Do you need a permit to replace windows or doors in Brevard County, Florida?

Yes. Brevard County requires a permit to install or replace exterior doors, windows, garage doors, and hurricane shutters on a one- or two-family home in unincorporated areas of the Space Coast.

Replacing windows is one of the most common upgrades for Space Coast homeowners, and one of the most common sources of paperwork surprises. A buyer finds new windows during an inspection and asks whether they were permitted. A seller replaces a sliding door the week before listing and does not realize a permit was part of the job.

This guide covers what Brevard County's Planning and Development department lists for window and door permits, what documents are needed, what it costs, and how to check a home's history before you buy in Melbourne, Viera, Merritt Island, Titusville, or anywhere else in Brevard County.

What Work Needs a Permit in Brevard County?

According to Brevard County, a permit is required for installing or replacing exterior doors, windows, garage doors, or hurricane shutters on a one- or two-family residence. A door between living space and a garage is also on the list. The county's page lists no general exemptions, so assume that swapping a window, even a like-for-like replacement, starts with a permit application.

One boundary to understand: the county's building permit pages cover unincorporated areas of Brevard County. If your home is inside a city, the city's building department handles the permit, so confirm the right office before work begins.

Who Can Pull the Permit?

The county lists these license types as eligible for the residential doors, windows, and shutters permit, each limited to the scope of their license:

  • Building Contractor and General Contractor
  • Residential Contractor
  • Window and Door Contractor
  • Glass-Glazing Contractor
  • Garage Door Contractor
  • Storm Shutter Contractor
  • Special Structure Aluminum Contractor

Homeowners can act as their own contractor under Florida's owner-builder exemption, but Brevard County says they must appear in person to submit the application under Florida Statute 489.103 and file an Owner Builder Application for Contractor Exemption. The statute describes the exemption as covering work on a one- or two-family residence for the owner's own use, not offered for sale or lease. It also says that selling or leasing the structure within one year after completion creates a presumption that the work was done for sale or lease, which is worth knowing if you are renovating before a move.

What Documents Does Brevard County Require?

Document When it applies
Application for Building Permit Not required if a licensed contractor submits online
Owner Builder Application for Contractor Exemption Owner/builders only
Notice of Commencement Required if job value exceeds $5,000
Product approval information Product Approval Summary Sheet, or Florida Product Approval details and manufacturer installation instructions for each product
Floor plan Identifies where each product will be installed

The Notice of Commencement has to be recorded with the Clerk of Courts, uploaded, and approved by Planning and Development before inspections can be scheduled. On a whole-house window replacement in Brevard County, the job value can pass $5,000 quickly, so this step is easy to overlook.

What Is Florida Product Approval?

Windows, doors, and shutters sold for use in Florida have to be approved for the state's building code. The Florida Building Code Online site, run by the Florida Department of Business and Professional Regulation, includes a Product Approval section where you can find a product or application. When your contractor submits a permit in Brevard County, the product approval details for each window or door go with it. If you are buying a home, asking to see the product approval and permit for existing windows is a reasonable request.

What Does a Window or Door Permit Cost in Brevard County?

The county lists these fee components, with a note that they are estimates and individual projects vary:

  • Application processing fee: $25.00 at submittal
  • Unlicensed contractor activity enforcement: $10.00 at submittal
  • Building code review: $75.00 for the first $1,000 of job value, plus $3.25 per additional $1,000 or portion
  • State surcharges: 1.5% of building code fees (or $2.00 minimum) and 1% of building code fees (or $2.00 minimum)

For example, a $9,000 window job would have a code review fee of $75.00 plus 8 additional $1,000 increments at $3.25, which comes to $101.00 before the other fees. The permit fee is small next to the cost of the windows, but the paperwork is what protects the next owner.

How Should Buyers and Sellers Handle Windows and Doors?

Sellers on the Space Coast should gather the permit, the final inspection record, and the product approval or warranty paperwork for any window, door, or shutter work, and have it ready when buyers ask. Buyers should compare the window age on the inspection report against what the seller discloses, then look up the permit history. If a replacement was done without a permit, ask your agent and the building department what it would take to close it out before you are under contract.

FAQ

Do I need a permit to replace one window in Brevard County?

The county's page states a permit is required to install or replace exterior windows and doors on a one- or two-family home and lists no general exemption. Contact the building department for your specific situation.

Can I replace my own windows in Brevard County?

Owner/builders may pull the permit, but must appear in person, submit the exemption application, and follow Florida Statute 489.103.

Where do I confirm a window is approved for Florida?

Use the Product Approval section of the Florida Building Code Online site to look up a product or application.

Sources: Brevard County Residential Doors/Windows/Shutters Permit, Florida Building Code Online: Product Approval, and Florida Statutes s. 489.103.

My partner Nichole and I got your back. Reach out anytime at (321) 212-7676 or www.livingspacecoast.com.