# Florida Permit Site Plans: What Your City Actually Requires
Florida runs on one statewide building code, but permitting itself is still local — and flood zone rules touch nearly every project. If you're pulling a permit for a fence, shed, deck, pool, or small addition, here's what actually shows up on a Florida site plan, and how to get one done without a three-week wait on a drafter.
Check My Address Create My Site Plan
Do You Need a Site Plan for a Small Permit in Florida?
In most Florida cities, yes. A fence, a shed, a deck, a pool — routine residential work still needs a drawing showing your property lines, existing structures, and where the new work sits on the lot.
Florida adds a requirement most states don't: your site plan needs to show the property's FEMA flood zone, base flood elevation, and minimum finished floor elevation. If you're in a Special Flood Hazard Area, that's not optional paperwork — it's the difference between a plan that clears review and one that bounces back.
Beyond the flood zone baseline, the specifics are local. Some cities require plan review past a size threshold — a shed at 150 square feet, a deck over 60 inches above grade. Others want it regardless of size. There's no way to guess right without checking your city.
Who Runs Into This
- Homeowners adding a fence, shed, deck, patio, or pool
- Fence, deck, and pool contractors pulling permits across multiple job sites
- Small GCs and remodelers handling additions or accessory structures
- Owner-builders managing their own permit applications under Florida's owner-builder provisions
- ADU contractors navigating city-specific accessory dwelling rules
- Small builders working single-family lots
If a plan reviewer has ever kicked back your sketch for missing flood zone data or an unclear setback, this is written for you.
What Typically Needs a Site Plan
Fence — Property lines, easements, fence location, height, and materials. Some cities want proposed fence lines marked on an actual survey.
Shed or accessory structure — Required in most jurisdictions once you cross a size threshold, often 150 square feet. Sheds over 250 square feet in a flood zone may need an Elevation Certificate on top of the site plan.
Deck — Many cities require sealed plans once a deck passes 60 inches above grade. Smaller open wooden decks — often under 500 square feet — are sometimes exempt from drainage review.
Patio, lanai, or screen enclosure — Needs location, setbacks, and existing structures shown, same as a deck.
Garage — Almost always needs a site plan with footprint, setbacks, and driveway location.
Driveway — Needs the work area, property lines, and right-of-way dimensions shown.
Pool or spa — Needs setbacks to property lines and structures, and typically must be signed and sealed by a Florida registered design professional — this one isn't a DIY sketch in most jurisdictions.
ADU — Needs footprint, setbacks, and its relationship to the main structure. Size limits vary by city, with some capping ADUs at half the primary home's size.
Home addition — Existing footprint plus the addition, dimensioned to the property lines.
Why This Trips People Up
None of this paperwork is conceptually hard. What actually stalls a project is not knowing four things going in:
Where your property lines are. Without a recent survey, you're estimating — and some Florida cities specifically require a survey no more than six months old.
What your flood zone actually requires. Base flood elevation and minimum finished floor elevation aren't things you can eyeball. If your property sits in a Special Flood Hazard Area, this becomes a real design constraint, not a checkbox.
Where easements and conservation areas sit. Utility easements, drainage easements, and wetlands boundaries aren't always obvious, and building inside one can get a structure ordered removed later — permit or not.
Tree protection rules. Several Florida counties require a tree survey and separate permit for protected trees, often starting around 12 inches in diameter. Skip this and a straightforward shed permit turns into a multi-week holdup.
Why It's Different City to City
Florida is one of the few states with a true statewide code — the Florida Building Code — which every local jurisdiction must enforce. That's a real difference from states where each city writes its own code from scratch. But "same code" doesn't mean "same paperwork." Local site plan requirements still vary a lot:
- Hillsborough County requires a site plan for accessory structures over 150 square feet, plus tree protection review for trees 12 inches or larger.
- Charlotte County accepts unsealed site plans for sheds but requires sealed plans for decks.
- Jacksonville requires plan review for sheds at 150 square feet or larger, or any shed job over $5,000.
- Miami Beach wants setbacks, existing and proposed structures, property lines, lot dimensions, and grade elevation all shown on one drawing.
- Delray Beach requires surveys no more than six months old for certain permit types.
- Pinellas County requires two sets of plans, signed and sealed by a registered Florida architect or engineer.
