Unincorporated Osceola County

Any structural improvement or regulated work requiring a licensed contractor requires a building permit. Examples include fences, detached garages, gazebos, sheds, windows and doors, reroofs, solar panels, HVAC, plumbing fixture changes, pools, slabs with footers, docks, boathouses, and demolition.

Building code

Florida Building Code (8th Edition 2023)

Permit validity

Application expires if permit is not issued within 6 months. Issued permit expires in 6 months unless an approved or partial inspection extends it another 6 months. Written extensions must be requested before expiration. Each extension adds 90 days with a maximum of two extensions allowed. Extension fee is $50 or 10% of the permit fee, whichever is greater.

Owner-builder

Owners acting as their own contractors cannot apply online; they must complete the owner-builder affidavit and deliver it with the permit application in person or by mail.

Contractor requirements

Licensed contractors required for regulated work.

1. 01
   Confirm the parcel is in unincorporated Osceola County rather than within Kissimmee or St. Cloud city limits.
2. 02
   Gather the address, parcel ID, owner and contractor information, digitally signed and sealed plans if submitting online, and Florida product approvals where required.
3. 03
   File through permits.osceola.org, selecting the record type that matches the scope; the county also accepts paper permit packages at the courthouse.
4. 04
   Respond to plan review comments and wait for issuance. Residential permits usually take about 3 to 5 business days; commercial projects about 2 to 4 weeks.
5. 05
   Download and post the permit card at the site. For jobs over $5,000, notarize, record, and post the Notice of Commencement before inspections.
6. 06
   Schedule inspections online or by text. After final approval and fee payment, download the certificate of completion or certificate of occupancy if applicable.

Typical processing time: Residential: 3-5 business days; Commercial: 2-4 weeks

Source: Osceola County Building & Permitting Office / Community Development Department ↗

Additional fees: Archival fee 3% of permit fee; Fire plan review $0.001 x construction cost (minimum $20); Radon fee 2.5% of permit fee or $4 (whichever greater); Technology fee 3% of permit fee.

Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.

• Osceola County Permit Center (online)
• Text to 877-525-2935 (sms)

Scheduling deadline

Weekday inspections may be scheduled up to 6:00 a.m. the same day. Saturday inspections for limited permit types must be scheduled by 3:00 p.m. Thursday.

Inspection hours

Weekday inspections available daily; Saturday inspections available for limited permit types.

Typical sequence: Virtual inspections available for inspection codes ending in -V through the portal and VuSpex Go workflow. Required site documents for virtual inspections: permit card, Notice of Commencement (if project value exceeds $5,000), stamped plans, and Florida product approvals plus manufacturer instructions.

Virtual inspections available; after-hours inspections available by request with minimum $160 fee.

Source: Osceola County Building & Permitting Office / Community Development Department ↗