Building Permit Guide for Brevard County, Florida (2026)

Brevard County — Florida's Space Coast — stretches from Titusville in the north to Palm Bay in the south, encompassing some of the fastest-growing communities on Florida's east coast. If you're planning a construction, renovation, or installation project anywhere in Brevard County, understanding how the local permitting system works before you start will save you significant time, money, and frustration. This guide covers what requires a permit, how to apply through Brevard County's online BASS portal, how long approvals take, and how the Florida HB 803 permit exemption applies locally.

Who Issues Building Permits in Brevard County?

Brevard County's jurisdiction for building permits only covers unincorporated areas — land that falls outside the boundaries of any incorporated city. If your property is within an incorporated city or town, that municipality handles your building permits through its own building department. Brevard County's 16 incorporated cities each run their own permitting systems, including:

• Melbourne and West Melbourne: City of Melbourne Building Division
• Palm Bay: City of Palm Bay Building Services
• Titusville: City of Titusville Building and Zoning
• Cocoa and Cocoa Beach: Their respective city building departments
• Rockledge, Satellite Beach, Indialantic, and others: Each handles permits independently

Before submitting any permit application, confirm your property address to determine whether it falls under Brevard County's jurisdiction or one of the municipal building departments. Submitting to the wrong agency is one of the most common and easily avoided mistakes. If you're unsure, the Brevard County Property Appraiser's website can confirm your parcel's jurisdictional status by address or parcel number.

What Projects Require a Permit in Brevard County?

For properties in unincorporated Brevard County, the county's Planning and Development Department issues permits for new construction, alterations, additions, and changes under the Florida Building Code. Projects that consistently require permits include:

• Roof replacements: All re-roofing work — partial or full, tear-off or overlay — requires a permit and inspection in unincorporated Brevard County
• Swimming pools and spas: In-ground and above-ground pool installations require a building permit plus pool barrier compliance inspection
• Electrical work: Panel upgrades, new circuits, EV charger installations, whole-house generators, and standby generator hookups all require an electrical permit
• Plumbing: Water heater replacements, re-piping, new fixture additions, and drain line repairs require a plumbing permit
• HVAC systems: New installations and equipment replacements require a mechanical permit
• Fences: Most fences in unincorporated Brevard County require a permit, particularly those along waterways, within Special Flood Hazard Areas, or adjoining pools
• Room additions and structural modifications: Any new habitable space or load-bearing structural change requires a building permit with engineer-stamped drawings
• Screen enclosures and lanais: Porch enclosures must meet Brevard County's wind-load requirements and require a permit
• Sheds 100 sq. ft. or larger: Accessory structures at or above 100 square feet require a permit; smaller freestanding sheds without electrical or plumbing may be exempt

How Does the Florida HB 803 Exemption Apply in Brevard County?

Florida House Bill 803, effective July 1, 2026, created a permit exemption for certain residential work valued under $7,500 on single-family homes — but the exemption is narrower than most homeowners expect. The exemption does not apply to:

• Electrical, plumbing, mechanical, structural, or gas work — at any project value
• Properties in a FEMA-designated Special Flood Hazard Area (SFHA)
• Projects artificially divided to stay under the $7,500 threshold

This matters significantly in Brevard County. Because of the county's extensive coastal geography — the Atlantic Ocean to the east, the Indian River Lagoon and Banana River running through the center — a large number of Brevard properties fall within FEMA flood hazard zones. Homeowners in those areas cannot use the HB 803 exemption regardless of project cost. To apply for the exemption on an eligible project, you must submit a written exemption request to Brevard County Building with documentation of the project scope and estimated cost before starting work. For a statewide overview of how HB 803 works, see our guide to Florida's $7,500 permit exemption.

How Do You Apply for a Building Permit Through the BASS Portal?

Unincorporated Brevard County processes building permits through its BASS (Brevard's Advanced Service Site) online portal. Registered contractor accounts can apply for permits, upload documents, track application status, schedule inspections, and pay fees 24 hours a day. Homeowners acting as their own contractor (owner-builder) must appear in person to submit applications, per Florida Statute 489.103. The general online application process for contractors is:

1. Register for a BASS account if you don't already have one — your contractor typically handles this
2. Prepare your permit package: completed application, site plan showing setbacks, contractor license and insurance certificates, and project-specific plans (engineer-stamped for structural work)
3. Submit your application and pay fees through the BASS portal; the system accepts online payment
4. Plan review: Brevard County Building reviews your submission for Florida Building Code compliance; revisions are communicated through the portal
5. Permit issuance: Approved permits are issued electronically through BASS; the permit card must be posted at the job site before construction begins
6. Schedule inspections online through BASS or by calling (321) 633-2187 at required construction milestones

For projects above the applicable value threshold, a Notice of Commencement must be recorded with the Brevard County Clerk of Courts and posted on-site before work begins. Your contractor typically handles the NOC, but confirming it's on file protects your property against contractor liens.

How Long Does a Building Permit Take in Brevard County?

Review times in Brevard County vary by project type:

• Simple residential permits (water heater, like-for-like HVAC, straightforward re-roof): typically 5 to 10 business days
• Residential projects under $15,000 on existing structures: Florida HB 803 mandates a 5-business-day initial review response
• Full plan review projects (room additions, pools, structural work, new construction): 3 to 8 weeks depending on application completeness and staff workload

Brevard County's review times are generally competitive with other similarly sized Florida counties, but submitting a complete application is the single biggest factor in avoiding delays. Missing engineer stamps, incomplete site plans, and expired contractor licenses are the most common reasons applications are sent back for corrections, adding two to four weeks to your timeline.

How Much Does a Building Permit Cost in Brevard County?

Brevard County building permit fees are set by the county's current fee schedule and are based on a combination of declared construction value and project type. Like most Florida counties, Brevard adds state-mandated surcharges and separate sub-permit fees for electrical, plumbing, and mechanical work on top of the base permit fee. For a comparison of permit costs across common project types statewide, see our Florida building permit costs guide. For fee amounts specific to your project, the Brevard County Central Cashier can be reached at (321) 633-2068 for fee estimates before submission.

Can a Homeowner Pull Their Own Permit in Brevard County?

Florida law allows homeowners to act as their own general contractor — called an owner-builder permit — for construction on their primary residence. In Brevard County, owner-builders must appear in person at the Building Division to submit their application and sign a disclosure statement acknowledging their responsibilities under Florida Statute 489.103. Even as an owner-builder, all licensed trade work — electrical, plumbing, HVAC, and gas — must be performed by Florida-licensed contractors. For a full explanation of the rules, restrictions, and risks involved, read our complete guide to Florida owner-builder permits.

What Happens If You Build Without a Permit in Brevard County?

Unpermitted construction in Brevard County carries the same risks as anywhere in Florida: stop-work orders, daily fines, forced removal, and problems at closing. Brevard County maintains publicly searchable permit records through the BASS portal, and real estate professionals, lenders, and buyers routinely check permit history during transactions. After-the-fact permits are possible for most unpermitted work, but typically cost double the standard permit fee and may require opening walls and ceilings for inspectors to verify concealed work. For a complete breakdown of consequences and how to resolve unpermitted work, read our guide on what happens if you build without a permit in Florida. If you're navigating an open permit situation on a home you're buying or selling, our guide to open permits and Florida home sales explains your options.

Ready to move forward with your Brevard County project? Tell us about your project and we'll connect you with a licensed permit professional who knows Brevard County's process.