FAQs

• What does the Building Inspection Division do?

  The City of Lakeland's Building Inspection Division is dedicated to maintaining the safety of homeowners and businesses in Lakeland. We review and approve building plans, issue permits, and conduct inspections on residential and commercial construction projects within the city limits of Lakeland to ensure compliance with the minimum standards, pursuant to the Florida Building Code. This enforcement ensures the health, safety and welfare of Lakeland's citizens.

• What are the hours of the Building Inspection Division?

  The department is open Monday-Friday from 8:00am to 5:00pm. The department can be reached by phone at 863-834-6012 or by email at buildinginspection@lakelandgov.net.

• What are the construction codes used by the City of Lakeland?

  As of June 1, 2026, the current codes in use are the Florida Building Code 8^th Edition 2023, the National Electrical Code 2020, and the Florida Fire Prevention Code 8^th Edition 2023.

• Do I need a permit?

  The Florida Building Code requires a Building Permit to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any impact resistant coverings, electrical, gas, mechanical or plumbing system, the installation of which is regulated by The Florida Building Code, latest edition.

  Permits are required for the following work:  (Please note this list is not exhaustive. Always call prior to commencement of any construction project to verify whether a permit is required.)

  • Construction or demolition of any building or structure regardless of size 

  • Remodels/Alterations
  • Electrical
  • Plumbing
  • Mechanical
  • Roof
  • Gas
  • Driveways
  • Carports
  • Porches/Screen Rooms
  • All foundation remediation work
  • Irrigation Systems 
  • Tents for Public assembly or use, with or without electrical service 
  • All storage buildings (Storage shed not attached to primary structure - Permit required if over 5 feet tall and exceeding 250 cu feet. If either area or height is exceeded, a permit is required. This includes sheds and other accessory structures such as carports, garages, workshops, etc.)
  • Screening of any space that requires structural or infill framing to be added
  • Swimming Pools
  • Retaining walls required for structural support, protection or erosion 
  • Decorative masonry/retaining walls
  • Commercial and Residential docks, piers, seawalls, boathouses and boat ramps
• What type of projects do not require a permit?

  Building

  • Painting  (Painting of commercial buildings within the Lakeland Downtown Development Authority boundary and historic districts MUST have Design Review approval prior to painting.)
  • Carpeting/Flooring
  • Replacing cabinets
  • Residential wheelchair ramp (permit not required, please follow ADA guidelines for construction and contact Planning and Zoning for setback requirements. Commercial wheelchair ramps do require a permit)
  • Minor roof shingle repair - less than 25 square feet total

  Electrical

  • Replacing existing:
  • Replacement of light fixtures
  • Ceiling fan replacement 
  • Cover plates

  Plumbing

  • Stopping of leaks
  • Clearing drain stoppages, provided such repairs do not involve or require the replacement/rearrangement of valves or pipes
  • Replacing faucets

  Mechanical

  • Replacement of any part within a single piece of equipment
  • Connection of portable equipment such as
  • Portable heating appliances
  • Portable ventilation equipment
  • Portable cooling unit
• Can I apply for a permit exemption?

  Effective July 1, 2026, local governments must exempt owners of single-family dwellings, or their licensed contractors, from obtaining a building permit for qualifying work valued under $7,500. This $7,500 threshold includes total project cost – both materials and labor combined. A project may not be split into smaller portions permit applications to avoid the threshold. Plans examiners must flag any suspicious project segmentation for review by management.

   

  An exemption is not available for any of the following:

   

  • Work on a property that is partially or entirely location in a flood hazard area as defined by the Florida Building Code.
  • Any Electrical, Plumbing, Mechanical, Gas, or Structural work.
  • Commercial properties, multi-family properties, or non-single-family dwellings.
• What is the general permitting process?

  • For information on our permitting process, please see Permitting Step-by-Step.

• Is my address within the city limits of Lakeland?

  You can check to see if an address falls within the city limits using our Address Lookup tool. If the address is inside the city limits, all permitting is done by the City of Lakeland. If the address is outside the city limits, all permitting is done by the Polk County Building Department.

