Building & Zoning – FAQ

What are permits and why do I need one?

Permits are the way the City of Lighthouse Point regulates construction. There are several different types of permits, based on the type of construction.

The following is a partial list indicating when a permit is required:

Interior of Structures
– Appliance – Replace or install gas appliance
– Bathrooms – Remodeling or new
– Drywall
– Railings – Repair, replace or new
– Remodeling
– Stairs – Repair, replace or new
– Walls – Removal, extension of existing or new walls

Plumbing and Water Supply
– Appliance – New location of sewer or water lines
– Faucets – Shower or tub replacement or new
– Fire Systems – Repair, replace or new
– Hose Bib – New location of water line
– Plumbing – Install new or remodeling including water, sewer and gas lines
– Sewer Line – Repair, replace or new
– Shower Pan – Repair, replace or new
– Sink – New location of sewer or water lines
– Spas – Install
– Tub – Replace or new
– Water Heater – Replace or new
– Water Lines – Repair, replace or new
– Water Softener – Replace or new
– Water Closet – New location of sewer or water lines

Heating, Ventilating and Air Conditioning
– A/C Heating – Install system
– A/C Heating – Install wall unit by cutting out or removing part of wall (not replacement)
– A/C Heating – Replace condenser, air handler or heating elements
– Duct – Alteration, replacement or new
– Equipment Hoods – Repair, replace or new
– Heating Unit – Repair or new
– Hot Water Heater Exchange Unit – Repair or new
– Ventilation – Repair, replace or new ducted with electric hook-up Electrical
– Appliances/Equipment – New location where electric must be extended
– A/C Heat – Wiring repair, replace or new
– Ceiling Fan – New location (not replacement) where electric must be extended
– Electric Systems – Repair, replace or new, where electric wiring must be extended (any part of system, except replacement of fuses or breakers)
– Electric Service – Work on existing service or panel (including upgrade, except replacement of fuses or breakers)
– Light Fixture – New location where electric must be extended
– Low Voltage Wiring – Alarms, new construction and existing (direct wire only)
– Outdoor Lighting – New location where electric must be extended (not low voltage)

Exterior of Structures
– All New Construction
– Addition – Increase of floor area
– Awnings
– Carports – Repair, replace, new or close in for additional habitable or storage space
– Covered Patio – Repair, replace, new or close in for additional habitable or storage space
– Door – Repair, replace, or new
– Fireplace – Repair, replace or new
– Garage – Close in for additional habitable or storage space
– Hurricane Shutters
– Railings – Repair, replace or new
– Remodeling
– Roof – New and re-roof
– Roof – Repair existing roof
– Screen Room – Repair, replace or new. Repair does not include screen replacement (See Pool/Spa Enclosure)
– Screen Walls – Install vinyl or glass in existing screen walls
– Shed – Repair, replace or new
– Siding – New or replace over 100 square feet
– Stairs – Repair, replace or new
– Walls – Removal, replace or new
– Window – Remove and fill in opening
– Window – Repair, replace or new

Site/Landscaping
– Concrete Patio – Repair, replace or new
– Concrete Sidewalk/Steps – Repair, replace or new
– Drainage – Any change to existing flow of storm water
– Driveway – New, add to existing or replacement
– Fence – Repair, replace, or new
– Parking Lots – Repair, replace, new, add to existing or restriping
– Pool – Replace deck or new equipment
– Pool/Spa Enclosure – Repair, replace or new
– Pool/Spa – Replace or new in ground or above ground pool/spa
– Wood Deck/Steps/Balconies – Repair, replace or new

How much is a permit?

Please see our fee schedule, Fee Schedule Appendix A

When don’t I need a permit?

Most major projects will require permits of some kind. This is necessary to ensure that all buildings meet minimum standards which protect its occupants and neighbors in everyday living and in the case of emergencies or natural disasters.

Some minor projects, such as painting, laying carpet and tile are allowed without obtaining building permits. However the construction of such projects should be in conformance with all applicable codes.

Check with the Lighthouse Point Building Department with any questions 954-943-6509.

What happens if I build without a permit?

