Building a shed in Florida is more complicated than in many other states.
Florida’s climate, frequent severe weather, and specific building codes mean that a simple backyard storage unit often requires significant planning, materials, and paperwork. If you are a homeowner or contractor looking to add a shed to your property, you likely want to focus on the construction, not the bureaucracy. This is why many people search for companies that offer shed installation with permit handling.
However, finding a contractor who manages the entire process—from design to final inspection—can be challenging. In Florida, the rules vary wildly depending on whether you are in a rural area with no HOA or a dense suburb with strict covenants. Furthermore, the distinction between a "shed" and a "structure" can determine if you need a building permit at all.
Why You Need to Care About Permits in Florida
Before looking at specific companies, it is crucial to understand why permit handling is non-negotiable in the Sunshine State. Florida has adopted the Florida Building Code, which is based on the International Building Code but includes specific amendments for hurricane resistance and termite protection.
If you install a shed without a permit and it fails a subsequent inspection or causes damage during a storm, you may face fines, be required to tear down the structure, and be liable for repairs to neighboring properties. A reputable shed installation company will understand these nuances and ensure your project is compliant from day one.
How to Identify a Company That Handles Permits
When searching for a contractor, you need to look for specific service offerings. Not every "shed company" is a "full-service construction company." Here is what to look for:
- Permit Acquisition Services: The company should have a direct relationship with your local county or city building department. They should be able to pull permits on your behalf.
- Code Compliance Knowledge: They must understand setback requirements (how far the shed must be from your property lines) and height restrictions.
- Inspection Coordination: They should schedule and attend the required inspections (foundation, framing, electrical, and final) with the local authority.
- HOA Management: If you live in a community with a Homeowners Association, the company should be willing to submit plans for architectural review.
Companies Offering Shed Installation with Permit Handling
While specific company availability and service areas change frequently, the following types of companies and specific brands are known for offering comprehensive installation packages that include permit assistance in Florida. Note that availability may depend on your specific county or city.
1. Big Box Retailers with Pro Services
Major home improvement retailers often offer installation services for their shed kits. While they may not always advertise "permit handling" as a primary feature, their installation teams are often experienced with local codes.
For example, companies associated with major retailers often provide a "turnkey" installation. While you may need to initiate the permit process, the installation crew can often assist in filling out the necessary forms or ensuring the shed is built to the manufacturer's specifications, which is often sufficient for small sheds.
2. Custom Barn and Storage Builders
There are numerous local and regional companies that specialize in custom barns, garden sheds, and backyard offices. These companies are your best bet for full permit handling.
These businesses often employ architects or designers who can draft plans that meet your local zoning board's requirements. They typically offer a package deal where you pay a flat fee for construction, and they absorb the cost and time of obtaining the necessary permits. This is ideal for larger structures, such as 12x20 or larger sheds, or those with electrical or plumbing features.
3. Prefab Shed Manufacturers with Local Dealers
Many manufacturers of high-quality metal or vinyl sheds have a network of authorized dealers. These dealers often provide installation services. While some dealers are strictly "delivery only," others offer installation.
When contacting a dealer, ask specifically if they offer "permit assistance." A professional dealer will know the local rules for your area and can often provide a checklist of required documents to help you get started.
The Process: What to Expect When You Hire a Permit-Handling Company
If you find a contractor who offers to handle the permits, the process generally follows these steps. Understanding this flow will help you verify that the company is doing its job.
- Site Assessment: The contractor visits your property to check the soil, drainage, and location relative to property lines.
- Design and Planning: They create a design that meets local setback requirements and HOA rules if applicable.
- Permit Application: They submit the plans, site maps, and fees to the local building department.
- Approval: The building department reviews the plans. This can take anywhere from a few days to several weeks depending on the jurisdiction.
- Construction: Once the permit is issued, construction begins. The contractor schedules inspections at key stages.
- Final Inspection: The local inspector approves the work. Only after this approval can the contractor remove the permit signage.
Florida-Specific Permitting Rules You Must Know
Even with a contractor handling the paperwork, it is wise to understand the basic rules. Florida law is strict about setbacks and durability.
Setback Requirements
Most Florida counties require a minimum setback from the property line. This distance ensures that the shed does not block drainage or encroach on a neighbor's land. For example, some jurisdictions require a 5-foot setback, while others may require 10 feet. A contractor who handles permits will know these numbers for your specific county.
Termite Protection
Because Florida has a high termite population, building codes often require that sheds be built on concrete slabs or treated lumber. If your shed is on a wooden floor directly on the ground, you may need to provide a termite inspection report or use treated materials.
HOA and Covenants
Even if a building permit is not required (for very small sheds), an HOA permit might be. Many Florida communities have strict rules about the size, color, and style of outbuildings. A company that handles permits will usually include a review of the HOA rules in their initial consultation.
DIY vs. Hiring a Pro for Permit Handling
Some homeowners choose to pull their own permits to save money. While this is possible for small, simple structures, it comes with risks.
If you DIY the permit process and the plans are rejected by the building department, you may have to pay for redesigns and resubmissions. Furthermore, if you build without a permit and get caught, the fines can be substantial. Hiring a company that offers permit handling essentially buys you peace of mind and professional oversight.
How to Verify a Contractor’s Credentials
Before hiring a company to handle your shed installation and permits, take these steps to protect yourself:
- Check Licensing: Ensure the company is licensed by the Florida Department of Business and Professional Regulation (DBPR). You can verify their license status online.
- Ask for References: Ask for references from past customers in your area. Call them and ask if the company handled the permits correctly and if the final inspection passed without issues.
- Get a Written Contract: The contract should explicitly state who is responsible for permits, what the fees are, and the timeline for the project.
Conclusion
Building a shed in Florida is a significant investment that requires adherence to strict building codes and local regulations. While many companies offer shed installation, not all offer the added value of permit handling. By choosing a contractor who manages the paperwork, you ensure that your structure is legal, safe, and built to withstand the Florida climate. Always verify the contractor's credentials and understand the specific rules of your county before breaking ground.
Frequently Asked Questions
Do I need a permit for a shed in Florida?
It depends on the size and location. Generally, sheds smaller than 120 square feet may not require a permit in some jurisdictions, but larger sheds or those with electrical wiring almost always do. You must check with your local county or city building department.
How much does it cost to have a company handle permits?
Permit fees vary by county and the size of the structure. A contractor may charge a flat fee for permit handling or include it in the total project cost. Expect to pay anywhere from a few hundred to over a thousand dollars in permit fees alone.
Can a contractor pull a permit for me?
Yes, most licensed contractors can pull permits on behalf of a property owner. You will usually need to sign a power of attorney or provide authorization for them to act on your behalf.
What happens if I build without a permit?
Building without a permit is illegal. If discovered, you may be fined, required to tear down the structure, and may have difficulty selling your property in the future.
Do I need an HOA approval for a shed?
If you live in a community with a Homeowners Association, you almost always need HOA approval, regardless of whether a building permit is required. The HOA may have stricter rules regarding size, color, and location.
Disclaimer: This article is for informational purposes only and does not constitute legal advice. Building codes and permit requirements vary by city, county, and state. Always consult with a licensed contractor or your local building department for specific guidance on your project.