"Do I need a permit for that?" is one of the most common questions we get, and in Pinellas County the honest answer is "it depends on where you live." The county runs one building department, most cities run their own, and each one publishes its own list of what needs a permit. Florida law adds a new wrinkle: since July 1, 2026, some small jobs can skip the permit, but only after a written request.
This guide is the starting point for our Pinellas Permit Guide, a series with one post for each city we serve. It covers the rules that apply countywide and shows where the cities split. It's general information, not legal advice. Always confirm with the building department for your address before you start.
Do I need a permit? A quick check
- Yes: an addition, replacing windows, installing a new water heater, a re-roof. Pinellas County's permit FAQ names the first three as "common projects that need a permit," and says most jobs that change the structure, electrical, plumbing or mechanical systems need one.
- Usually, depending on your city: fences, sheds, decks. The rules for these change from one building department to the next.
- Usually not: painting, wallpapering, trim and new carpet. Pinellas County calls these cosmetic changes that "usually do not require" a permit.
Who issues the permit for your address?
Start here, because everything else depends on it. Pinellas County's Building and Development Review Services "issues permits for unincorporated Pinellas County, Belleair Beach, Belleair Shores, Indian Rocks Beach, Kenneth City, Safety Harbor and Oldsmar." Most other cities run their own building department.
A mailing address doesn't settle it: the county says to check whether a property is in unincorporated Pinellas "and not within a city limit like Clearwater or St. Petersburg." It says to find out which municipality you're in by searching your address on the Pinellas County Property Appraiser's site (pcpao.gov) or its "My Neighborhood" tool. On the appraiser's parcel page, look for Current Tax District.
| Where the home is | Who issues the permit |
|---|---|
| Unincorporated Pinellas (including Palm Harbor) | Pinellas County, 440 Court St., Clearwater, (727) 464-3888 |
| Safety Harbor, Oldsmar, Indian Rocks Beach | Pinellas County, after the city's own review (zoning, flood) |
| Clearwater, St. Petersburg, Largo, Dunedin, Pinellas Park, Tarpon Springs, Seminole, Belleair, Treasure Island, Madeira Beach | The city's own building department |
Even in the county-permitted cities, the steps vary: Safety Harbor sends some permit types "solely to Pinellas County," and Oldsmar says to submit its review form "prior to beginning ANY repairs." Each city post in this series covers its own office, portal and hours.
What usually needs a permit
Florida law makes it "unlawful" to "construct, erect, alter, modify, repair, or demolish any building" without a permit from the local building department, unless the law provides otherwise (s. 553.79(1)(a), Florida Statutes). The Florida Building Code adds that any owner or owner's authorized agent who intends to do that work, or to replace impact-resistant coverings or electrical, gas, mechanical or plumbing systems the code regulates, must get the permit first (FBC-Building, 8th Edition, Section 105.1).
In unincorporated Pinellas, the county's Building FAQ says a permit is required "for any new building, addition, remodeling, demolition, or other work in the unincorporated county that is either in excess of $500.00 or requires an inspection." Its fee schedule adds that minor repairs of $500 or less don't need a building permit "unless there is a structural component, or includes electrical, mechanical, or plumbing trades."
Cities draw the lines differently, and the same job can need a permit in one city and not in the next. A few examples from the cities' own pages:
- Fences: in unincorporated Pinellas, fences 6 feet or less don't need a building permit, though a zoning clearance may apply. Clearwater requires a permit for "all fence types," and Madeira Beach says "all new or replacement fences require a permit."
- Sheds: Clearwater doesn't require a permit for sheds 100 square feet or less. Dunedin says all sheds need one, "regardless of size."
- Most work on the beaches: Treasure Island says that because the whole city "is in a special flood hazard area (flood zone), most projects require a building permit."
We built a full job-by-job table for every building department in our contractor guide, what requires a permit in Pinellas County. Windows, water heaters, fences, sheds, re-roofs, A/C and decks are all covered there.
