Permit, HOA and flood FAQ: the questions between the office pages
Eight answers here, fourteen pointers to the office and rule pages.
Permit, HOA and flood questions answered here
Is there a fee to look up permits on my property?
No. Sarasota County's permit search, the City of Sarasota's FTG portal, Venice's eTRAKiT and North Port's Click2Gov are public; Charlotte County's records are online too.
Can a contractor start before the permit is issued?
Demolition and layout sometimes, the regulated work never. In Charlotte County the Notice of Commencement has to be recorded before the first inspection.
What if my HOA approves something the county won't permit?
The permit wins; you'll need to change the design and go back to the committee. Submitting both at once catches that early.
Do I need a survey?
For anything at a lot line, in a setback, or in an ARC packet, yes; the survey from your closing usually works. For a like-for-like pool deck inside a cage, a site sketch is often enough.
Does the county inspect a driveway?
Right-of-way work is inspected by the county or city (line and grade, culvert, swale). Private flatwork inspections depend on the permit type; Charlotte County lists them on the job card.
What is a coastal setback variance and how long does it take?
County Commission approval to build seaward of the Gulf Beach Setback Line, after staff review and a public hearing. Months, not weeks, and not guaranteed.
Is elevation certificate needed for a pool deck?
Not for site work by itself; it's needed when the building's flood compliance is in play, and Longboat Key may ask for it in a substantial-improvement file.
Can I get the permit history of a house before I buy?
Yes, from the portals above by address. Unpermitted pool decks and driveways show up as gaps.
Canonical answers on other pages
- Which office issues the permit for my address?
- Sarasota County rules
- City of Sarasota rules
- Venice rules
- North Port rules
- Longboat Key rules
- Charlotte County rules
- Flood zones, the 50% rule and the setback line
- Sea turtle lighting
- What goes in an ARC packet
- Palmer Ranch review
- Wellen Park review
- The 50% impervious cap and permeable pavers
- Verifying a contractor's license
Every rule referenced on this page, with its citation
| Rule | Citation |
|---|---|
| Work in county right-of-way requires a permit from the County Engineer | Sarasota County Code Ch. 74; fees Ch. 98 § 98-3 |
| Driveway culvert permit, including county survey for line and grade | Sarasota County Code § 98-3(b)(1) |
| County Operating Certificate plus Certificate of Competency for regulated trades | Sarasota County Code Ch. 22 Art. V § 22-122 |
| Owner-contractor exemption, in-person signature, direct supervision | Sarasota County Code § 22-122(3), (6) |
| Impervious coverage capped at 50 percent of an RSF lot | Sarasota County Zoning App. A § 6.5 |
| Construction prohibited seaward of the Gulf Beach Setback Line without a variance | Sarasota County Code Ch. 54 Art. XXII § 54-723 |
| Marine turtle lighting, May 1 to October 31 | Sarasota County Code Ch. 54 Art. XXIII; Venice beach area Art. XXV |
| Turtle-friendly bulbs at 560 nm, fully shielded full cut-off fixtures | Town of Longboat Key Ch. 100, Ordinance 2021-01, adopted July 2, 2021 |
| State model lighting ordinance | FDEP Rule 62B-55.004, effective December 17, 2020 |
| Substantial damage at 50 percent of pre-damage market value | Town of Longboat Key Code Ch. 154 |
| Site improvements excluded from the substantial-improvement calculation | FEMA P-758 guidance; Sarasota County Property Appraiser |
| All flatwork including pavers requires a permit | Charlotte County residential slab and driveway requirements |
| Notice of Commencement above $5,000 | Charlotte County; Florida Statute Ch. 713 |
| Licence number required in advertising where one is held | Florida Statute 489.119(5)(b) |
| Deposit rules on residential contracts | Florida Statute 489.126 |
| Condominium reserves for items over $10,000 | Florida Statute 718.112(2)(f) |
| Pavers and driveways do not require a state construction licence | Florida DBPR guidance on work not requiring a licence |
Last reviewed September 10, 2026 by the Sarasota Concrete editorial team (author name pending owner input).