Construction anywhere in Manatee County, Florida requires pulling the right permits. The county checks that all building work, such as new construction, home repairs, commercial projects, and trade installations, can survive Gulf Coast storms and meet Florida's strict safety codes.
This guide covers the basics of Manatee County building permits: what work requires approval, the application steps, fee amounts, and expected timelines.
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What requires a building permit in Manatee County?
Manatee County permits are required for any construction or improvement that affects the structural, electrical, mechanical, or plumbing systems of a building.
This includes:
- All attached decks
- Detached decks over 30 in high and/or over 120 sq ft;
- New/replacement siding
- Kitchen remodel (when adding/altering electrical, plumbing, building, or walls)
- Renovation of existing structures
- Masonry fences/walls and columns (residential & commercial)
- Replacement/repair of rotten wood if load-bearing/structurally significant
- Additions (including to mobile homes)
- New carport/porch/screen room (screening an existing roofed porch/lanai is exempt unless wall panels or kick plates >12″)
- Concrete slab with footers
- Swimming pools, including above-ground pools >24″ deep
- Demolition of structures/pools
- Paint booths
What doesn’t require a building permit?
According to Manatee County Code and local ordinances, you may not need a permit for:
- Painting; wallpaper/other wall coverings
- Pressure cleaning; trim carpentry
- Flooring (tile, carpet, laminate, wood, etc.)
- Popcorn ceiling removal/refinish; cabinet installation
- Ceiling fans, if plugged into an existing outlet (no new wiring)
- Residential home alarms (wired/wireless) if total <$5,000 in any 12-month period
- Drywall replacement when the contract does not include load-bearing, plumbing, electrical, or HVAC work
- Windows in mobile homes (but any addition to a mobile home does require a permit & license)
- Small prefabricated sheds used as tool/storage/playhouses with floor area <120 sq ft and height <8 ft (mean roof). Zoning & flood rules still apply
- Satellite antennas <1 meter (≈39″) diameter on commercial/industrial properties; on residential, antennas attached to the primary structure <1 meter are exempt (still must be safely installed)
Manatee County building permit cost
Permit fees vary depending on the type of construction, square footage, and estimated job value. Below is an overview of typical charges:
Residential fees
Commercial fees
Other fees
To learn more, view the Manatee County Development Services building permit fee schedule.
How long do building permits last in Manatee County?
Building permits in Manatee County are valid for 180 days from the date of issuance. Each inspection resets the expiration clock, keeping the permit active. If no inspections occur within 180 days, the permit becomes inactive and may require renewal or reapplication.
Manatee County trade permits
Plumbing permits
Plumbing permits are required for new installations, repairs, or relocations of any part of a plumbing system.
Electrical permits
For any new circuits, service upgrades, generator installs, or lighting system replacements.
HVAC permits
Permits are required for system installations, change-outs, and ductwork modifications.
Roofing, fence, and special permits
Work such as roof replacements, fence installations, and other exterior improvements requires special permits.
Need a full list of trade permit fees? Check the Manatee County Development Services building fee schedule page.
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How to get a building permit in Manatee County
Step 1: Prepare your documents
Gather your building permit application, site plan/survey, construction drawings (PDF), contractor license info, and estimated construction value. The County’s Permitting Section lists required documents by permit type (e.g., accessory structures, aluminum, antenna, etc.).
Useful additions:
- Commercial submittals: Checklist calls for signed/sealed survey, site plan (fire access, parking/turning, etc.), full MEP/FP sets, code analysis, rated assemblies, accessibility, and structural calcs. Submit electronically as PDFs.
- Owner-Builder (FS 489.103(7)): permitted, but the owner must appear and sign; work is subject to county inspection. Use the County’s Owner-Builder disclosure.
Step 2: Submit your application online
Apply through Accela (Online Services portal). This is where you’ll submit your application, upload PDFs, and pay fees. You can track reviews and approvals entirely online.
Pro tip: The Online Services Resources page centralizes forms and instructions for digital plan room use and submittal.
Step 3: Plan review
Your application will be reviewed by necessary departments, including Building, Zoning/Planning, Environmental/Floodplain, and, where applicable, your local fire district (e.g., West Manatee Fire & Rescue has its own submittal requirements).
Step 4: Pay final fees and receive your permit
When your permit is approved, pay the balance and download your permit from the portal. Current building fees (incl. residential/commercial, trade, and “express” items) are in the official Building Fee Schedule.
Step 5: Begin work and schedule inspections
Schedule inspections:
- By phone (941-742-4190)
- By text (send any message to 833-392-8861 to schedule/cancel/reschedule/get results)
- By email: inspections@mymanatee.org
- Via virtual inspections (VuSpex)
To get more information, refer to the Inspections page.
Manatee County permitting resources
- Manatee County Permitting
- Address: 1112 Manatee Ave W, Bradenton, FL 34205
- Phone: 941-748-4501 x3800
- Email: permitting@mymanatee.org
- Hours: Mon–Fri, 8 AM – 4 PM
- Building Plans Review
- Phone: (941) 748-4501 x3814
- Email: plansreview@mymanatee.org
- Building Inspections Section
- Phone: (941) 742-4190
- Email: inspections@mymanatee.org
- Manatee County building permit search
- Building permit application
- Building fee schedule
- Manatee County permit portal
- Commercial submittals
- Private provider program
- County’s owner-builder disclosure
- Online services resources
- VuSpex
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