About us
About Sarasota Permits
Sarasota Permits does one thing: we get building permits through Sarasota County and the City of Sarasota. We prepare applications, submit them, track every review cycle, and close the file - so homeowners, contractors, buyers, and sellers can move forward without the counter lines or the guesswork.
How we work
The habits that keep permits moving
Complete the first time
Most permit delay is a rejected submittal. We build the document package against the checklist before anything gets uploaded.
Checked every day
Review queues move when someone is watching. Every active permit on our desk gets its status checked daily.
Plain-English updates
You get told what is happening in words, not portal jargon: what came back, what we did about it, what happens next.
Closed means closed
A permit is not done at approval. It is done when the final inspection passes and the record says so. We finish the job.
Sarasota Permits is a local service business with one specialty: getting building permits through Sarasota County and the City of Sarasota, from the first application to a closed file. We prepare, submit, track, and finish permits for homeowners, contractors, buyers, and sellers, and we do it in the two permitting systems this county actually runs on. That is the whole business. No construction crews, no design department, no six-county footprint. Permits, here, done properly.
Why this business exists
Permitting is one of those systems that works fine for the people who use it every day and punishes everyone else. The offices are not the villain in this story; Sarasota County's Planning and Development Services runs its process 100 percent online through the Accela Citizen Access portal, and the City of Sarasota's Building and Permitting division runs a capable system of its own. The difficulty is structural. Reviews are checklist-driven, the checklists differ by permit type and by jurisdiction, correction requests are written in the language of people who read building code for a living, and nothing in the system nags you when your file is waiting on something. The process assumes a participant who knows the sequence and watches the file. Most people are not that participant, and they should not have to be for one water heater or one remodel.
So projects stall in ways that have nothing to do with the work itself. An application bounces for a missing document and sits for two weeks before anyone notices. A correction request lands, reads like a foreign language, and quietly eats a month. A finished job never gets its final inspection, and the permit sits open until it expires under the Florida Building Code's 180-day inactivity rule, waiting years to ambush a home sale. Every one of those failures is preventable by somebody whose actual job is watching the file. We are that somebody.
Who we work for
Four kinds of people keep our phone ringing. Homeowners with a project, a water heater, a kitchen, a dock, who want the permit handled without learning a government portal for a one-time job. Contractors whose crews should be building instead of babysitting review queues, and whose back catalog of unclosed permits has become a slow drip of title-company phone calls. Sellers and their agents, who discover open or expired permits at the worst possible moment, under contract with a closing date, and need the record cleaned up fast. And buyers, who would rather know what a property's permit record says before they own its problems.
Different situations, same underlying service: someone who knows both local systems cold, tells you the truth about what your situation needs, quotes a flat fee in writing, and then actually finishes, because a permit is not done until the record says closed.
How we work
A few habits define every file on our desk. We check jurisdiction first, always, because the line between the City of Sarasota and unincorporated Sarasota County is irregular and everything downstream depends on which office reviews your permit. We submit complete the first time; the checklist is the whole game, and most permit delay is a rejected or corrected submittal that did not have to happen. We look at every active file every business day, because review queues move for the people who are watching. We translate everything into plain English, what came back, what we did about it, what happens next, because you should never need a decoder ring to know where your own permit stands. And we finish: inspections scheduled, corrections coordinated, final passed, file confirmed closed in the official record, in writing.
None of that is clever. It is discipline applied to a system that rewards discipline, which is exactly why it works.
Why only Sarasota County and the City of Sarasota
Because depth beats breadth in this work, and it is not close. These are two genuinely different permitting operations: different portals, different forms, different checklists, different review habits, different inspection rhythms. Knowing both of them cold, the way you only can when you file in them every week, is the entire value of a permit expediter. A permit runner who dabbles across ten jurisdictions is exactly as slow in each of them as you would be, and you would be paying for their learning curve.
So we drew the line on purpose. If your property is in Sarasota County, from Siesta Key to Fruitville, Palmer Ranch to Nokomis, or inside the City of Sarasota, you are in our territory and you get a specialist. If it is not, we will tell you straight and you will have lost nothing but the minute it took to ask. The list of communities we serve is on our service areas page.
What we are not
Clarity about boundaries is part of doing this honestly, so here is ours. We are not a contractor: we do not build, install, or repair anything, and the permit for trade work belongs on the license of the contractor performing it, or on the owner under Florida's owner-builder exemption. We are not a law firm: we do not give legal advice, and when a permit problem has grown fines, liens, or hearings, we will tell you to bring an attorney and we will work cleanly alongside them. We are not an engineering firm: when a review or an after-the-fact permit needs sealed documents, that work belongs to a licensed engineer, and we coordinate the handoff rather than pretend at it.
