Codes, exemptions & field inspections
This guide translates the available agency record into a preconstruction checklist for structural scope, minor work, and inspection release. The adopted code and the issuing official control when a field condition is disputed.
Regulatory framework
Florida Building Code, 8th Edition (2023), with wind design using ASCE 7-22 for projects permitted after December 31, 2023, plus St. Johns County Land Development Code and applicable fire, floodplain, and trade requirements
Inspection lane
Schedule through a private account in the county's Building E-Services or by calling (904) 827-6842. Requests submitted before 7:00 AM are generally performed the same day. A Notice of Commencement must be filed and submitted before inspections for permitted projects exceeding $2,500.
Minor-work playbook
St. Johns County states that permits are required for most improvements before work begins and does not publish a broad cosmetic exemption list on the reviewed Building Department page. Confirm whether a specific repair is exempt before starting work.
Field rule
A permit exemption generally addresses one narrow construction trigger. It does not automatically waive zoning, land-use, floodplain, shoreline, fire, energy, electrical, utility, septic, or right-of-way requirements. Obtain written confirmation when the project involves a new structure, structural alteration, change in occupancy, or concealed work.
Inspection pipeline
Request with lead time
Schedule through a private account in the county's Building E-Services or by calling (904) 827-6842. Requests submitted before 7:00 AM are generally performed the same day. A Notice of Commencement must be filed and submitted before inspections for permitted projects exceeding $2,500.
Preserve access
Do not cover framing, reinforcement, wiring, piping, damp-proofing, or life-safety work until the required inspection has been completed and documented.
Close the record
Retain the approved plans, inspection approvals, correction responses, and final certificate or occupancy release with the property file.
Contractor verification
Use the state licensing system to verify active registration, trade credentials, bond status, and liability coverage where available. Match the legal business name to the proposal and permit application.
Planning reference
A building permit is only one part of statutory compliance. Check the local zoning, ordinance, map, or land-use reference before finalizing setbacks, height, lot coverage, access, drainage, or accessory structure placement.
Open planning reference ↗Source trail
Use these direct agency or licensing links to confirm current instructions before you file, pay, or schedule work. External pages control if their information differs from this directory.
Project questions
This record is marked Municipal Fallback. Confirm whether a city, state agency, or other local authority controls the parcel before filing.
Begin with the online permit gateway listed in the application guide. If the portal does not recognize the address or project type, contact Building Permits (904) 827-6800; Contractor Licensing (904) 827-6820; inspections (904) 827-6842.
N/A; permits remain valid for six months from issuance or the last approved inspection, with possible 90-day extensions by written request.
Schedule through a private account in the county's Building E-Services or by calling (904) 827-6842. Requests submitted before 7:00 AM are generally performed the same day. A Notice of Commencement must be filed and submitted before inspections for permitted projects exceeding $2,500.
Florida Building Code, 8th Edition (2023), with wind design using ASCE 7-22 for projects permitted after December 31, 2023, plus St. Johns County Land Development Code and applicable fire, floodplain, and trade requirements St. Johns County states that permits are required for most improvements before work begins and does not publish a broad cosmetic exemption list on the reviewed Building Department page. Confirm whether a specific repair is exempt before starting work.
Field sequencing matters
Code compliance is not only a plan-review exercise. Footings, reinforcement, framing, fireblocking, wiring, piping, insulation, weather protection, and life-safety systems each have points where the work must remain accessible. Build the inspection calendar into the trade schedule instead of treating it as a final administrative step.
When a project qualifies for a narrow minor-work exemption, keep a written explanation of why it qualifies and confirm that related zoning, utility, fire, energy, or environmental rules do not create a separate approval requirement.
Closeout file
Keep the approved plan set, inspection approvals, correction responses, contractor license verification, final certificate, and any occupancy release together. A clean record protects the owner, builder, lender, insurer, and future buyer.