Do You Need a Permit for Your Remodel?
Brevard County and its individual cities (Melbourne, Palm Bay, Cocoa Beach, etc.) generally require building permits for any remodeling work that affects structural elements, electrical, plumbing, mechanical (HVAC), or the building envelope. In plain terms, you need a permit for most kitchen and bathroom remodels, all whole-home renovations, all additions, all window/door replacements (especially impact-rated openings), garage conversions, screen enclosure additions, swimming pool installations, and any electrical or plumbing work beyond simple fixture replacement.
You typically do NOT need a permit for cosmetic-only work: painting, flooring (when laid over existing subfloor), countertop replacement (with no plumbing or electrical changes), minor cabinet refinishing, or wallpaper. The grey area: replacing fixtures, refacing cabinets, or installing a new water heater - these sometimes need permits depending on the jurisdiction and the specific work.
When in doubt, call the local permit office or have your contractor confirm. Skipping a required permit can result in stop-work orders, demolition orders (yes, they can require you to tear out unpermitted work), and significant problems at resale - inspectors and buyers' agents check for permit history.
Where to Pull Permits in Brevard County
Brevard County is unusual in that permits are pulled at different offices depending on where the property is located. Unincorporated Brevard properties go through the county Planning and Development Department in Viera. Incorporated city properties (Melbourne, Palm Bay, Cocoa Beach, etc.) typically go through that city's building department, though some cities contract with the county.
For unincorporated areas (for example South Patrick Shores, Suntree and Merritt Island), the county permitting office is at the Brevard County Government Center, 2725 Judge Fran Jamieson Way in Viera, with online permit applications and inspection requests. Current phone numbers and hours are listed on the county Planning and Development page.
Melbourne runs its own Permits and Inspections department at City Hall on East Strawbridge Avenue. Palm Bay similarly has its own at 120 Malabar Road SE. Cocoa Beach has a small but functional department on Brevard Avenue. Each office has its own forms, fee schedule, and quirks - which is why working with a contractor familiar with the specific jurisdiction matters.
Typical Permit Documentation Required
For a standard residential remodel permit, you (or your contractor) will typically submit:
- Permit application form - signed by property owner and licensed contractor
- Site plan - shows the property boundaries, existing structures, and planned work location
- Floor plan - shows existing and proposed layout, dimensions, and use of each room
- Elevations and sections - for additions or major structural changes
- Structural calculations - if removing or modifying load-bearing walls
- Energy code compliance - typically a Manual J calculation if HVAC is affected
- Product approvals (NOAs) - for impact windows, doors, or other tested assemblies
- Contractor license verification - your contractor's state license number and bond information
- Notice of Commencement - recorded with the County Clerk before work starts on any project over $2,500
Permit application is often where DIY-permitted projects stall. Brevard inspectors are good but strict - they reject incomplete submittals, and each rejection costs days of correction time.
How Long Does Plan Review Take in Brevard County?
Plan review in Brevard County can be same day for a simple over-the-counter permit and takes longer for plan-reviewed remodels; the time depends on the jurisdiction, project size and how complete the submittal is. Over-the-counter permits (a water heater, for example) can be same day, while plan-reviewed remodels take longer, and every round of corrections adds time. As one local example, the City of Satellite Beach says permits are typically reviewed within 3 business days (city permit information). Plan for longer review on additions, structural work and beachside projects.
Fees scale with construction value and are set by each jurisdiction's published fee schedule, so the same job can cost a different amount in Melbourne, Palm Bay, Cocoa Beach or unincorporated Brevard. Ask your contractor to show the permit fee as its own line in the estimate.
Inspections and How They Work
Brevard remodel permits typically require several inspections at construction milestones. The exact sequence depends on the work scope, but common inspections include:
- Footing/foundation - for additions or structural work
- Framing/rough-in - before drywall, after framing, electrical, plumbing, mechanical rough-ins are complete
- Insulation - sometimes separate, sometimes combined with framing
- Final building - end-of-project comprehensive inspection
- Final electrical, plumbing, mechanical - often separate from final building
Inspectors visit the job site by appointment, typically with 24-48 hour notice. They check the work against the approved permit drawings, identify any deficiencies, and either pass the inspection or write a correction notice. Re-inspection after corrections typically requires another appointment and small re-inspection fee.
The big tip: be ready for the inspection. Inspectors don't have time to wait while you call the contractor or finish a small task. If you're not ready, they note "no access" and you go to the back of the queue, which can cost days.
Final Inspection in Brevard County: New Construction vs Remodels
The final building inspection is the last inspection on a permit, after every earlier inspection (footing, framing, rough plumbing, electrical and mechanical, insulation) has passed. For new construction, a passed final building inspection, plus passed finals on the trade permits, is what allows the building official to issue the Certificate of Occupancy. For a remodel, the final closes the permit, which is what a buyer, lender or insurer looks for later. Before you request a final, make sure:
- All trade finals (electrical, plumbing, mechanical) are passed or scheduled in the order your permit card requires.
