Roof replacements and window / door replacements (wind-rated products)
- Electrical service changes and most wiring work
- Mechanical / HVAC installations and changeouts
- Plumbing alterations, repipes, and water heaters
- Docks, seawalls, davits, and all waterfront work (ACOE / DEP first)
- Land clearing and vegetation removal (biologist assessment on sensitive lands)
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 under HB 803 (rarely applicable - most Keys parcels are in flood hazard areas)
Short on time to read all of this?
Get a free quote →Who handles permitting in Monroe County?
All permitting is administered by the Monroe County Building Department, which takes in and issues permits for all types of development through Online Permitting Services and five permit offices. Application services run 8:30am to 3:00pm at each office, and appointments are strongly encouraged.
- Offices: Key Largo (Murray Nelson Government & Cultural Center, 102050 Overseas Hwy, 305-453-8800), Ocean Reef (11601 CR 905, Key Largo, 305-453-8765), Marathon (2798 Overseas Hwy, Suite 300, 305-289-2501), Big Pine Key (satellite office, 179 Key Deer Blvd, 305-289-2877) and Stock Island (5503 College Road, Suite 203, Key West, 305-295-3990)
In 2025, building permits issued in unincorporated Monroe County authorized 179 new privately owned housing units, 149 of them single-family homes, according to the U.S. Census Bureau Building Permits Survey.
Monroe County permit types
A building permit is one record among many. the Monroe 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 Monroe County
Solar and roofing work follow statewide rules on HOA limits, product approval, reroof inspections and hurricane mitigation. Solar and roofing rules in Florida
Monroe County building permit cost
Monroe County fees follow the Building Department schedule by permit type and value - but on new construction, the real cost driver is often the ROGO path itself, from allocation-cycle timing to transferable development rights on the private market:
How Monroe County (Keys) costs are structured
| Component | How it works |
|---|---|
| Building permit fee | Per the county schedule, by permit type and valuation |
| ROGO / NROGO allocation | Competitive quarterly point-based awards for new residential / non-residential floor area |
| Trade permits (E / P / M) | Charged per trade under the schedule |
| Environmental review | Biologist assessment on sensitive lands; mitigation where required |
| State / federal approvals | ACOE and DEP permits precede county review on waterfront work |
| Work-without-permit | After-the-fact fees and penalties - unpermitted clearing draws severe fines |
Monroe County trade permits
Rather not deal with the Monroe County building department?
Get a free quote →Electrical permits
Required for service installations, panel upgrades, solar PV, and most wiring alterations in Monroe County, filed by a licensed electrical contractor against the master building permit through the 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 Monroe County
Confirm scope, jurisdiction & ROGO exposure
Verify the parcel is unincorporated Monroe (not Key West, Marathon, Islamorada, Key Colony Beach, or Layton), and determine up front whether the project needs a ROGO allocation or works within an existing structure's footprint.
Clear the environmental layer
For vacant or sensitive land, obtain the required habitat assessment; for waterfront work, secure Army Corps and DEP approvals before county submission.
Prepare your documents
Assemble the application, signed and sealed plans designed to Keys wind loads, flood-zone documentation and elevation data, energy calcs, and wind-rated product approvals.
Submit to the nearest permit office
File through Online Permitting Services, with help from the county permit office serving your area; new dwellings need a ROGO allocation before the permit issues.
Reviews, allocation & fees
Building, floodplain, and environmental reviews route in parallel; on ROGO projects, permit issuance follows a successful allocation award. Pay fees and record a Notice of Commencement for work over $2,500.
Inspections through close-out
Schedule inspections through the Building Department as phases complete - flood and wind-product verifications are rigorous here - and pass the final before occupancy.
Inspections in Monroe County
Schedule through the Building Department office serving your Keys segment. Expect close attention to flood-elevation compliance, tie-downs and connections, and wind-rated product labeling - the Keys enforce some of the highest design wind speeds in Florida, and every inspection assumes hurricane exposure. Keep approved plans on site and never cover work before approval.