See requirements for your county
How SitePlans.ai Handles This
Instead of starting from a blank page or a drafting queue, you start from your address:
- Enter your property address. We pull available property context so you're not guessing at your lot.
- Review your property lines and site context, where data is available for your area.
- Add your project — fence, shed, deck, patio, pool, garage, driveway, or ADU — and place it on the lot.
- Add setbacks, easements, and labels so the drawing reads the way a Florida reviewer expects.
- Export a clean, title-block-style PDF ready to attach to your permit application.
This is built around actual site-plan logic — property lines, setbacks, title blocks — not a generic drawing tool with boxes and arrows. The goal is a drawing that looks like what a building department already expects to see.
Coverage varies by county. Some Florida counties have cleaner parcel data than others, and coverage is actively expanding. If your property lines look off, cross-check your county property appraiser's records — or use the done-for-you option below.
What This Doesn't Replace
Worth being direct about this, especially in a state where sealed plans come up often.
SitePlans.ai produces a preliminary, conceptual site plan for permit prep. It is not:
- A legal boundary survey
- A sealed survey drawing
- A PE, PLS, or architect stamp
- A FEMA Elevation Certificate
- A floodplain development permit
- A guarantee that your permit gets approved
Florida law requires certain plans — pools are a common example — to be signed and sealed by a Florida registered architect or engineer. SitePlans.ai doesn't provide sealed plans. If your project needs one, you'll need to engage a licensed professional directly.
If your jurisdiction requires a licensed survey, a sealed engineering drawing, or a site-specific floodplain review, that requirement doesn't go away — you'll still need to satisfy it separately. Final acceptance always comes down to your city or county building department, your zoning office, and in some cases your HOA.
A Few Florida-Specific Things to Know
Recent legislation (HB 803) exempts some residential work under $7,500 from permit requirements — worth checking if your project is small enough to qualify.
Permits under $15,000 must be expedited within 5 business days under current law. Single-family homes under 7,500 square feet must be reviewed within 30 days.
Permits are valid for one year once issued, or until the next edition of the Florida Building Code takes effect, whichever comes later.
A Notice of Commencement must be recorded with the Clerk of Courts for any job with a contract price over $5,000, before inspections can be scheduled.
Owner-builders acting as their own contractor need to complete an Owner Builder Disclosure Statement — Florida explicitly allows this path, but it comes with paperwork of its own.
Call Florida 811 before you dig — fence posts, deck piers, pool excavation, shed footings, all of it. Most permit applications ask for the confirmation number.
Comparing Your Options
| Option | Best for | Trade-off |
|---|---|---|
| Hand sketch | Personal planning only | Rarely accepted by a building department |
| Generic drawing app | Rough layout ideas | No property lines, setbacks, flood zone, or title block |
| Full CAD software | Professionals producing many plans | Expensive and overkill for one fence |
| Local drafting service | Projects needing a human touch | Slow, often booked out weeks |
| Licensed survey | Boundary disputes, legal descriptions | $500–$2,000+, more than most permits need |
| SitePlans.ai | Fast, permit-style site plans from your address | Preliminary — not a sealed survey |
| SitePlans.us | Complex, rejected, or urgent projects | Human-reviewed, built for you |
Which Plan Fits
Free works for a homeowner doing one project — a fence or a shed — with limited lookups and exports.
Contractor Pro fits GCs, fence contractors, deck contractors, and pool contractors running multiple jobs who need more address lookups, more exports, and branded title blocks.
Builder is built for higher-volume production — more monthly plans, more sheet options.
Done-for-you, through SitePlans.us, is the right call when a project needs a sealed plan, has already been rejected once, or is moving on a tight deadline and you'd rather hand it to a professional.
How It Works, Step by Step
- Enter your Florida property address.
- Review the property lines and site context shown, and check against your county property appraiser if anything looks off.
- Add your project — fence, shed, deck, pool, garage, addition — and position it on the lot.
- Add setbacks, easements, and right-of-way lines, and label what needs labeling.
- Check the title block — name, address, project description, date.
- Export the PDF.
- If your project needs a sealed plan or already hit a rejection, hand it to SitePlans.us for a human-reviewed version.
Support While You Work
A guided walkthrough runs inside the tool. If you get stuck, support is available at support@siteplans.ai, and `/support/` has answers to the questions that come up most.
