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: Belleair Beach, Belleair Shore, Indian Rocks Beach, Kenneth City, Oldsmar and Safety Harbor (check with the city first for its own requirements there). 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 Florida’s state building-code surcharges (2.5% of the permit fee in total, $4 minimum) 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, 8:00 a.m. – 4:00 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.
Short on time to read all of this?
Get a free quote →In 2025, building permits issued in unincorporated Pinellas County authorized 569 new privately owned housing units, 403 of them single-family homes, according to the U.S. Census Bureau Building Permits Survey.
Pinellas County permit types
A building permit is one record among many. Building and Development Review Services issues work under separate record types inside the Access Portal, and filing under the wrong one is a rejection, not a correction — the application is closed and refiled, and the review clock restarts. Pinellas also sets an unusually low entry threshold, capturing minor work and anything requiring an inspection, so scopes that go unpermitted elsewhere in Florida need a record here.
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 Pinellas County
Pinellas is a low-lying coastal peninsula and sits inside the wind-borne debris region across essentially the whole county, running roughly 150 mph ultimate design wind speed with the stiffest exposure on the Gulf beaches. Product approval must be rated for the wind speed at the project address, and opening protection is in play countywide rather than only near the water. Floodplain review is the bigger schedule risk: on a structure in a special flood hazard area, a reroof can trigger a substantial-improvement review (work costing 50% or more of the building’s market value); since 2025, Florida law bars counties and cities from adding up past improvements over a look-back period.
Solar and roofing work follow statewide rules on HOA limits, product approval, reroof inspections and hurricane mitigation. Solar and roofing rules in Florida
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 Florida’s state building-code surcharges (2.5% of the permit fee in total, $4 minimum) 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 |
Rather not deal with the Pinellas County building department?
Get a free quote →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.
Want this handled start to finish?
Get a free quote →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
Frequently asked questions
Who issues building permits in Pinellas County?
Building and Development Review Services (BDRS) issues permits for unincorporated Pinellas County and six partner communities: Belleair Beach, Belleair Shore, Indian Rocks Beach, Kenneth City, Oldsmar and Safety Harbor. Cities such as St. Petersburg, Clearwater, Largo, and Pinellas Park run their own building departments.
How do I get a building permit in Pinellas County?
Confirm the parcel is in unincorporated Pinellas, prepare your plans and documents, and apply through the Pinellas County Access Portal. Licensed contractors can use the Express Permit track for qualifying simple projects, then pay fees and schedule inspections in the portal.
When do I need a building permit in Pinellas County?
A permit is generally required for any work valued over $500 or that requires an inspection, including new construction, additions, roof replacements, window and door changes, pools, and fences over 6 feet.
How much does a Pinellas County building permit cost?
Fees are based on the type and valuation of work, with separate trade fees and Florida’s state building-code surcharges (2.5% of the permit fee in total, $4 minimum). The Access Portal calculates fees at application; confirm current amounts before filing.
Does Pinellas County offer faster permitting?
Yes. Licensed contractors can use Express Permits for simple qualifying projects, and the county offers Expedited Residential Permitting for Planned Homes.
Which parts of Pinellas County does BDRS permit?
Building and Development Review Services permits unincorporated Pinellas County plus six partner municipalities: Belleair Beach, Belleair Shore, Indian Rocks Beach, Kenneth City, Oldsmar and Safety Harbor. St. Petersburg, Clearwater, Largo, Pinellas Park, and the county’s other cities run their own building departments. Because Pinellas is densely incorporated and the unincorporated pockets are irregular, confirm both the parcel and whether the municipality is a BDRS partner before filing.
Do I need a permit to install solar panels in Pinellas County?
Yes. Photovoltaic installations in Pinellas 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.
Inspections are where schedules slip.
Get a free quote →Does a roof replacement require a permit in Pinellas County?
Yes. A roof covering replacement almost always requires a permit in Florida, including Pinellas 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 Pinellas County?
Residential work is generally a single-discipline review filed as a master permit with trades filed against it. Commercial work in Pinellas 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 Pinellas 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 Pinellas County?
The application is rejected rather than corrected. Pinellas County Building and Development Review Services 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 Pinellas permit types online?
Yes for most work. The Access Portal handles application, plan upload, fee payment, and inspection scheduling. Licensed contractors also get the Express Permit track for simple qualifying projects, which are reviewed and issued faster than standard permits, and there is a separate expedited residential lane for planned homes. Owner-builder filings carry statutory affidavits and can require additional steps.
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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.
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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 Pinellas County Building and Development Review Services before filing. This is not legal advice.