- Smoke alarms, GFCI and AFCI protection, and any required safety glazing are installed per the approved plans.
- Product approval or NOA labels on new windows and doors are still on the units for the inspector.
- The Notice of Commencement is recorded for jobs over $2,500 (see section 713.13, Florida Statutes).
Brevard County Building Code Inspections: How to Request One and Who to Call
Inspections are requested from the same office that issued the permit, usually online through that office's permit portal, and a failed item gets a correction notice and a re-inspection. Which office you call depends on where the property sits:
- Unincorporated Brevard: Brevard County Planning and Development, 2725 Judge Fran Jamieson Way, Viera. Use the phone numbers on the county Planning and Development page.
- Satellite Beach: the city Building Department, (321) 773-4409, with applications and inspections handled in the BS&A online portal (source).
- Cocoa Beach: Development Services, 2 S. Orlando Ave, 321-868-3217, with permits through OpenGov (source).
- Indian Harbour Beach: Building Department at City Hall, 2055 South Patrick Drive, 321-773-3181, with an online permit portal (source).
Melbourne, Palm Bay, Rockledge, Titusville and the other cities each run their own departments as well. If you are not sure whether an address is inside city limits, check the county property appraiser record first.
Do You Need a Permit to Repipe in Brevard County?
Yes. Replacing the water supply piping in a house is plumbing alteration work, and Brevard County and its cities require a plumbing permit for it, pulled by a licensed plumbing contractor, with a rough or pressure test inspection before walls are closed and a final afterward. Small repairs such as stopping a leak or swapping a faucet are generally exempt, but a whole-house repipe is not a repair. Repipes are common in Brevard homes from the late 1970s to mid 1990s that still have polybutylene supply lines.
Private Provider Inspections in Brevard County
Florida law lets a property owner, or the owner's contractor with written authorization, hire a licensed private provider for plan review and building code inspections instead of waiting on the local building department (section 553.791, Florida Statutes). The local building official must be notified, the work is still permitted locally, and the building official still issues the certificate of occupancy or completion. Private providers can shorten schedules on larger remodels and new construction, but they add a fee, so they make the most sense when inspection wait times are holding up a project.
How ELSO Handles Permits
We pull every permit under our own license and schedule each inspection, including the final, on kitchen remodels, bathroom remodels and impact window and door replacements. If you are using the My Safe Florida Home grant for windows, read our 2026 Florida window grant guide first, because grant approval has to come before work starts. To talk through your project, request a free estimate.
Frequently Asked Questions
What happens at a final inspection for new construction in Brevard County?
The final building inspection is the last step after footing, framing, rough-in and insulation inspections have passed. The inspector checks the finished work against the approved plans, life-safety items and product approvals. Once the building final and the trade finals pass, the building official can issue the Certificate of Occupancy. For a remodel, the final closes the permit.
What is the Brevard County building department phone number?
It depends on location. Unincorporated properties use Brevard County Planning and Development in Viera, whose current numbers are on brevardfl.gov. Cities run their own offices: Satellite Beach Building Department (321) 773-4409, Cocoa Beach Development Services 321-868-3217, and Indian Harbour Beach City Hall 321-773-3181. Check that the address is inside city limits first.
Do I need a permit to repipe a house in Brevard County?
Yes. A repipe replaces the water supply system, which is plumbing alteration work that requires a plumbing permit from the county or your city, pulled by a licensed plumbing contractor. Expect a pressure test or rough inspection before walls are closed and a final inspection after. Minor repairs like fixing a leak are generally exempt.
Can I use a private provider for inspections in Brevard County?
Yes. Section 553.791, Florida Statutes, lets the owner, or the owner's contractor with written authorization, hire a licensed private provider for plan review and inspections. You still need a local permit, the building official must be notified, and the building official still issues the certificate of occupancy or completion. It costs extra but can save time.
How does plan review work in Brevard County?
Plan review is the step where the building department checks your drawings against the Florida Building Code before it issues the permit. For unincorporated Brevard it is done by the County Planning and Development Department in Viera; inside city limits, by the city building department. Complete submittals with dimensions and structural details move fastest, and each round of corrections adds time. Florida law also lets an owner hire a licensed private provider for plan review (section 553.791, Florida Statutes).
Common Reasons Brevard Permits Get Rejected or Delayed
- Incomplete drawings. Missing dimensions, missing structural details, or unclear scope notes are the #1 rejection cause.
- Wrong contractor license tier. Some Brevard projects require a Certified General Contractor (CGC), some only need a Certified Residential Contractor (CRC). Submitting under the wrong tier triggers rejection.
- Missing NOA for impact windows. Submit the product NOA along with the permit, not after.
- Energy code calculation missing or wrong. Manual J Florida HERS form is required for HVAC changes.
- HOA approval missing. Brevard County itself doesn't require HOA approval, but many HOAs do require it as part of their own architectural review process, separate from county permitting.
- Coastal Construction Control Line issues. Beachside properties (Cocoa Beach, Indialantic, Melbourne Beach, etc.) may need separate state-level CCCL approval for any work seaward of the line.