Building Permits in Orlando

Orlando requires a building permit for most construction, alteration, and repair work affecting structural, electrical, plumbing, or mechanical systems. Permits are issued by the City of Orlando Economic Development Department — Building & Development Services division, commonly referred to as the Permitting Services Division, and administered through the Orlando ePlan / e-Permitting online portal (eplans.orlando.gov).

All construction within City of Orlando limits must comply with the Florida Building Code (FBC), 8th Edition (2023) — a mandatory statewide code administered by the Florida Building Commission under the Florida Department of Business and Professional Regulation (DBPR). Orlando is an inland city and is not located in the High-Velocity Hurricane Zone (HVHZ) (which applies only to Miami-Dade and Broward counties), but all structures must still meet ASCE 7 wind load design requirements under the FBC and may be subject to FEMA flood plain requirements depending on parcel location.

Important jurisdictional note: The former Reedy Creek Improvement District — now reconstituted as the Central Florida Tourism Oversight District (CFTOD) — is a separate special taxing district that historically operated its own building and fire code enforcement for Walt Disney World and related properties. That district is not served by the City of Orlando Building & Development Services, nor by Orange County Development Services. Projects on CFTOD property must go through the CFTOD's own permitting authority.

When You Need a Permit

You generally need an Orlando building permit for:

• New construction, additions, and accessory structures (including ADUs and detached garages)
• Structural alterations, load-bearing wall changes, and foundation work
• Electrical, plumbing, and mechanical (HVAC) changes, upgrades, or new installations
• Reroofing (full or partial replacement) — always requires a permit in Florida; the FBC mandates a roof deck inspection before new roofing is applied
• Window and door replacements or new openings in exterior walls — must meet FBC wind load requirements for the applicable wind speed zone
• Swimming pools, spas, screen enclosures, retaining walls, and certain fences
• Solar photovoltaic systems, standby generators, and battery storage systems
• Demolition of any habitable or regulated structure
• Change of occupancy or use classification

Minor cosmetic work (interior painting, floor coverings, cabinetry without plumbing or electrical changes) is typically exempt. When in doubt, contact Building & Development Services at 407-246-2121 before starting work — unpermitted construction can result in stop-work orders, fines, required demolition, and title and insurance problems at resale.

Florida Building Code and Wind Load Requirements

The Florida Building Code, 8th Edition (2023) is the governing construction standard in Orlando. The FBC incorporates the 2021 International Building Code (IBC) and International Residential Code (IRC) with Florida-specific amendments. Key code volumes applicable to Orlando projects include:

• FBC — Building (commercial structures)
• FBC — Residential (one- and two-family dwellings and townhouses)
• FBC — Energy Conservation (Florida's energy efficiency requirements)
• FBC — Existing Building (alterations, renovations, and change of occupancy)
• FBC — Mechanical, Plumbing, and Fuel Gas
• NFPA 70 / National Electrical Code (NEC) as adopted by Florida

ASCE 7 Wind Load (Non-HVHZ)

Orlando is not in the HVHZ — that designation is limited to Miami-Dade and Broward counties and triggers the most stringent product approval requirements, including Miami-Dade Notice of Acceptance (NOA) certification. However, Orlando is in Florida's high wind zone and all structures must comply with ASCE 7 wind load design requirements as adopted by the FBC:

• Structural plans must include wind load calculations prepared or reviewed by a Florida-licensed structural engineer or architect
• Roof-to-wall connections, sheathing, and fastening patterns must comply with FBC wind design requirements
• Opening protection: Windows, doors, and skylights must be rated for the applicable wind speed at the project location — verify the design wind speed for your parcel using the Florida Building Code wind speed maps
• Garage doors must be wind-rated for the applicable design wind speed
• Failure to document ASCE 7 compliance is one of the most common plan review correction items in Orlando

Flood Plain Requirements

Portions of Orlando lie within FEMA Special Flood Hazard Areas (SFHAs). If your parcel is in a flood zone, FEMA flood plain management requirements — minimum finished floor elevations, flood vents, freeboard — will layer on top of FBC requirements. Check your flood zone designation at the FEMA Flood Map Service Center (msc.fema.gov) before designing your project.

Orlando ePlan / e-Permitting — The Online Portal

Orlando ePlan / e-Permitting (eplans.orlando.gov) is the City of Orlando's online permitting and plan review platform. Through the portal you can:

• Create a contractor, design professional, or owner-builder account
• Submit new permit applications for residential and commercial projects
• Upload construction documents for electronic plan review
• Respond to plan review correction comments
• Pay permit fees online
• Request and track required inspections
• Download approved permits and inspection records

The portal is the primary submission method for most projects. In-person permit services are available at Orlando City Hall, 400 South Orange Avenue, Orlando, FL 32801. Building & Development Services main line: 407-246-2121.