• My address is within an Historic District. Does that make a difference?

  If your address is within one of Lakeland’s Historic Districts, there may be additional guidelines that must be followed regarding construction or any changes to your property, along with an additional review during the permitting process. Please contact the Historical Preservation Planner for information and guidance.

• What is an Express Permit?

  Information on our Express Permitting can be found here:  Express Permitting | City of Lakeland

• Can I apply for a permit myself as a homeowner?

  Florida State Statute 489 requires construction to be performed by a properly licensed contractor. The provisions of FS 489.103 provide an exemption to that law for owner-builders to apply for permits themselves, with limitations.

  The following qualifications must be met in order to obtain an Owner-Builder permit:

  Property Ownership

  • The property must be deeded in the owner-builder’s name.
  • The property may not be offered for sale, lease, or rent for a period of one (1) year after the completion of the project.

  Property Use

  • The property must be for the exclusive, full-time use of the owner.

  Homestead Exemption

  • The property must have a Homestead Exemption.

                  *Any exceptions require approval of the Building Official.

  Project Valuation Limits

  • Improvements on single-family or two-family residences have no valuation limits.
  • Improvements for commercial properties may not exceed $75,000.

  If you do not meet any of these qualifications, you would not be eligible for an Owner-Builder permit and would need a licensed contractor to apply for the permit.

• I am a contractor. How do I register with the City of Lakeland to apply for permits?

  In order to register with the City of Lakeland as a contractor, the following documents are needed:

  1. Completed application form (requested via email to buildinginspection@lakelandgov.net)
  2. Copy of state license
  3. Copy of certificate of insurance showing current active liability and workers’ compensation coverages

  All of these documents should be emailed together to buildinginspection@lakelandgov.net. Once registered, you will be provided with additional information via email.

• How can I apply for a permit?

  All permits are applied for online via the iMS permitting system. We are unable to accept any paper permit applications or building plans. In order to apply for a permit in iMS, you will first need to create a User ID and password for the system. Instructions on this step can be found below. Once you have done this and logged in to the system, you simply need to click on “Apply for a Permit” in the Permits section of the iMS home page. You will then choose the type of permit you are applying for and fill in the information requested in the rest of the application. When you are finished, simply click on the green “Submit” button at the bottom of the screen. If you are applying for a permit type that requires building plan review, you will receive an email from our plan review system automatically inviting you to upload your plans and documents for review using the link provided.

• What is iMS?

  iMS is the city’s fully integrated online permitting and inspection system, allowing users to view, apply, schedule inspections, and pay fees for many permits and projects.

• How can I get an account set up in the iMS permitting system?

  Contractors will be set up with an account automatically when they register with the Building Department. You will receive an email with instructions on how to validate your email address in the system. If you are a homeowner who needs to apply for a permit, make a payment, or schedule inspections, you will need to create a User account so you can log in to iMS. You can do that by going to iMS and clicking the “Register as a New User” link in the bottom left corner. After that simply enter the requested information and validate your email address using the link that you will receive in an automatic email from the iMS system.

• What is ePlan ProjectDox?

  ePlan ProjectDox is the city’s plan review system. Building plans and other supporting documents are uploaded to this system to be reviewed by our plans examiners during the permitting process. If the permit type you are applying for requires plan review, you will receive an email from the ePlan ProjectDox system with a link to use to upload your documents.

• Does my permit type require signed and sealed building plans?

  Please see the permits checklists here: Forms & Checklists | City of Lakeland

• How do I submit my building plans for review?

  If the permit type you are applying for requires plan review, you will receive an email from the ePlan ProjectDox system with a link to use to upload your documents. The link will take you to ePlan ProjectDox where you can accept the Upload Task and follow the on-screen instructions to upload your plans and documents. There are also video instructions available on the same page as well.

• What are the requirements for submitting my building plans?

