Seminole County sits in the fast-growing north Orlando metro, and its building permits are issued by the Development Services Building Division for unincorporated Seminole County. As of December 2025, the county transitioned to mandatory electronic plan review — all building permits now process through the ePlan platform.
This Seminole County building permit guide covers what requires a permit, how fees work, the ePlan submission process, trade permits, and inspections — so your Sanford-, Oviedo-, or Winter Springs-area project starts clean.
Confirm you're in unincorporated Seminole County. The Building Division permits only the unincorporated county. Seminole's cities — including Sanford, Lake Mary, Altamonte Springs, Casselberry, Longwood, Oviedo, and Winter Springs — run their own building departments with separate processes and portals.
What requires a building permit in Seminole County?
Under the Florida Building Code (§105.1), a permit is required before you construct, alter, repair, move, demolish, or change the occupancy of most structures and systems. Common triggers include:
Permit required
- New construction, additions, and tenant build-outs
- 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, sheds, and fences
- Solar PV systems and screen enclosures
Typically 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
Exemptions are narrow and scope-specific. When unsure, confirm with the building department before starting — see the penalty note below.
Get the permit issued before starting work. Beginning without one exposes the owner to after-the-fact fees and penalties. Online permitting requires a current contractor license in the county database; owner-builders must apply in person with photo ID.
Who handles permitting in Seminole County?
Permitting for unincorporated Seminole County is administered by the Development Services Building Division at the County Services Building in Sanford. Most plan reviews — including building, zoning, and fire — are handled in-house, and submissions run through ePlan.
| Detail | Information |
|---|---|
| Office | County Services Building, 1101 E. First Street, Sanford, FL 32771 |
| Phone | (407) 665-7050 |
| Online portal | ePlan (electronic plan review) + Building Permits Online |
| Portal availability | Building Permits Online: 7 days/week (down 11:30 p.m.–5 a.m.) |
| Owner-builders | Must apply in person with valid government-issued ID |
| Enforced code | Florida Building Code, 8th Edition (2023) |
All building permits now process through ePlan. Request an application number through Building Permits Online, then complete submittal in ePlan. To apply online, the contractor license must be current in the county's contractor database.
Seminole County building permit cost
Seminole County building fees are based on the type and valuation of work, with separate fees for each trade and a state surcharge. Over-the-counter intake at the Building Division office carries additional fees as outlined in the Seminole County Administrative Code.
Because fee schedules are adjusted periodically, confirm current amounts in Building Permits Online or with the Building Division before budgeting. Impact fees may apply to qualifying new construction.
| 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 |
| Over-the-counter intake | Additional fees per the Seminole County Administrative Code |
| Impact fees | Assessed on qualifying new construction |
| State surcharge | DBPR surcharge added per Florida statute |
| Work-without-permit | After-the-fact fees and penalties |
Want a precise number for a specific Seminole County project? Send us the scope and valuation and we'll return a fee estimate alongside a filing timeline.
Seminole County trade permits
Electrical, plumbing, and mechanical work generally needs its own permit and licensed contractor, each filed against the master building permit.
Electrical permits
Required for service installations, panel upgrades, solar PV, and most wiring alterations. Seminole 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, sheds, and fences are permitted separately. Use roofing and opening products with current Florida Product Approval rated for the local wind speed.
Verify your contractor's license. Confirm the contractor is licensed in Florida (the Florida DBPR at (850) 487-1395) and current in Seminole County's contractor database before applying online. The property owner is responsible for ensuring a permit is obtained.
How to get a building permit in Seminole County
Confirm scope & jurisdiction
Verify the work needs a permit and confirm the parcel is unincorporated Seminole — not Sanford, Lake Mary, Altamonte Springs, Oviedo, Winter Springs, or another city.
Prepare your documents
Assemble the application, owner/parcel info and valuation, signed and sealed plans for structural work, energy calcs, and any zoning materials. Ensure your contractor license is current in the county database.
Request a number, then submit in ePlan
Request an application number through Building Permits Online, then upload your plans and documents through the ePlan electronic plan review platform. Owner-builders apply in person with ID.
Plan review & corrections
The Building Division conducts in-house building, zoning, and fire reviews. Upload revisions promptly if comments are returned.
Pay fees & pull the permit
Pay the calculated fees, then download the permit. Record and post a Notice of Commencement where required.
Schedule inspections through close-out
Schedule inspections and retrieve results through Building Permits Online. Clear all required inspections to obtain your Certificate of Occupancy or Completion.
Inspections in Seminole County
Schedule inspections and retrieve results through Seminole County Building Permits Online, available seven days a week (down for maintenance 11:30 p.m.–5 a.m.). Typical checkpoints include foundation, rough-in MEP, framing, insulation, and final.
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 Seminole County permitting resources
- 🏛️ Seminole County Building Division
- 💻 Development Services (ePlan)
- 📋 Building forms & Permits Online
- 📘 Florida Building Code (8th Ed.)
- ✅ Florida Product Approval search
- 🪪 DBPR license verification
Simplify Seminole County permitting with Alliance Permitting
Seminole's December 2025 move to mandatory ePlan caught some builders off guard, and the Orlando-metro growth around Oviedo and Winter Springs keeps the Building Division busy. Alliance Permitting is a permit expediter for Seminole County — our permit expediting services pair AI-driven document review with experts who know ePlan and the county's in-house review, so your Sanford- and Oviedo-area submissions move faster.
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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 June 2026. Permit requirements, fees, and processes change; always confirm current details with the Seminole County Building Division before filing. This is not legal advice.