What we are is the party that runs the process: the research, the paperwork, the portal work, the follow-up, the scheduling, the closing of the loop. In our experience that is eighty percent of what makes permits painful, and it is one hundred percent delegable.
Owner-run, and honest on purpose
Sarasota Permits is owner-run and local. That matters less as a slogan than as an incentive structure: when the person who answers your assessment is the person whose name is on the business, you get told the truth about your situation, including the unprofitable truth. If your permit is a ten-minute fix you can do yourself, the assessment says so, free, with instructions. If removal is cheaper than legalizing an old addition, you hear that before you spend a dollar chasing the permit. If we are the wrong tool, we say so and point you at the right one.
That honesty is also why the pricing works the way it does: a flat service fee quoted in writing before we start, with government fees passed through at cost and itemized, never marked up. The structure is explained plainly on our pricing page, and the first step is always the same free look at your actual situation.
Start with the record
Everything we do starts in the same place: the official permit record for your property, read carefully, explained plainly. Whether you are mid-project, mid-crisis, or just curious what a lien search would find, send us the address through the free assessment, or contact us with the question first. A real local person reads it and replies, usually the same business day, with what your situation actually needs, whether or not that includes us. If it does, you will get a plan, a flat written fee, and a permit that ends the way permits are supposed to end: closed.
Frequently asked questions
- What does a permit expediter actually do for me?
- We handle the entire permit application process on your behalf, so you never have to navigate the county or city building department alone. From reviewing your project scope and assembling the required documents to submitting the application, responding to plan review comments, and tracking approval status, we manage every step. If a reviewer requests corrections or additional information, we coordinate the response quickly so your project does not stall. Our job is to keep things moving and get your permit in hand as fast as the jurisdiction allows.
- How much does permit expediting cost?
- Our fees depend on the complexity of your project, the jurisdiction involved, and how much document preparation work is required. A simple residential permit requires less coordination than a commercial build or a project that needs multiple trade permits pulled simultaneously. We provide a clear quote after reviewing your project details, so you know exactly what you are paying before we start. The permit fees charged by Sarasota County or the City of Sarasota are separate costs paid directly to the jurisdiction and vary by project valuation and type.
- How long does it take to get a building permit in Sarasota County or the City of Sarasota?
- Timelines vary by project type, submission completeness, and current reviewer workload at the jurisdiction. Simple permits can be approved over the counter or within a few business days through the online portal. More complex projects requiring full plan review typically take several weeks. During peak construction seasons, review queues can lengthen noticeably. We track your application closely, respond to reviewer comments without delay, and push for the fastest possible turnaround given what the jurisdiction allows at any given time.
- Does hurricane season affect how long permits take in Sarasota?
- Yes, hurricane season can affect permitting timelines in a few ways. After a named storm, the building departments may shift resources toward damage assessments and emergency repair permits, which can slow routine reviews. Conversely, the period just before hurricane season often sees a surge in roofing, impact window, and storm shutter permit applications as homeowners rush to harden their homes. We watch these patterns closely and advise you on the best time to submit so your application does not get caught in a backlog.
- What projects in Sarasota County require a building permit?
- Most structural, electrical, plumbing, and mechanical work requires a permit in Sarasota County and the City of Sarasota. Common examples include roof replacements, additions, new construction, pool installations, HVAC replacements, electrical panel upgrades, fences over a certain height, and accessory structures like sheds or garages. Even some renovation work inside the home may trigger permit requirements. If you are unsure whether your specific project requires a permit, reach out to us and we will confirm the requirement before you spend a dollar on materials or labor.
- What happens if work is done without a permit in Sarasota County?
- Unpermitted work can create serious problems, including stop-work orders, fines, and mandatory removal or correction of the completed work at your expense. When you sell your home, unpermitted work typically surfaces during title searches or buyer inspections, which can delay or kill a sale. Insurance claims related to unpermitted work may also be denied. We can help you pursue an after-the-fact permit for unpermitted work, though those applications often face more scrutiny and may require additional inspections or corrections.
- What documents do I need to get a permit in Sarasota?
- The required documents depend on your project type, but commonly include a completed permit application, site plans or surveys, construction drawings, product specifications or approvals, contractor licensing information, and proof of property ownership. Some projects in flood zones also require elevation certificates or additional flood-compliance documentation. We review exactly what your project requires, let you know what to gather, and handle the rest ourselves. Submitting a complete package from the start is the single biggest factor in avoiding delays.
- Do I need to be present for inspections during my project?
- You or someone who can provide access to the work area needs to be available during scheduled inspections, but you do not need to manage the inspection process yourself. We coordinate inspection scheduling, make sure the work is ready before the inspector arrives, and follow up on any correction notices that result from the inspection. If a failed inspection requires corrective work and a re-inspection, we handle the scheduling so you do not lose time figuring out the next step on your own.