If you begin construction without the required permit(s), a “Stop Work Order” will immediately be issued by an Inspector and a Notice of Violation will be issued by the City’s Code Enforcement Department. You will be required to apply for and receive the permit(s) for the work and pay additional fees (twice the amount of the original fee). After the permit has been properly issued, you will then be required to uncover any work which has been covered so that it may be inspected prior to the release of the “Stop Work Order”, or the building official may allow an engineer or architect to inspect and take responsibility for the work. He would then have to write a letter to the building department accepting responsibility for the work and assuring the work complies with the code. In some cases, regulations or codes may not permit the type of construction that has been done. In this case, you may be required to replace or restore the area to its original condition prior to your construction.

Can I draw up my own plans?

No.

Who can obtain a permit?

Depending on the type of permit, permits may be issued to: Property owners (for work on owner occupied single family residences.) Licensed Contractors.

What do I do when the job is complete?

After your contractor has completed their work and prior to making a final payment, make sure the job has passed all required City inspections and has been “finaled out”. Call the Lighthouse Point Building Department at 954 943-6509.

How do I determine the value of the job?

What it would cost to hire a contractor to do the work.

How long does the City keep my house plans?

The State requires house plans to be destroyed ten (10) years from when a Certificate of Occupancy was issued. Other types of permits, such as re-roof, driveways, remodels, etc. have a ten(10) year retention period. When plans meet their retention period, they are destroyed.

Can I pull a permit as an owner/builder?

If you reside at the residence, yes, for most types of permits. However, all electrical, roofing, and piling work must be done by a licensed contractor. Please know, that when a permit is issued as an owner/builder permit, the owner is stating that they know the Florida Building Code and Lighthouse Point Zoning Code, the order and types of inspections required for that type of permit, and that they may be responsible for any/all injuries/accidents/corrections that may result on the site.

Does my contractor need to be licensed, insured, and registered with the City to pull a permit, and if so, what does he need?

Yes, all contractors must be registered with the City before that can apply for a permit. They must submit a copy of their Occupational License, State License or Certificate of Competency, Workmen’s Compensation or the Workmen’s Compensation Exemption card, and General Liability with the Certificate of Insurance made out to the City of Lighthouse Point, 3701 NE 22 Avenue, Lighthouse Point, Florida 33064.

How can I verify if a contractor is licensed?

Call the Lighthouse Point Building Department at 954 943-6509

Can you fax applications or have my permit faxed?

No. Applications are available on-line on this website, under Online Forms, and may be downloaded. Faxed applications will usually distort the legal information, therefore, we do not accept an application that has been faxed in any way. Permits must be picked up, in person, so that we are able to give you all the required paperwork and collect all necessary fees.

What method of payments do you accept?

We accept cash, check (no starter checks), and cashier checks.

Do I need to be home on the day that my inspection has been scheduled for?

Yes, for most of the permits. The only permits that do not require someone to be home are driveways, decks, fences, docks, boatlifts, shutters, and roofs.

How much time do I have to complete my permit?

Demolition permits are valid for sixty (60) days. All other types of permits are valid for one hundred eighty (180) days. For every completed inspection, the permit will be extended either sixty (60) or one hundred eighty (180) days, depending on the permit type. If the permit should expire, a one-time renewal fee of $35 may be paid to extend your permit.

Do I need a permit to replace an existing fence?

Yes, even if you put the new fence in the same location as the previous fence.

What do I need to apply for a fence permit?

Building Application – must include Lot, Block, Subdivision, and Job Value.
– Two (2) copies of the survey showing the footprint of the property and indicate the location and size of work to be installed.
– If the survey is more than twelve (12) months old, the owner will need to complete a Zoning Affidavit, which states that nothing on the survey has changed. If work was completed on the property that will alter the survey, a new survey will be required.
– If the fence is aluminum, decorative metal, or PVC, two (2) copies of the current product approvals, with all components, connections, and method of anchorage HIGHLIGHTED or two (2) sets of signed and sealed Engineer plans must be submitted.
– If the homeowner is applying for the permit, an Owner Builder Affidavit will need to be completed and notarized.

PLEASE NOTE: If the fence is around a swimming pool/spa, it shall have self-closing/latching gates with the latches being a minimum height of fifty-four (54) inches from adjacent floor.