The under-$7,500 exemption, and where cities differ
Since July 1, 2026, Florida law says a local government "shall exempt" a single-family homeowner, or the homeowner's contractor, from the permit for work "valued at less than $7,500" (s. 553.79(1)(g)). It comes with limits:
- It doesn't apply if the property is "partially or entirely located in a flood hazard area."
- It doesn't apply to "electrical, plumbing, structural, mechanical, or gas work."
- You can't split a project into smaller ones to get under the limit.
- You have to send a written request to the building department, with "a copy of the contract or other documentation" showing what the work is and what it costs.
The cities don't all handle it the same way:
- Pinellas County (unincorporated) requires approval from its Building Official "before proceeding." The approved, stamped request has to stay on the job site, and the county says exempt work "will not be inspected." Its examples of work that might qualify include doors, garage doors, roofs, siding, soffit and fascia, and stucco.
- St. Petersburg treats window and door replacement, roofing, soffit and fascia, and siding as structural, so those don't qualify there.
- Tarpon Springs excludes window and door replacement, roofing and soffits as structural, and asks for an itemized cost breakdown.
- Largo takes requests by email to its Building Official.
- Clearwater has an online exempt-permit request form.
Because the whole city of Treasure Island is in a flood hazard area, the statute's flood-zone exclusion appears to rule the exemption out there, though the city's own page doesn't address it; ask the building department. And remember, the exemption skips the permit, not the rules: the work still has to meet code.
Can I pull my own permit?
Florida lets homeowners act as their own contractor on a one- or two-family home for their own use under the owner-builder exemption (s. 489.103(7)). You have to personally appear and sign the permit application, and you must provide "direct, onsite supervision" of any work not done by licensed contractors. If you sell or lease the home within a year of finishing, the law presumes you built it to sell. Some cities add their own rules. Largo, for example, says the property must be in the owner's own name and "cannot be owned by an entity – for example, an LLC."
The disclosure statement you sign spells out the risk. It warns that "it is a frequent practice of unlicensed persons to have the property owner obtain an owner-builder permit," and that you "may be held liable and subjected to serious financial risk" if an unlicensed worker is hurt on your property. If a contractor asks you to pull the permit in your own name, treat it as a red flag. Our guide to checking a contractor's license in Florida shows how to look them up first.
Why skipping a permit can cost you later
Building departments charge more when work starts before the permit: two times the normal fee in unincorporated Pinellas, triple in Clearwater, and "5 times the normal rate" in Madeira Beach. Pinellas Park adds a stop work order and says you may have to uncover finished work so it can be inspected. Our permit cost guide lists the penalties we could confirm.
There's more than fees at stake. Pinellas County's after-storm permitting page says "permitted work helps you sell your home for its full value," and that the county's 40% flood insurance discount depends on compliance. The Property Appraiser lists every improvement on a parcel, "which may include unpermitted construction."
Florida law also helps with permits that were never closed. An owner can hire the original contractor or a different licensed contractor to close one, or close it as an owner-builder (s. 553.79(16)(a)). A building department may close a permit six years after it was issued if it finds no apparent safety hazard (s. 553.79(16)(c)). A buyer who purchased in an arm's-length sale can't be fined or refused a permit just because a previous owner's permit was never closed (s. 553.79(17)(a)).
How to look up the permits on your home
You can search a property's permit history online for free. Pinellas County's Access Portal shows records for unincorporated Pinellas and its contract cities, and its search worked for us without logging in; it lists the past two years unless you change the start date. Clearwater and St. Petersburg say no account is needed on their portals. The Property Appraiser's parcel page also has a Permit Data table, though it warns the list "may be incomplete." Our step-by-step guide shows how: how to look up permits on your property in Pinellas County.
What you can safely do yourself
- Look up your home's permit history before you buy, sell or start a project.
- Check a contractor's license on DBPR's site.
- Look up your flood zone, which decides whether the $7,500 exemption is even possible.
- Call your building department with your address and a one-line description of the job.