Official Monroe County permitting resources
- Monroe County Building & Permitting (official)
- Monroe County government home
- Florida Building Code (8th Edition)
- Florida Product Approval search
- DBPR contractor license verification
Frequently asked questions
Want this handled start to finish?
Get a free quote →What is ROGO in the Florida Keys?
The Rate of Growth Ordinance — Monroe County’s competitive, point-based allocation system for new dwelling permits, tied to the Keys’ 24-hour hurricane-evacuation requirement. Applications are scored on points and awarded quarterly; the incorporated cities run their own allocation systems. The current pool of market-rate allocations closed on 13 July 2026. The county is amending its Comprehensive Plan and Land Development Code to distribute a new pool of 657 allocations authorized by Chapter 2023-17, Laws of Florida; applications for new dwellings are still accepted and reviewed meanwhile (BOCC Resolution 154-2026). Check the county’s ROGO/NROGO page for current status.
How much is a building permit in Monroe County?
Permit fees follow the county schedule by type and valuation, but on new construction the ROGO path usually dominates total cost and timeline - from allocation-cycle waits to market-priced transferable rights. Renovation and replacement work within existing structures prices much more conventionally.
How long does it take to get a permit in the Keys?
For renovations and replacements, timing tracks review complexity like anywhere else - complete packages move fastest. For new dwellings on vacant land, the ROGO allocation cycle sets the pace: applications compete quarterly on points, and a parcel can wait through multiple cycles. Waterfront work adds Army Corps and DEP review before the county clock even starts.
How do I look up a permit in Monroe County?
Search active, completed and expired online permits by address or parcel ID from the county’s Building and Permitting page (older permits, 1987 to September 2022, are in MCeSearch), or contact the permit office serving your area — Key Largo (Murray Nelson Government & Cultural Center, 102050 Overseas Hwy, 305-453-8800), Ocean Reef (11601 CR 905, Key Largo, 305-453-8765), Marathon (2798 Overseas Hwy, Suite 300, 305-289-2501), Big Pine Key (satellite office, 179 Key Deer Blvd, 305-289-2877) and Stock Island (5503 College Road, Suite 203, Key West, 305-295-3990).
Can homeowners pull their own permits in Monroe 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 yourself, and not offer the property for sale or lease within one year of completion - and you take on the code-compliance and liability responsibilities a licensed contractor would normally carry.
How long is a Monroe County permit valid?
For a single-family home, Florida law keeps a permit valid for at least 1 year after issue, or until the next Florida Building Code edition takes effect if that is later (since 1 July 2026). For other work, 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 another 180 days. Extensions are requested through the building department before the permit lapses - reapplying after expiration means new fees and current-code review.
Inspections are where schedules slip.
Get a free quote →Do I need a permit to install solar panels in Monroe County?
Yes. Photovoltaic installations in Monroe 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 Monroe County?
Yes. A roof covering replacement almost always requires a permit in Florida, including Monroe 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 Monroe County?
Residential work is generally a single-discipline review filed as a master permit with trades filed against it. Commercial work in Monroe 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 Monroe 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 Monroe County?
The application is rejected rather than corrected. the Monroe 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 Monroe permit types online?
Most record types are filed through the county’s Online Permitting Services, which needs a registered account; the five permit offices help applicants in person. Owner-builder filings carry statutory affidavits and may need to be signed at an office.
Simplify Monroe County permitting with Alliance Permitting
ROGO allocations, biologist assessments, federal waterfront approvals, and offices spread along the island chain make the Keys one of the hardest permitting environments in Florida — and one where preparation pays. Alliance Permitting is a permit expediter for Monroe County — we map the ROGO exposure, sequence the environmental and federal approvals, and manage the county submission through issuance, so your Keys project moves as fast as the system allows.
Trusted by leading builders and brands - including Dream Finders Homes, Tesla, Verizon, Hyatt, and Sunnova.
Contractors and builders choose Alliance for Monroe County because we deliver:
- Local expertise - we know Monroe County Building Department and the five permit offices across the Keys process.
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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 Monroe County sooner?
Let Alliance prepare, file, and track your Monroe 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, codes, portals, and review timelines change; always confirm current details with the local permit authority before filing.