Do I need a permit to replace windows, doors, garage doors, front doors, etc.?

Yes.

What do I need to apply for a window/door permit?

RETROFIT WINDOWS (WINDOWS OF THE SAME SIZE AND LOCATION):

– Building application – must include Lot, Block, Subdivision, and Job Value.
– Two (2) copies of the current product approvals. Must HIGHLIGHT all components, connections and method of anchorage.
– If no impact rating: Shutter permit shall be required with a valid product approval.
– In case of existing shutter, provide the permit number.
– Include a footprint of property and indicate the location and size of work to be installed. All bedrooms shall be indicated.
– Two (2) sets of the completed product approval review form.

NON-RETROFIT WINDOWS (NEW LOCATION AND/OR NEW SIZE):

– Building application – must include Lot, Block, Subdivision, and Job Value.
– Two (2) copies of the current product approvals. Must HIGHLIGHT all components, connections and method of anchorage.
– If no impact rating: Shutter permit shall be required with a valid product approval.
– Include a footprint of property and indicate the location and size of work to be installed. Location of all bedrooms shall be indicated.
– Two (2) signed and sealed sets of drawings by a Professional Engineer/Architect.
– Two (s) sets of the completed product approval review form.

Do I need to pull a permit to replace or add to my driveway?

Yes, even if you are keeping the exact same footprint as the previous driveway.

What do I need to apply for a driveway permit?

– Building Application – must include Lot, Block, Subdivision, and Job Value.
– Two (2) copies of the survey showing where the driveway work will be done.
– Indicate the dimensions of the driveway. These dimensions will be required at the property line and the street line.

ON A CIRCULAR DRIVEWAY, THE DIMENSIONS NEEDED ARE:
1: Distance from the side lot line to the first part of the drive.
2: Distance of the first driveway width.
3. Distance between the two driveways.
4. Distance of the second driveway width.
5. Distance from the side lot line to the first part of the drive.

ON A STRAIGHT DRIVEWAY, THE DIMENSIONS NEEDED ARE:
1: Distance from the side lot line to the first part of the drive.
2. Distance of the driveway width.
3. Distance from the driveway to the other side lot line.

If the survey is more than twelve (12) months old, the owner will need to complete a Zoning Affidavit, which states that nothing on the survey has changed. If work was completed on the property that will alter the survey, a new survey will be required.

Do I need a permit to install a pool and pool deck?

Yes.

What do I need to apply for a pool and pool deck permit?

PLEASE NOTE: All of the following documents must be submitted at one time in order for the applications to be accepted

– Building Application for pool – must include Lot, Block, Subdivision, Gallons of the new pool, and Job Value.
– Building Application for the deck.
– Electrical Application-must include job value.
– Plumbing Application-must include job value.
– Mechanical Application (if installing a Heat Pump)-must include job value.
– Two (2) sets of plans signed and sealed by the Designer of Record for the pool and deck.
– Two (2) copies of the Pool Safety Act indicating what type of safety device will be used.
– Two (2) copies of the survey, showing the location of the pool and deck, with all the setbacks and elevations.
– If the survey is more than twelve (12) months old, the owner will need to complete a Zoning Affidavit, which states that nothing on the survey has changed. If work was completed on the property that will alter the survey, a new survey will be required.
– Application for a fence/gates, if a fence/gates was not previously permitted. – Indicate on the survey the location and height of the fence. See instructions on pulling a permit for fences for further requirements.

Do I need a permit to re-deck my dock?

Yes.

What do I need to apply for a re-deck/dock permit?

– Building Application – must include Lot, Block, Subdivision, and Job Value.
– Two (2) copies of the survey showing the dimensions of the dock.
– If it is a new dock, two (2) sets of signed and sealed drawings from the Designer of Record.
– If the survey is more than twelve (12) months old, the owner will need to complete a Zoning Affidavit, which states that nothing on the survey has changed. If work was completed on the property that will alter the survey, a new survey will be required.
– Approval from the Department of Environmental Protection, located at 115 South Andrews Avenue, 2nd Floor, Fort Lauderdale. Take both sets of plans for their approval.

Do I need a permit for a generator?

Yes.

What do I need to apply for a generator permit?