Leave to a pro: electrical, plumbing, A/C, gas and roofing work, and anything structural.
Local resources for Pinellas County
How much does a permit cost in Pinellas County?
It depends on the job and the building department. In unincorporated Pinellas, a water heater changeout is $85, window or door replacement $145 for up to 20 openings, and a remodel $11 per $1,000 of the job's value. Clearwater charges $33 plus $7.25 per $1,000 of value. Florida adds surcharges of 1% and 1.5% of the permit fee. See the full price guide for building permit costs in Pinellas County, with each city's schedule.
If you're planning a remodel, our renovations and permitted work service pulls the permits and schedules the inspections for the work we do. Electrical, plumbing, A/C and roofing are done by licensed trade partners, who pull their own permits (s. 489.113(3)).
Coming up in the Pinellas Permit Guide
Each of the 14 cities and communities we serve gets its own post, starting with Clearwater, covering that city's own list, office, portal, fees and flood rules. You'll find them on the Pinellas Permit Guide page as they publish.
Frequently asked questions
Do I need a permit to replace windows in Pinellas County?
Yes, in general. Pinellas County lists replacing windows among the common projects that need a permit, and Clearwater, Largo, Dunedin, St. Petersburg, Tarpon Springs and Treasure Island all treat window replacement as permitted work.
What can I do without a permit in Pinellas County?
Cosmetic work like painting, wallpapering, trim and new carpet usually doesn't need a permit, according to Pinellas County. Each city has its own list, so check with the building department for your address.
Does the $7,500 permit exemption apply in a flood zone?
No. Florida's under-$7,500 exemption doesn't apply to property "partially or entirely located in a flood hazard area," and it never covers electrical, plumbing, structural, mechanical or gas work (s. 553.79(1)(g)).
Can a homeowner pull a permit in Pinellas County?
Yes, as an owner-builder on a one- or two-family home for your own use, under s. 489.103(7). You must sign the application in person and supervise the work yourself, and Largo, for one, doesn't allow it for a home owned by an LLC.
How do I find out if a permit was pulled on my house?
Search your address on the building department's online portal or on the Property Appraiser's parcel page. Clearwater and St. Petersburg say no account is needed, and the county's portal search works without logging in. Our permit lookup guide walks through each step.
Sources
- Florida Statutes s. 553.79, Permits; applications; issuance; inspections (2026)
- Florida Statutes s. 489.103, Exemptions (owner-builders) (2026)
- Florida Statutes s. 489.113, Qualifications for practice; restrictions (2026)
- Florida Building Code, Building, 8th Edition (2023), Chapter 1 (ICC Digital Codes)
- Pinellas County: Building departments in Pinellas County
- Pinellas County: Applying for a building permit
- Pinellas County: Building FAQs
- Pinellas County: Permit exemptions for work under $7,500
- Pinellas County: Permitting guide
- Pinellas County: After-the-fact storm permitting
- Pinellas County: FY27 Adopted Budget, Building and Development Review Services fee schedule (PDF)
- Pinellas County: Check building permit status without a contractor's license
- Pinellas County Property Appraiser
- City of Clearwater: Get a building permit
- City of Clearwater: Shed permit checklist
- City of Clearwater: Building permit fee schedule
- City of Clearwater: Exempt building permit request portal
- City of St. Petersburg: Building permits (HB 803 exemption)
- City of Largo: Building Services
- City of Largo: Permits FAQ
- City of Dunedin: Residential building permits, a homeowner's guide (PDF)
- City of Dunedin: Requirements for storage sheds (PDF)
- City of Tarpon Springs: New residential permit exemptions under HB 803 (PDF)
- City of Tarpon Springs: Building Development Guide to Permitting (PDF)
- City of Pinellas Park: Building FAQs
- City of Safety Harbor: Permits
- City of Oldsmar: Building Division
- City of Indian Rocks Beach: Planning, zoning and permitting
- City of Treasure Island: When homeowners must obtain permits
- City of Madeira Beach: Building Department FAQs