- What is Sarasota County's flood zone, and how does it affect my permit?
- Large portions of Sarasota County and the City of Sarasota fall within FEMA-designated Special Flood Hazard Areas, particularly near the coast, barrier islands, and inland waterways. Projects in these zones face additional requirements, such as meeting base flood elevation standards, using flood-resistant materials, and in some cases obtaining FEMA elevation certificates. Substantial improvement rules may also apply, meaning that if renovation costs exceed a threshold percentage of the structure's value, the entire building may need to be brought into current flood code compliance. We navigate these requirements with you from the start.
- How does Sarasota's coastal location affect construction permit requirements?
- Coastal construction in Sarasota County is subject to Florida Building Code wind speed requirements, corrosion-resistant material standards, and in some areas, Coastal Construction Control Line regulations administered by the Florida Department of Environmental Protection. Projects on barrier islands like Siesta Key, Lido Key, or Casey Key often carry additional review layers beyond the standard county or city permit. We are familiar with these layered requirements and make sure your application addresses each one so you do not receive a rejection that sets your project back by weeks.
- Can you help with permits for a property in both the City of Sarasota and unincorporated Sarasota County?
- Yes, we work in both jurisdictions regularly. The City of Sarasota and unincorporated Sarasota County are separate permit-issuing authorities with their own portals, fee schedules, and review processes. A property's address determines which jurisdiction applies, and the two can have meaningfully different requirements and timelines for the same type of project. We know the procedures, contacts, and submission standards for each, so we can serve you regardless of whether your property falls inside city limits or in the county.
- What is the process when I first contact you about a permit?
- When you reach out to us, we start by learning about your project, its location, and your timeline. We then identify the correct jurisdiction, determine which permits and reviews are required, and give you a clear picture of the process and our fee. Once you decide to move forward, we collect the documents and information needed, prepare or review the application package, and submit it on your behalf. From that point, we keep you updated at every meaningful milestone and handle all communication with the building department.
- Can you speed up a permit that is already stuck in review?
- We can often help move a stalled application forward even if someone else originally submitted it. We start by reviewing the application and any outstanding reviewer comments to identify exactly what is causing the hold. Sometimes the fix is a quick document correction; other times it requires a direct conversation with the plan reviewer or department supervisor. We cannot override a jurisdiction's internal process, but we know who to contact and how to communicate in a way that gets answers and keeps things moving.
- Do permits expire, and what happens if mine does?
- Yes, permits issued in Sarasota County and the City of Sarasota have expiration timelines. A permit typically expires if no inspections are requested within a set period after issuance, or if there is an extended gap between inspections. An expired permit can require a renewal application and additional fees, and in some cases the work already completed may need to be re-inspected. We track your permit's active status and remind you of key inspection milestones so you do not inadvertently let it lapse and face that extra cost and delay.
- What is a Notice of Commencement, and do I need one?
- A Notice of Commencement is a legal document required in Florida for most permitted construction projects above a certain cost threshold. It is recorded with the Sarasota County Clerk of Courts and establishes the ownership of the property and the scope of the work before construction begins. It also protects homeowners by defining the lien rights of contractors and suppliers. We identify whether your project requires one, prepare the document correctly, and make sure it is properly recorded and posted at the job site before the first inspection is scheduled.
- How does the online permitting portal in Sarasota County work?
- Both Sarasota County and the City of Sarasota use online permitting portals where applications can be submitted, fees paid, documents uploaded, and inspection statuses tracked. The portals reduce in-person trips to the building department, but they require precise formatting of drawings and documents, correct categorization of permit types, and familiarity with how each system is organized. Errors at the submission stage can send an application back to the beginning. We handle all portal submissions on your behalf and know exactly how each system wants information presented.
- What should I do before starting a home addition in Sarasota?
- Before breaking ground on a home addition, confirm your property's zoning classification and setback requirements, verify whether you are in a flood zone or coastal overlay area, and determine whether your existing structure has any unpermitted work that could complicate a new application. You will also need permitted construction drawings prepared by a licensed design professional. Contact us early in the planning process, ideally before you finalize your design, so we can flag any site-specific requirements that should shape the plans rather than force costly revisions after they are drawn.
- What is a Certificate of Occupancy, and when do I need one?
- A Certificate of Occupancy, commonly called a CO, is the final document issued by the building department confirming that a structure or addition has been built in compliance with the approved plans and all applicable codes. It is required before a new building can be legally occupied and is often needed for additions or significant renovations as well. Without a CO, your project is not officially complete in the eyes of the jurisdiction, which can affect insurance, financing, and property sales. We track your project through final inspection and follow up until the CO is issued.
Start here
Tell us about your permit
A real local person reads every request and replies with a clear next step, usually the same business day. No cost, no obligation.