Pinellas County is the most densely populated county in Florida, and its building permits are issued by Building and Development Review Services (BDRS). BDRS permits work in unincorporated Pinellas County plus six partner communities — so the first step in any St. Petersburg- or Clearwater-area project is confirming whether the parcel is county or city.
This Pinellas County building permit guide covers what requires a permit, how fees work, the Access Portal submission process, trade permits, and inspections — so your Tampa Bay project starts on solid footing.
Confirm your jurisdiction first. BDRS permits only unincorporated Pinellas County and six partner communities. Pinellas's larger cities — including St. Petersburg, Clearwater, Largo, Pinellas Park, and Dunedin — run their own building departments with separate portals and fees.
What requires a building permit in Pinellas County?
Under the Florida Building Code (§105.1), Pinellas County requires a permit for most construction and for any work that needs an inspection — generally any project exceeding $500 in value. Common triggers include:
Permit required
- New construction, additions, and remodels
- Structural / load-bearing alterations and demolition
- Roof replacements, window and door replacements, and exterior work
- Electrical service changes and most wiring alterations
- Mechanical / HVAC installations and changeouts
- Plumbing alterations, repipes, and water heaters
- Swimming pools, spas, and fences over 6 feet
- Solar PV and battery storage systems
Typically exempt
- Painting, flooring, cabinetry, and cosmetic work
- Like-for-like minor repairs under the value threshold
- Certain low non-structural fences (confirm limits)
- Routine maintenance not extending or rerouting systems
Exemptions are narrow and scope-specific. When unsure, confirm with the building department before starting — see the penalty note below.
Permits must be issued before work begins. Pinellas adds a state-mandated 3% Florida Building Code surcharge to permit fees, and starting work without a permit can trigger after-the-fact fees and penalties. Apply first.
Who handles permitting in Pinellas County?
Permitting for unincorporated Pinellas County is handled by Building and Development Review Services. Because Pinellas is a low-lying coastal peninsula, projects routinely involve floodplain and wind-borne-debris review alongside the standard building review.
| Detail | Information |
|---|---|
| Office | 440 Court Street, Clearwater, FL 33756 |
| Phone | (727) 464-3888 |
| Online portal | Pinellas County Access Portal (Accela) |
| Office hours | Monday–Friday, 7:30 a.m. – 4:30 p.m. |
| Special programs | Express Permits; Expedited Residential Permitting for Planned Homes |
| Enforced code | Florida Building Code, 8th Edition (2023), with coastal/high-wind amendments |
Apply, upload plans, pay fees, and schedule inspections in the Access Portal. Licensed contractors can use the Express Permit track for simple, qualifying projects, which are reviewed and issued faster than standard permits.
Pinellas County building permit cost
Pinellas County building fees are based on the type and valuation of work, with separate fees for each trade and a state-mandated 3% Florida Building Code surcharge added to all permit fees. The Access Portal calculates and invoices fees during the application process.
Because fee schedules are adjusted periodically, confirm current amounts in the Access Portal or with BDRS before budgeting. Floodplain, coastal, and impact fees may apply depending on the project and location.
| Fee component | How it works |
|---|---|
| Building / construction fee | Based on type and valuation of work; minimum fees apply |
| Trade permits (E / P / M) | Charged separately per trade unless rolled into a master permit |
| FBC surcharge | State-mandated 3% added to all permit fees |
| Plan review | Assessed at intake; coastal/floodplain review may apply |
| Impact fees | Assessed on qualifying new construction |
| Re-inspection fee | Assessed for failed inspections |
Want a precise number for a specific Pinellas County project? Send us the scope and valuation and we'll return a fee estimate alongside a filing timeline.
Pinellas County trade permits
Electrical, plumbing, and mechanical work generally needs its own permit and licensed contractor, each filed against the master building permit in the Access Portal.
Electrical permits
Required for service installations, panel upgrades, solar PV, and most wiring alterations. Pinellas enforces the electrical provisions of the Florida Building Code.
Plumbing permits
Required for new plumbing, repipes, water heater changeouts, fixtures, and gas piping. Fees follow the county schedule with a per-permit minimum.
Mechanical (HVAC) permits
Required for HVAC changeouts, ductwork, and refrigeration. Specialized systems are permitted and inspected separately.
Miscellaneous & specialty
Roof replacements, pools and spas, and fences over 6 feet are permitted separately. As a coastal county in the wind-borne-debris region, Pinellas requires roofing and opening products to carry current Florida Product Approval rated for the local wind speed.
Verify your contractor's license. Confirm the contractor is licensed in Florida (DBPR, (850) 487-1395) and registered with Pinellas County before signing. The property owner is responsible for ensuring a permit is obtained.
How to get a building permit in Pinellas County
Confirm scope & jurisdiction
Verify the work needs a permit (generally any project over $500 or requiring inspection) and confirm the parcel is unincorporated Pinellas or a partner community — not St. Petersburg, Clearwater, or another city.
Prepare your documents
Assemble the application, owner/parcel info and valuation, site/survey, signed and sealed plans for structural work, energy calcs, and any floodplain or coastal documentation.
Submit in the Access Portal
Create or use your Access Portal account and upload a complete package. Licensed contractors can choose the Express Permit track for qualifying simple projects.
Plan review & corrections
BDRS routes the application to building, floodplain, and other applicable reviews. Upload revisions promptly if comments are returned.
Pay fees & pull the permit
Pay the calculated fees (including the 3% FBC surcharge) in the Access Portal and download the permit. Record and post a Notice of Commencement where required.
Schedule inspections through close-out
Request inspections in the Access Portal. Clear all required inspections to obtain your Certificate of Occupancy or Completion.
Inspections in Pinellas County
Schedule inspections through the Pinellas County Access Portal. Typical checkpoints include foundation, rough-in MEP, framing, insulation, and final. Check the portal after 7:30 a.m. on inspection day for inspector assignment and contact information.
Post the permit and Notice of Commencement on site with approved documents available. A re-inspection fee applies to failed inspections and must be cleared before a final inspection or Certificate of Occupancy.
Official Pinellas County permitting resources
- 🏛️ Pinellas County BDRS — Permits
- 💻 Pinellas County Access Portal
- 📋 Building & Development Review Services
- 📘 Florida Building Code (8th Ed.)
- ✅ Florida Product Approval search
- 🪪 DBPR license verification
Simplify Pinellas County permitting with Alliance Permitting
Pinellas is a redevelopment-heavy, coastal county where floodplain and wind requirements complicate even small projects. Alliance Permitting is a permit expediter for Pinellas County — our permit expediting services pair AI-driven document review with experts who know the Access Portal and BDRS review process, so your St. Petersburg- and Clearwater-area submissions go in clean and move faster.
Trusted by leading builders and brands — including Dream Finders Homes, Tesla, Verizon, Hyatt, and Sunnova.
Contractors and builders choose Alliance for Pinellas County because we deliver:
- Local expertise — we know Pinellas BDRS, the Access Portal, and the county's coastal/floodplain reviews.
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- Error-free 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 Pinellas County sooner?
Let Alliance prepare, file, and track your Pinellas 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 June 2026. Permit requirements, fees, and processes change; always confirm current details with Pinellas County Building and Development Review Services before filing. This is not legal advice.