External Resources Worth Bookmarking
- Florida 811 — call before digging; most permits ask for the confirmation number
- Florida Building Code — current code edition and product approvals
- FEMA Flood Map Service Center — check your flood zone before you plan
- Florida Statutes Chapter 553 — state building construction standards
- Your city building department and county property appraiser — search directly; every jurisdiction differs
FAQ
Do I need a site plan for a fence permit in Florida?
In most cities, yes. It needs to show property lines, easements, fence location, height, and materials. Some cities want proposed fence lines marked directly on a survey.
Do I need a site plan for a shed permit?
Usually, once you pass a size threshold — often 150 square feet. Charlotte County requires a site plan for any shed regardless of size. Sheds over 250 square feet in a flood zone may need a separate Elevation Certificate.
What about a deck permit?
Many cities require sealed plans once a deck passes 60 inches above grade. Smaller open wooden decks are sometimes exempt from drainage review, but check locally before assuming.
Do I need a full survey, or is a site plan enough?
For most small residential permits, a site plan is enough. Some cities require a survey no more than six months old for specific permit types — worth confirming before you submit.
What's the actual difference between a site plan and a survey?
A site plan shows property lines, structures, and proposed work with dimensions — built for permit review. A survey is a legal document from a licensed surveyor establishing official boundaries. One gets your permit moving; the other settles legal questions.
Do pools need a site plan?
Yes — and in Florida, pool plans typically need to be signed and sealed by a registered design professional, not just drawn up informally. Pools in flood hazard areas may need additional documentation.
What about an ADU?
Most Florida cities require a site plan showing the ADU footprint, setbacks, and its relationship to the main house. Size limits vary — some cities cap ADUs at half the primary dwelling's size.
What actually needs to be on the drawing?
Lot dimensions, building footprint, distances to property lines, easements, wetlands areas if present, address, legal description, and — specific to Florida — FEMA flood zone, base flood elevation, and minimum finished floor elevation.
Do setbacks really vary that much between cities?
Yes. Setbacks come from local zoning ordinances, not the state building code. Always confirm with the specific city or county before placing anything.
Why do easements matter so much?
Building inside a utility, drainage, or conservation easement can lead to a removal order later, even if the permit was issued. Your site plan needs to show what's already there.
Is a floodplain permit a separate thing?
Often, yes. If your property sits in a Special Flood Hazard Area, expect a floodplain development permit requirement in addition to the standard building permit, and expect your finished floor elevation to be scrutinized closely.
Will SitePlans.ai guarantee my permit gets approved?
No — and be skeptical of anyone who tells you otherwise. SitePlans.ai helps you prepare the drawing; approval depends entirely on your local building department, zoning office, and project scope.
When should I use SitePlans.us instead?
When your project needs a sealed plan, already got rejected once, is on a tight deadline, or you'd rather have a professional take it from here.
Can contractors use this for client work?
Yes — Contractor Pro and Builder plans are built for exactly that: multiple jobs, multiple addresses, branded output.
What if my property lines look wrong in the tool?
Parcel data quality varies by county. Cross-check against your county property appraiser's records, or use the done-for-you service for a human-reviewed plan.
Do I need an engineer's or architect's stamp?
Not usually for fences, smaller sheds, or standard decks. You likely will for pools, foundations, structural work, larger sheds, and decks over 60 inches above grade.
What changed under Florida's 2025-2026 permit laws?
HB 803 exempts some residential work under $7,500 from permit requirements. Permits under $15,000 must now be reviewed within 5 business days, and permits remain valid for one year or until the next Florida Building Code edition takes effect.
How long does plan review actually take?
5–15 business days is typical in major metros, though new law requires 5-day turnaround for jobs under $15,000 and 30-day review for single-family homes under 7,500 square feet. A complete, legible site plan — flood zone data included — is the biggest thing you control to avoid a rejection cycle.
What's a Notice of Commencement?
A recorded document required for any job with a contract price over $5,000. It has to be filed with the Clerk of Courts before inspections can be scheduled — separate from your site plan, but easy to overlook.
Start With Your Address
Stop guessing at flood zones and setbacks, and stop waiting on a drafter's calendar. Build a permit-style site plan for your Florida project today.
Working on something that needs a sealed plan, already got rejected, or up against a deadline?