– Electrical Application – must include Lot, Block, Subdivision, and Job Value.
– Plumbing Application – must include Lot, Block, Subdivision, and Job Value.
– Two (2) sets of plans for the generator.
– Two (2) copies of the survey showing the location of the generator.
– If the survey is more than twelve (12) months old, the owner will need to complete a Zoning Affidavit, which states that nothing on the survey has changed. If work was completed on the property that will alter the survey, a new survey will be required.

Do I need a permit to install a shed?

Yes.

What do I need to apply for a shed permit?

MANUFACTURED UTILITY SHED (MAXIMUM SIZE 10′ LONG X 10′ WIDE X 7′ HIGH):

– Building Application – Must include Lot, Block, Subdivision, and Job Value.
– Include a survey showing the footprint of the property, and indicate the location and size of shed to be installed.
– Shed shall not be located in the setbacks established by zoning regulations.
– Two (2) copies of the current product approvals. All components, connections, and method of anchorage must be HIGHLIGHTED.
– All sheds require a reinforced concrete slab with thicken edge of 8″ x 8″ with #5 bar.

OR

– Approved tie downs on engineering plans.
– Roof of shed shall be designed for a live load of not less than fifteen (15) pounds per sq foot (718 Pa).

HAND FRAMED SHED:

– Building Application – Must include Lot, Block, Subdivision, and Job Value.
– Include a survey showing the footprints of property and indicate the location and size of shed to be installed.
– Shed shall not be located in the set backs established by the zoning regulations.
– Engineer plans: signed and sealed.
– Roof of shed shall be designed for a live load of not less than fifteen (15) pounds per sq foot (718 Pa).br> oThe deflection of any structural member shall not exceed L/80.

SHEDS LARGER THAN 10′ X 10′ X 7′

– Shall be designed as a regular building to comply with FBC.

Now that I have a building permit, what do I need to do?

Now that you have your building permit and you have begun construction, you will need to have some inspections. The type of construction that you are doing will determine when an inspection is needed, the type of inspection, and the number of inspections. For example, installing a wood, aluminum, or vinyl fence requires at least one structural and one zoning inspection. The structural inspection is to assure compliance to the Florida Building Code and the approved set of building plans. The zoning inspection is to assure that the fence meets the requirements of the City as to its location and height. If the completed construction work is the same as the approved set of plans, it should pass all of the inspections the first time. If the work is not installed per the approved plans, it will fail and will need corrective work done. When the work fails an inspection, a “red tag” will be issued from the applicable Inspector. The “red tag” will state what needs to be corrected prior to calling in for a re-inspection.

Other types of construction work may require one or more of the following types of inspections: structural, electrical, plumbing, mechanical, and zoning.

A construction project will not be considered completed until it passes ALL required inspections. If a contractor is doing the work for you, it is important to make sure all inspections have passed before submitting final payment.

If you have any questions regarding your building permit, call the Building Department at 954-943-6509.

How do I get an inspection?

If you have a contractor doing the work, they will call in for the inspections as they proceed with the construction. If you are doing the construction yourself as an owner/ builder, then it is your responsibility to call in and request the type of inspection that is required.

There is a dedicated telephone line for building inspections, 954-784-3449, that can be called Monday through Friday, 8:00 a.m. to 3:00 p.m., to schedule an inspection or to find out the status of any inspection on your property. You can also check the building permit card, which is required to be conspicuously displayed on site, for the status of any inspection. If you call for an inspection before 3:00 p.m., usually an inspection can be set for the next day. Occasionally an inspection may have to be scheduled for the following day due to the Inspector’s availability.

If you have any questions regarding getting a building permit, scheduling an inspection, or the zoning requirements for a construction project, please call 954-943-6509.

What do I need to submit for a City New Residence/Addition building permit?

Please have the following items with your submittal so that we may expedite your permit:

Permit applications signed and notarized for each discipline of work (i.e. building, electrical, plumbing, and mechanical). The application must clearly state the work that will be performed. The permit will be issued only for the work described on the application form.

Two (2) sets of plans, if applicable, signed and sealed by a professional engineer/architect. Plans should clearly indicate the work to be performed.

Two (2) sets of Structural Calculations performed by a professional engineer are required.

