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Brevard County, Space Coast
Brevard stretches along the Atlantic, the Indian River Lagoon and the St. Johns River, so many projects deal with flood zones and coastal wind design as well as standard plan review. We prepare and submit permits for licensed contractors and owners, follow every review discipline, and keep the file moving to approval.
Brevard County’s Planning and Development Department issues building permits for new construction, alterations and additions in the unincorporated areas of the county, including the North Merritt Island and Port St. John dependent special districts. Incorporated cities run their own building departments. Melbourne’s Building Section handles permitting, review and inspection in that city through its EnerGov portal, and Palm Bay’s Building Department takes electronic submittals through its iMS system. Other municipalities along the coast and inland have their own departments as well.
We check which government has the parcel before preparing a submittal, since the portal, forms and reviewers all change with the jurisdiction.
The county uses two connected tools. Online permit applications are submitted through the county’s Accela-based Citizen Access site, and Brevard’s Advanced Service Site (BASS) is used to view permit, contractor and code enforcement records and to make payments. Through the online system, applicants can track conditions and review comments, upload requested documents, download approved plans and schedule inspections. Virtual inspections are offered through VuSpex.
One rule shapes how projects are submitted: online applications are for licensed contractors, whose license determines the permit types they can apply for. Homeowners acting as their own contractor must appear in person to file. For contractors, we prepare and upload the package as their authorized agent, so the permit is issued under their license without the contractor spending time in the portal.
Using a residential addition as an example, the county’s published requirements include:
These go through several county reviews: Building Code, Land Development, Natural Resources (including landscaping) and Zoning.
Brevard’s floodplain office explains that when repairs or improvements reach 50% or more of a building’s market value, the building must meet new-construction flood standards, which for homes typically means living space at least one foot above Base Flood Elevation. Market value comes from the Property Appraiser or a certified appraisal.
The county keeps FEMA elevation certificates for structures permitted in unincorporated Special Flood Hazard Areas, which can save time when proving an existing building’s elevation.
The county publishes Building Code wind speed maps. Design wind speed and risk category drive structural design and, near the coast, wind-borne debris protection for openings.
Windows, doors, shutters and roofing must have Florida Product Approval documentation that matches the design pressures on the plans.
Brevard’s multi-discipline review means one missing item can hold an otherwise approved file. In our experience the usual causes are plot plans without the elevations or drainage details reviewers need, a Notice of Commencement that was recorded but not uploaded or approved, missing septic approvals, natural resources or landscaping comments that were overlooked, and product approvals that do not match the wind design. Owner-builders also lose time when they expect to apply online and learn they need an in-person appointment.
Fast Pass Permits does not hold a contractor license and never pulls permits under its own license. We can refer you to a licensed contractor.
Related: residential permits, commercial permits, over-the-counter permits, Florida permit expediting.
Brevard County has 16 municipalities, plus unincorporated Brevard County, which is permitted by the county Planning and Development Department. We handle permits in all of them:
No. The county’s online permitting is for licensed contractors. Owner-builders must apply in person by appointment.
For jobs above the statutory threshold, it must be recorded, uploaded and approved by Planning and Development before the county will schedule inspections.
No. Both cities have their own building departments and portals. The county handles unincorporated areas.
According to the county’s floodplain office, it comes from the Property Appraiser or a certified appraisal, measured before work begins or before damage occurred.
Yes. The county’s permit search covers records back to 1990, and our permit research service can review them for you.
Send us the address and scope. We will confirm the jurisdiction and give you a flat rate upfront.