  All documents must be in .pdf format. Plan sheets/drawings must be uploaded separately as one-page per file into the Drawings folder in ePlan ProjectDox. All file names must match the sheet number and title. Other types of documents (site plans, energy calculations, etc.) must be uploaded into the Documents folder, but they can be uploaded as multi-page documents. All plan sheets/drawings must be in landscape format. Engineered plan sheets must be digitally signed and sealed with a third-party verified signature on each sheet. If you have any questions about specific documents you need to submit, please call the Building Inspection Division at 863-834-6012. 

• How can I look up the status of my permit application?

  You can check the status by logging in to the iMS permitting system where you applied for the permit. Click on Search Permits and then enter the permit number when prompted. Across the top of the permit page, under the permit number and permit type you will see a blue Milestone bar. This will tell you the current status of the permit.

• Once my permit application is approved, what happens?

  When the permit application is approved, you will receive an email advising that it is ready for payment. Once you pay the permit fees in the Charges section, the iMS system will automatically issue the permit. The blue Milestone bar at the top of the page will show the status as Issued. You will find a copy of the permit and inspection list in the Files section.

• How much does a permit cost?

  Please see the Permit Fees schedule provided for estimation purposes here: Permit Fees | City of Lakeland. Final permit fees are assessed when all applicable reviews are approved. Fees are subject to change.

• How long is an issued permit valid?

  A residential permit is valid for 1 year from the date of issue or until the effective date of the next Florida Building Code, whichever is later. A commercial permit is valid for 180 days from the date of issue.

   

   

• What is a Notice of Commencement? Do I need one?

  A Notice of Commencement is an official document filed with the Clerk of Courts for the county in which your project is taking place signifying that construction is beginning on a property. The State of Florida requires this form if the job value is over $5,000 (or $15,000 for mechanical permits).

• How can I schedule my inspections?

  Inspections should be scheduled by the applicant – either the general contractor or the owner builder. This can be done by logging into the permit on iMS, calling the inspection scheduling phone line at 863-226-1519, or by text to 877-667-1720.

• Do I need to have any documents available for the inspector?

  Yes, the permit along with all stamped approved plans (if applicable) must be posted at the job site for the inspector.

• I have an issued permit, but I need to make a change to my project/plans. How can I submit a revision?

  If your permit was one of our Express permit types, please email a copy of your completed Revision/Correction form to buildinginspection@lakelandgov.net for review. If your permit type required plan review, please upload a revision narrative along with your revised/corrected plan sheets to ePlan ProjectDox for review.

• My permit expired. Can it be extended?

  Permit extensions can be requested by completing a Building Permit Extension form and emailing it to the specific address listed on the form. Your request will be reviewed for approval. A processing fee may apply.

• How can I obtain a Certificate of Occupancy/Certificate of Completion?

  When all inspections on a permit are completed and approved, a notice will automatically be generated for review for a CO or COC depending on the type of permit. If received during business hours, these are generally completed the same day.

• What is the Building Inspection Division’s refund policy?

  The Building Division may authorize the refunding of permit fees which were erroneously paid or collected through a clerical error on the part of the City.

  The Building Division may authorize the refund of permit fees, with the exception of plan review fees and credit card and/or ACH payment fees, which are non-refundable.

  If work authorized by the permit has commenced, no refunds of permit fees will be made.

  The Building Division shall not authorize the refund of any permit fee, unless a written request for refund is received from the original applicant, within 180 days from the date of the permit’s issuance.

• How can I get building permit records for a specific address?

  Records requests can be made online here:  Public Records Requests | City of Lakeland

• I have questions about what I can build on or do with my property. Who can I speak to?

  You may speak to our Planning & Zoning department by calling 863-834-7526.

• How can I verify that a contractor is properly licensed by the State of Florida?

  Contractors are licensed through the State of Florida Department of Business and Professional Regulation. You can check on the status of a contractor’s license on the DBPR’s website here:  Licensing Portal - License Search.

• I think that someone is doing building work/construction without a permit. Who should I call?

  If you would like to see if a permit has been approved for the work in question, you can contact the Building Division at 863-834-6012. Otherwise, non-permitted work should be reported to the City of Lakeland’s Code Enforcement department at 863-834-6251.