Do You Need a Permit for Your Remodel in Lee County?
by Matthew Plate, Co-Owner / License Holder
Permits are the least exciting part of any remodel, and the part most likely to cause real trouble when they're skipped. We pull permits across Lee County every month, so here is the practical version of how it works: what needs a permit, who issues it, and what happens when work gets done without one.
The general rule
In Florida, work that is structural, electrical, plumbing, or mechanical needs a permit. That covers more than most homeowners expect:
- Removing or altering any wall, load-bearing or not
- Additions, enclosures, and lanai conversions
- Replacing windows, exterior doors, or garage doors
- Reroofing
- Moving or adding plumbing fixtures, circuits, or panels
- Replacing a water heater or air conditioning system
- Docks, seawalls, pools, and most detached structures
Work that is purely cosmetic generally does not need a permit: paint, most flooring, trim, and countertop swaps. Replacing cabinets usually stays permit-free too, as long as plumbing and electrical stay where they are. The word "generally" matters, because each jurisdiction draws its own lines, which brings us to the next point.
Who issues your permit depends on where you live
Lee County is a patchwork of building departments. The same kitchen project permits differently depending on your address:
| Where you live | Who reviews your permit |
|---|---|
| Fort Myers (city limits) | City of Fort Myers |
| Cape Coral | City of Cape Coral, which runs its own building division |
| Bonita Springs | City of Bonita Springs |
| Sanibel | City of Sanibel, under the Sanibel Plan's additional standards |
| Fort Myers Beach | Town of Fort Myers Beach, with flood zone review on most projects |
| Matlacha, Pine Island, Buckingham, Lehigh Acres, and other unincorporated areas | Lee County |
The departments differ in review times, inspection scheduling, and how strictly they interpret edge cases. On the islands, flood zone rules add a second layer: projects on Fort Myers Beach and Sanibel are reviewed against FEMA substantial improvement rules, which we covered in a separate guide.
What the process looks like
For a typical remodel, your contractor prepares drawings, submits the application with contractor license and insurance information, and the jurisdiction reviews it. Larger projects record a notice of commencement before work starts. Once issued, the permit sets up a sequence of inspections, from rough plumbing and electrical through final. The job is not done when the last tile is set; it is done when the final inspection passes and the permit closes.
Review times swing with volume. Simple trade permits can be same-week, while a remodel with structural changes takes longer, and post-hurricane surges slow everything down. Build permitting time into your project schedule rather than treating it as an afterthought.
Homeowners can pull permits. Should you?
Florida allows owner-builder permits on your own homesteaded property. What the exemption really means is that you take on the contractor's role: you supervise trades, you carry the liability, and you answer for the work at inspection. For a fence or a shed, some homeowners are glad to. For a remodel involving structure, plumbing, and electrical, having the licensed contractor pull the permit means the responsibility, insurance, and inspection history sit where they belong.
Why unpermitted work costs more in the end
We regularly get called to fix unpermitted work, and it is always more expensive the second time. The risks stack up:
- At resale: unpermitted additions and conversions surface in inspections and title work, and buyers either walk or demand retroactive permits at your expense
- With insurance: carriers can deny claims tied to unpermitted work, which in a hurricane state is a serious gamble
- With the county: after-the-fact permits typically cost more, and non-compliant work may need to be opened up or removed for inspection
- With the next owner's contractor: us, opening a wall and finding wiring that no inspector ever saw
Our approach
We handle permitting on every project we build: drawings, application, inspections, and closeout, in every Lee County jurisdiction as well as Collier and Charlotte counties. Requirements shift, and the building department for your address is always the final word, but you should never have to become a permitting expert to remodel your kitchen.
Planning a project and wondering what it will trigger? Ask us before you start. It's a five-minute conversation that can save a very expensive redo.