Two (2) sets of Product Approvals (PAs) for sheds, doors, all glass, roofs, PVC fences, and all types of shutters. Product approvals must be signed by the Designer of record.

Two (2) recent surveys (less than 1 year old) A survey is a document sealed by a professional land surveyor certifying the elevations, setbacks, property lines, and size of the lot. If the survey was done more than one (1) year ago, you will need to submit a Zoning Affidavit signed by the owner that certifies that no changes or improvements to the property have occurred since the date of the latest survey.

Two (2) sets of energy calculations including heating and cooling load calculations.

Two (2) sets of truss plans for new houses or new roof structures.

Two (2) sets of soil density tests for new single family houses or houses adding more than 50%.

Department of Planning & Environmental Protection (DPEP) Procedure Form and stamp on plans when applicable (i.e. all new residential construction, additions for bedrooms and baths on sewer, and additions to non-residential buildings, all commercial and industrial alterations and demolitions). A list of other types of work requiring DPEP are located at the Building Division counter at the DPEP office located at 115 South Andrews Avenue, 2nd Floor, Fort Lauderdale or check their internet site at www.broward.org/dpep . You may be required to pay impact fees. DPEP determines the amount of the impact fees.

Three (3) sets of drainage plans for new single family houses or homes that are adding or remodeling 50% or more.

For waterfront properties, two(2) signed and sealed letters from an engineer regarding the condition of the seawall and that it can support the added upland improvements of the new single family house or homes that are adding or remodeling 50% or more.

If the permit is being applied for by the owner of the property as a builder, then an Owner/Builder Affidavit must be completed and notarized.

In the event of a fire or storm damage at your residence, please be aware that building permits may be required before repairs are made. Please call the Building Department at 954-943-6509 before work begins. We will make every effort to expedite any required permits so that repairs can be made as quickly as possible.

If there are any doubts as to whether a permit is required or any questions regarding submitting a permit, please call the Building Department at 954-943-6509 between 8:00 a.m. and 4:00 p.m. Monday through Friday.

All permit applications and required affidavits are available online at www.lighthousepoint.com

NOTE: Not all of these items may pertain to your permit. Call the Building Department, 954-943-6509, if you have any questions.

When do I need a building permit?

Usually most projects that are adding or replacing structures to your property will require a building permit. This can include a new fence or replacing an existing fence; replacing air conditioning systems, patios, docks, repairs to seawalls, and construction of sheds, construction of additions, or building a new house. Believe it or not, there are some things that do not require a building permit, but still need to have zoning approval.

If you are not sure whether or not you need a permit, call the Building Department at 954-943-6509.

What do I need to apply for a permit to enclose a patio, balcony, Florida room, or screen room?

Enclosing Patio, Balcony, Florida Room, Screen Room Permit requirements

MUST HAVE ALL OF THE FOLLOWING IN ORDER TO ACCEPT APPLICATION:

– Building application: –
Must include address, job value and description of work, signed and Notarized
– Provide Homeowner association affidavit and/or approval.
– Two copies of survey and/or floor plan: –
Show all rooms and interior partitions.
Egress required for all existing and new bedrooms.
Ground slab Finish floor elevation (must be above FEMA flood elevation).
Provide Electric plan showing new receptacle and smoke detectors as required by code.
– Energy calculations: showing type of insulation, glass to be used to meet Code and/or Air conditioning alteration.
– Structural calculations for the exterior envelop (foundation, walls, uplift/shear attachments, …).
– Special inspector form if required.
– Product approval review form completed (Room name/use, NOA number and pressure, Design pressure, Egress and shutter requirement).
– Two copies of all Products approvals and all applicable sections highlighted.

Do you need a City permit to install a Chickee/Tiki Hut constructed by members of the Seminole or Miccosukee tribes?
Yes

I was told that members of the Seminole or Miccosukee tribes are exempt from obtaining a City permit and can construct a Chickee/Tiki hut anywhere on my property. Is that true?
No. A City permit is required to ensure zoning laws are followed.
http://articles.sun-sentinel.com/2012-10-06/news/fl-tiki-huts-20121005_1_huts-code-enforcement-robin-bird

If you are not sure whether or not you need a permit, call the Building Department at 954-943-6509.