Sebastian, Florida Building Permit Guide

The City of Sebastian Building Department, which also runs the city’s Fire Prevention Office, issues building, electrical, plumbing, mechanical and gas permits for property in the city. Applications go through the MGO Connect portal or by email; general building permits start at $90 for work up to $3,000, and many common jobs such as A/C change-outs, fences and window replacements are a flat $75.

What requires a building permit in Sebastian?

Sebastian prices most building work on its general valuation table and lists flat-fee specialty permits for common jobs:

Small-job exemption: for some work under $7,500 on a single-family home, the owner or contractor can file a Single-Family Dwelling Exemption Request Form with a contract or other proof of value (counting the owner’s own labor) and pay a $45 non-refundable review fee. It does not cover structural, electrical, mechanical, plumbing or gas work, property partly or wholly in a flood hazard area, or fences on properties with swimming pools. Starting work without a permit costs the greater of $200 or double the permit fee for owners, and the greater of $300 or double the fee for contractors.

Sebastian building department: who handles permitting

• City of Sebastian Building Department — Department
• 772-589-5537 — Phone
• 1225 Main Street, Sebastian, FL 32958 — Office
• Monday-Friday 8:00 a.m.-4:30 p.m.; closed 12:00-1:00 p.m. — Hours

The Building Department and Fire Prevention Office check work against the state and local building and fire codes. Wayne Eseltine is the Building Official and Fire Marshal. Applications and plans can also be emailed to Permits@CityofSebastian.org (files up to 30MB; call for a file-share link for larger sets).

Sebastian permit types and online filing

The preferred route is the MGO Connect customer portal at mgoconnect.org: create a free account with an email address and phone number, then apply for any permit type, register as a contractor, upload documents with no file size limit, follow the project’s task list, pay fees and request inspections. An MGO Connect mobile app is also available, and the MGO help desk is on 985-851-0760. Fees can also be paid in person or with the city’s credit card authorization form.

Building permits cover the main structure, and electrical, mechanical, plumbing, gas and structural work is added as sub-permits by each trade contractor. The city publishes residential and commercial plan review checklists, owner-builder and sub-contractor applications, and the Single-Family Dwelling Exemption Request Form.

Sebastian building-permit fees

General building permits are priced on the total valuation of the work:

For example, a $20,000 remodel has a permit fee of $285.50. Building code plan review adds 10% of the permit fee ($75 minimum), and fire code plan review another 10% where it applies; plan review fees are not refundable.

Using a private provider reduces the building permit fee by 33%.

Electrical, plumbing, and mechanical permits

The Building Department issues electrical, plumbing, mechanical, gas and structural work as sub-permits under the main building permit, each at 4.5% of the permit fee with a $75 minimum. Stand-alone trade jobs have flat fees:

New homes need a sewer and water receipt from Indian River County Utilities before the permit is released; septic tanks and wells are allowed only where those services are not available, with an Indian River County Health Department permit.

Alliance handles electrical permit filing for contractors here. More on this: who pulls the electrical permit.

What Sebastian’s plan review checklist asks for

For a new one- or two-family home, the city’s residential plan review checklist requires:

• The building permit application with the qualifier’s original notarized signature, or the owner-builder application signed by the owner in person with the disclosure statement
• A copy of the recorded deed or legal description
• R405-2023 energy compliance forms, heating and cooling load calculations and EPL cards
• Site plans at 1:20 or 1:30 scale for each permit (house, driveway, land clearing) showing boundaries, structures, easements and any wetlands
• Plans with digital seals in PDF form, showing wind design criteria: 160 mph for Risk Category II buildings under city ordinance, Exposure C within 1,500 ft of the Indian River and Exposure D within 600 ft
• Product approvals for windows, doors, siding, soffits and metal roofing, kept on site for inspection

An envelope leakage test by an approved third party must be submitted before the Certificate of Occupancy. Owner-builder permits are not available to properties owned by a corporation or offered for sale, lease or rent within a year.

How to get a building permit in Sebastian

Inspections in Sebastian

Inspections are requested in MGO Connect at least one day ahead; the Building Department at 772-589-5537 can help. Remote video inspections are available for some inspections. For jobs inside occupied buildings, a contractor can instead record a video inspection for A/C replacement, window and door replacement, electrical panel change-outs and plumbing line replacement. The video must start at the street showing the address number, run without breaks and show every side of the work; upload it to the permit, then schedule the inspection noting that it is a video inspection. A rejected video means an on-site re-inspection.

In a special flood hazard area, an elevation certificate is due after the slab is poured and before any vertical walls go up, and a final elevation certificate before the final inspection. Re-inspections cost $45 each for the first three for the same violation and $60 after that; after-hours inspections are $45 an hour with a 4-hour minimum.

Florida building code

The Florida Building Code, 8th Edition (2023), has applied statewide since 31 December 2023; the Florida Building Commission has proposed the 9th Edition (2026) to take effect on 31 December 2026. Florida permit rules

Sebastian permit search and official resources

These are the primary sources behind this guide. Codes, fee schedules and procedures change — confirm the position for your filing date.

• Sebastian Building Department (permits and inspections)
• General building permit fees
• Specialty and sub-permit fees
• Building forms
• MGO Connect customer portal
• Sebastian administrative and plan review fees
• Sebastian building permit exemption for work under $7,500
• Sebastian residential plan review checklists
• Sebastian video inspection instructions

Sebastian building permit FAQ

Who issues building permits in Sebastian?

The City of Sebastian Building Department, at City Hall, 1225 Main Street. Call 772-589-5537.

How much is a building permit in Sebastian?

$90 for work up to $3,000, then $11.50 for each additional $1,000 up to $50,000, with lower rates above that. Plan review adds 10% of the permit fee, with a $75 minimum.

How much is a permit for an A/C, roof or fence?

An A/C change-out, fence or window and door replacement is a flat $75. A residential re-roof is $165 and a pool or spa $255.

Can I skip a permit for small jobs under $7,500?

Only with an approved Single-Family Dwelling Exemption Request and a $45 review fee. Structural, electrical, mechanical, plumbing and gas work, flood-zone properties and pool fences are not eligible.

Can a homeowner pull a permit?

Yes, as an owner-builder, if the property is not owned by a corporation and will not be sold, leased or rented for a year. The owner signs the application in person with the disclosure statement.

How do I schedule an inspection?

In the MGO Connect portal, at least one day in advance. Some change-out jobs can use a video inspection uploaded to the permit.

Simplify Sebastian permitting with Alliance Permitting

Alliance Permitting is a permit documentation and submission company in Florida. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.

This guide is provided by Alliance Permitting for general information about Sebastian permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.