Before the house, understand the land.

From land to a coordinated permit package

This is a planning sequence, not a parcel-specific list of mandatory reports. Your permitting office and responsible design professionals confirm what applies.

1. Confirm the parcel and the permitting office

   Use the parcel ID and municipal boundary map to establish whether your property is within a city or in an unincorporated area. A mailing address or ZIP code alone is not the jurisdiction. Ask who handles building, zoning, floodplain and environmental review; these may be different offices.

2. Check whether your intended home can fit

   Ask zoning about permitted use, setbacks, access, easements, lot coverage and any overlay restrictions. Check utility availability and whether septic or a well needs separate approval. Do this before committing to a plan or land-clearing scope.

3. Get the survey information the site needs

   Confirm the required boundary survey, topographic or spot-elevation information and tree inventory. These answer different questions: property limits, ground levels and trees cannot be substituted for one another. Ask which documents need a surveyor’s certification.

4. Review flood risk, wetlands and drainage

   Start with FEMA mapping and the local floodplain office. Ask about flood zone, base flood elevation where established, required finished-floor elevation and drainage. Wetland map screening is a starting point; a site-specific determination may still be needed. Bringing in fill is not automatically an acceptable solution.

5. Review trees, soils and protected habitat

   Ask the relevant offices and design professionals whether an arbor permit, tree survey, geotechnical investigation, wetland assessment or protected-species survey applies to your project. The answer depends on the site and proposed disturbance; not every report is required for every lot.

6. Coordinate the blueprints with the actual site

   Have the responsible Florida design professionals confirm the applicable code edition, wind design criteria, structural system and foundation. Ask the permitting office which sheets must be signed and sealed and by whom. A concept or a plan stamped for another site is not automatically a permit-ready set for your address.

7. Prepare the site plan and supporting package

   Coordinate the proposed building footprint, setbacks, driveway, utilities, septic or well if applicable, elevations, drainage and protected areas. Confirm which energy, mechanical, truss, product-approval and other discipline documents belong in your submission.

8. Submit, respond and keep approved records

   Use the correct department’s current application and submission portal. Track review comments and revised documents. Building, clearing, demolition and environmental approvals may follow separate paths. Do not treat a submitted application or a design rendering as permission to begin work.

Get clear on the important questions

Choose your county

County guides include municipal links. Confirm the parcel boundary before choosing a permitting office.

Start with primary sources

FEMA Flood Map Service Center ↗

ASCE site hazard lookup guidance ↗

Florida DEP wetland evaluation and delineation ↗

FWC gopher tortoise permitting ↗

Explore the Florida land-to-home resource library →