Permit Costs

Orlando building permit fees are established in the City's official fee schedule, published by Building & Development Services. Costs generally include:

• Building permit fee — calculated from project valuation (construction cost); scales with scope
• Plan review fee — a percentage of the building permit fee, covering each review discipline (building, structural, electrical, mechanical, plumbing, zoning)
• Trade permit fees — separate fees for standalone electrical, plumbing, and mechanical permits
• Impact fees — assessed for new construction or additions that add dwelling units, floor area, or change use; covers transportation, parks, schools, fire/rescue, and utilities
• Florida state surcharge — Florida levies a per-permit surcharge that funds the Florida Building Commission's operations

Do not rely on third-party fee estimates. Always consult the current City of Orlando Building & Development Services Fee Schedule linked in the sources above before budgeting a project, as fees are subject to change.

Typical Timeline

Turnaround times fluctuate with staff workload and submittal completeness. Incomplete submittals — particularly missing wind load calculations, engineering stamps, or energy compliance documentation — are the most common cause of delays. Contact Building & Development Services at 407-246-2121 or check ePlan status for current review times.

The Process

1. Pre-submittal: Verify your zoning district using the Zone Lookup tool at gis.orlando.gov, check your FEMA flood zone at msc.fema.gov, and confirm applicable FBC code volumes and local requirements for your project type
2. Design and plans: Prepare construction documents. For most structural, electrical, plumbing, and mechanical work, drawings must be signed and sealed by a Florida-licensed architect or structural engineer. Wind load calculations (ASCE 7) must be included for any structural work
3. Submit via Orlando ePlan: Create or log into your account at eplans.orlando.gov and submit the application with all required documents and initial fee payment
4. Plan review: Building & Development Services coordinates review across building, structural, electrical, mechanical, plumbing, zoning, fire, and civil/drainage disciplines as applicable to the project
5. Corrections: Respond to plan review comments in the ePlan portal and resubmit revised documents; missing wind load documentation and missing engineer seals are the most common correction categories
6. Permit issuance: Pay any remaining fees and receive the approved permit; post the permit placard at the job site before work begins
7. Inspections: Schedule required inspections at each construction phase through the ePlan portal or by calling 407-246-2121; approved plans must be on-site for every inspection
8. Final inspection and Certificate of Occupancy: Pass the final inspection. A Certificate of Occupancy (CO) or Certificate of Completion (CC) is required before a new or substantially altered structure may be occupied

Inspections

Typical inspection stages for a residential project in Orlando include:

• Foundation / footings (prior to pour)
• Underground plumbing and electrical
• Slab pre-pour
• Framing and roof sheathing (including roof-to-wall connections and hurricane straps)
• Rough plumbing, electrical, and mechanical
• Insulation (FBC Energy Conservation compliance)
• Drywall / wallboard
• Window and door installation (wind resistance compliance verification)
• Final building, plumbing, electrical, and mechanical

Schedule all inspections through the Orlando ePlan portal (eplans.orlando.gov) or by calling Building & Development Services at 407-246-2121. The approved permit placard and approved plans must be on-site and accessible to the inspector at every inspection.

Common Reasons for Corrections or Denial

• Plans do not comply with the Florida Building Code, 8th Edition (2023) — building, residential, or energy conservation volumes
• Missing or incomplete ASCE 7 wind load calculations or structural documentation
• Plans not signed and sealed by a Florida-licensed architect or structural engineer when required by the FBC
• Opening protection (impact-rated windows/doors or approved shutters) not specified or inadequately documented for the applicable wind speed zone
• Zoning conflicts under the Orlando Land Development Code (Chapter 58) — setbacks, height, lot coverage, or use not permitted in the zoning district
• Property is in a FEMA Special Flood Hazard Area and flood compliance documents (elevation certificate, flood vent calculations) are missing
• Missing utility clearances (OUC / Orlando Utilities Commission, Orlando Water, stormwater)
• Energy compliance documentation (Manual J, Manual S, or REScheck / COMcheck) not included
• Incomplete submittal — missing required plan sheets, product data, or application attachments in ePlan

Official Sources

Always verify current requirements with City of Orlando Building & Development Services and the Orlando ePlan portal before submitting plans or starting construction. See the sources listed in the frontmatter for direct links to the Building & Development Services division, the ePlan portal, the Florida Building Code, and Orlando's municipal code.

Disclaimer: This guide summarizes publicly available information from official City of Orlando and State of Florida sources and is provided for general orientation only. It does not constitute legal or engineering advice. Building code and permitting requirements change — always confirm current rules with the City of Orlando Building & Development Services at 407-246-2121 or through the Orlando ePlan portal before submitting plans or beginning construction.