Highlands County Building Permit Guide (Unincorporated Area)

Permit Authority

Highlands County Building Division is the county building code enforcement office. Jurisdictional scope applies in unincorporated Highlands County outside the municipal limits of the City of Avon Park, the City of Sebring, and the Town of Lake Placid.

Department

Highlands County Building Division

Address

501 S. Commerce Ave., Sebring, FL 33870

Phone

(863) 402-6643

Email

plans@highlandsfl.gov

Website

https://www.highlandsfl.gov/departments/development_services/building/index.php

Online Permit Portal

Application Process

1. Confirm the parcel is in unincorporated Highlands County and not inside Sebring, Avon Park, or Lake Placid.
2. Determine the permit type and gather the county application package from the county online forms page. Highlands County publishes separate applications and checklists for residential, commercial, trade, mobile home, roofing, solar, demolition, and accessory-structure work.
3. Obtain zoning and planning approval first. Electronic submittal instructions direct applicants to send the application and survey to PandZ@highlandsfl.gov for zoning and planning review.
4. Obtain address assignment by sending the application and survey to Highlands County Addressing at addressing@highlandsfl.gov.
5. Submit the approved application and plans package to plans@highlandsfl.gov for review. Include the approved application, survey, construction drawings, product approvals, and energy form.
6. Continue obtaining any outside approvals required for the project while plan review is underway. County residential permitting instructions specifically call out septic permits through the Health Department and residential driveway permits through the Engineering Department.
7. Before permit issuance, provide the remaining county-required documents applicable to the project such as the septic permit, driveway permit, list of subcontractors, construction waste form, elevation certificate if in a special flood hazard area, utility authorization if on central water or sewer, and a recorded Notice of Commencement when required.
8. Do not start work until the permit is issued. County instructions state the building permit, approved plans, porta john, and Notice of Commencement must be on the job site before calling for inspections.
9. Schedule required inspections by phone or email to plans@highlandsfl.gov, then obtain final approval or certificate of occupancy / completion.

Typical processing time: Varies; plan review occurs in parallel with zoning and engineering approvals. Applicants should budget 2-4 weeks minimum.

Source: Highlands County Building Division

General Requirements

A permit is required for additions or structural modifications to existing living space; electrical modifications; plumbing work; window and door modifications, including size-for-size replacements; mechanical system installations; roof-line modifications; sewer modifications; major demolitions; fireplaces; decks; fences; retaining walls; sheds; carports; other accessory structures; concrete slabs; and driveways.

Required Documents

• Completed permit application
• Two sets of sealed plans
• One boundary survey
• Site plan
• Zoning and planning approval
• Address assignment approval
• Elevation certificate (for special flood hazard areas)
• Product approvals and energy form

Permit validity

Permits become null and void if authorized work is not commenced within 6 months, or if construction is suspended or abandoned for 6 months after work begins.

Building code

Florida Building Code, 8th Edition (2023)

Owner-builder

Owner-builder work may proceed but is subject to all permitting and inspection requirements.

Contractor requirements

Separate permits must be secured for electrical work, plumbing, signs, wells, pools, furnaces, boilers, heaters, tanks, air conditioners, hoods, fire protection systems, alarms, and metal and tile roofs.

Fees

Plan check fee

$0.10 per square foot (charged at time of submittal for residential applications requiring plan review)

Payment note

Highlands County's published residential permitting process states a plan review fee of $0.10 per square foot is charged at the time of submittal. The current county residential permit application includes line items for impact fee, zoning review fee, addressing fee, form board fee, plan review fee, permit fee, certificate of occupancy, state surcharge, environmental mitigation fee, and garbage assessment. A non-refundable plan review fee is due upon submission; additional fees are due before permit issuance. A consolidated county building fee schedule is not available in reviewed official webpages; applicants should confirm the full fee total with Highlands County Building Division before submittal.

Work That Does NOT Require a Permit

• New carpet
• Hardwood flooring
• New paint
• Paneling
• Installation of trim such as crown molding, baseboard, and casing
• Residential sidewalks on your own property that do not exceed 3 feet in width

Important: These cosmetic items become permit work if the project involves four or more trades. Zoning, floodplain, access, septic, or driveway overlays may still apply.

Inspections

How to Schedule

• (863) 402-6643 (phone)
• plans@highlandsfl.gov (email)

Scheduling deadline

Online scheduling is disabled; contact Building Division directly.

Inspection hours

Call or email during regular business hours.

Typical inspection sequence: County residential permitting instructions state the building permit, building plans, porta john, and Notice of Commencement must be on the job site before calling for inspections.

Additional Resources

• Building code: Florida Building Code, 8th Edition (2023)
• Verify contractor license: Florida DBPR License Search
• Residential Permitting Process
• Residential Building Permit Application
• 1 and 2 Family Electronic Submittal Instructions
• Accessory Structure Checklist
• License lookup guide: Florida Contractor License Requirements
• Contract template: Florida Homeowner-Contractor Agreement
• Florida hub: Florida Contractor License & Permit Hub