Nobody Likes Permits But You Need Them
Well, this isn't the most exciting blog post I've ever written but it might be the most important one. Building permits. I know, I know. But stick with me here because getting this wrong can cost you a LOT more than the permit fee.
I've been pulling permits in Sarasota County for over two decades and I've got some opinions. And some stories.
When Do You Need a Permit?
In Sarasota County, the general rule is:
- Driveways - Yes, you need a permit if you're replacing or adding a driveway that connects to the right-of-way
- Patios/slabs over 200 square feet - Usually yes
- Pool decks - Yes, almost always (tied to the pool permit)
- Sidewalks on your property - Depends on size and location
- Small pads (AC unit, shed pad under 200 sq ft) - Usually no, but check
Now it gets tricky. The rules are a little different if you're in the City of Sarasota versus unincorporated Sarasota County versus the City of Venice or City of North Port. Each municipality has their own building department and their own quirks. Don't even get me started on Longboat Key - they've got rules about rules.
Brad's Permit Advice
Always Pull the Permit
I don't care if your neighbor says he didn't need one. I don't care if your buddy at work says permits are a waste of money. ALWAYS pull the permit. Here's why:
- If you sell your house, unpermitted work can kill the deal or reduce your sale price
- If there's ever an insurance claim, unpermitted work might not be covered
- The county CAN make you tear out unpermitted work. I've seen it happen on Bahia Vista - guy poured a big patio without a permit, neighbor complained, county made him rip it out. Thousands of dollars gone
Your Contractor Should Handle This
A legit contractor will pull the permit for you. That's part of the job. If a contractor tells you "we don't need a permit for this" or "you can pull it yourself to save money" - that's a red flag. We handle all our own permits. It's part of what you're paying us for.
Inspections Aren't That Bad
People get nervous about inspections. Don't be. If the work was done right, inspections are quick and painless. The inspector comes out, checks the forms and rebar before the pour, and then checks the finished work after. I've had maybe two failed inspections in 20 years and both times it was a minor thing we fixed in an hour.
The inspectors at the Sarasota County building department are generally pretty reasonable folks. Be polite, have your paperwork ready, and do good work. That's about it.
How Long Does It Take?
Permit turnaround in Sarasota County is usually about 5-10 business days for a concrete permit. Sometimes faster. If you're in a flood zone or close to a waterway, it might take longer because of environmental review. Plan for it.
Got questions about permits for your project? Shoot us a text. We deal with this stuff every week and we're happy to point you in the right direction.