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Lee County and Southwest Florida
Since Hurricane Ian, permitting in Lee County has been shaped by one question more than any other: does the FEMA substantial improvement rule apply? We help contractors and owners answer it with the documentation the county asks for, then prepare, submit and track the permit through Lee County’s online system.
Lee County Community Development handles planning, zoning, permitting and inspections for the unincorporated areas of the county. Incorporated cities and towns handle permits inside their own limits. Cape Coral runs its own Permitting Services Division, and the Town of Fort Myers Beach has its own Building Division with a separate online portal. Other incorporated communities also have their own processes.
Because a Fort Myers mailing address does not always mean the City of Fort Myers, we verify the actual jurisdiction of the parcel before preparing a submittal.
For unincorporated Lee County, permits are handled through the eConnect Citizen Access Portal, the county’s Accela-based online system. It covers more than building permits. Through eConnect, applicants can:
Contractors must complete county registration and submit their agreements before they can be attached to a permit in eConnect. That step trips up out-of-area contractors who are new to Lee County, so we check it before submittal.
Lee County’s flood rules apply to homes and businesses in the Special Flood Hazard Area that are not flood compliant. The county defines compliance by “freeboard”: the FEMA Base Flood Elevation plus one foot, for both the structure and its mechanical equipment, such as HVAC units and water heaters. If a building already meets that standard, the 50% rule does not apply, and an elevation certificate can be used to show it. The county asks applicants to contact staff before buying a new certificate.
When a project is close to the 50% threshold, the county requires a detailed cost breakdown. Based on the county’s published instructions, that package includes:
A contractor’s affidavit from the licensed contractor pulling the permit, plus an owner’s affidavit when the owner is acting as owner-builder.
Line items for structural, finish and utility work, each backed by quotes, bids or receipts. Labor must reflect current local market rates, including for owner-builders doing their own work.
Signed and dated bids for any subcontracted labor and materials included in the estimate.
Items such as landscaping, fences, pools, sheds, detached garages, docks, driveways, plans, survey costs, permit fees and debris removal are excluded from the calculation.
Fort Myers Beach also says it continues to enforce the 50% rule during plan review, since much of the island is in the flood hazard area.
In our experience, substantial improvement reviews are the biggest source of back-and-forth. Typical problems include estimates without backup for each line, labor priced below local rates, missing notarizations, and work added mid-project that changes the percentage. Outside of flood reviews, delays often come from unregistered contractors, mismatched product approvals, and permits filed with the county for addresses that sit inside a city.
Fast Pass Permits has no contractor license and does not pull permits under its own license. We work on behalf of the licensed contractor or owner, and we can refer you to a licensed contractor if you need one.
More: residential permit expediting, commercial permit expediting, open and expired permits, Florida permit expediting.
Lee County has 6 municipalities, plus unincorporated Lee County, which is permitted by the county through eConnect. We handle permits in all of them:
No. In unincorporated Lee County it applies to structures in the Special Flood Hazard Area that sit below freeboard (Base Flood Elevation plus one foot). A compliant structure is not subject to it.
The county requires current local market rates, including for owner-builders who do the work themselves. Underpriced labor is a common reason estimates are sent back.
No. Cape Coral has its own Permitting Services Division. Lee County handles unincorporated areas.
Yes, after completing Lee County contractor registration and agreements. We check that status before submitting.
Yes. Our permit research and due diligence service reviews permit records before you commit.
Share the address and scope. We will check jurisdiction and flood status and give you a flat rate upfront.