Planning a kitchen or bathroom remodel in Port St. Lucie and unsure how permits work? You are not alone. Between city and county rules, e‑permitting, and inspections, it can feel like a maze. This guide walks you through what to expect, how to prepare a clean submission, and how to avoid open‑permit issues that can derail a future sale. Let’s dive in.
Confirm your jurisdiction first
Before you draw plans or hire a contractor, confirm whether your property is inside the City of Port St. Lucie or in unincorporated St. Lucie County. Permit rules, online portals, fees, and review timelines differ between the two. Use a local GIS or tax parcel lookup to verify the jurisdiction tied to your address.
This step matters for buyers and sellers too. Open or unfinaled permits are commonly flagged by title companies and lenders. Making sure the right jurisdiction issued final approval protects your closing timeline and your budget.
What typically needs a permit
Kitchen and bath projects often include multiple trades. The Florida Building Code governs structural, electrical, plumbing, mechanical, and energy items that local building divisions enforce. Work that changes structure, moves plumbing or electrical, modifies HVAC or exhaust, or adds gas service typically requires permits and inspections.
Start with a quick pre‑application check. Clarify whether your scope is cosmetic replacement or involves relocation or structural changes. Your contractor should confirm permitting needs for your exact scope before work begins.
How e‑permitting works
Most projects follow a predictable path through the city or county portal:
- Pre‑application check to confirm scope and permit type.
- Online application with required documents and fee payment.
- Plan review for code compliance and any reviewer comments.
- Resubmittal to address corrections until approved.
- Permit issuance. The permit must be posted on site.
- Inspections at key stages scheduled online or by phone.
- Final approval and permit closure. Final documents are available in the portal or by request.
Expect automated status emails, online fee viewing, and access to issued permits and inspection results in the portal. Portal names and features vary by jurisdiction, so review the current instructions on your city or county site.
Documents you will need
Most kitchen and bath permits include two sets of materials: administrative and construction documents.
Administrative basics:
- Permit application listing the owner or licensed contractor as applicant
- Contractor’s Florida license and any local registration
- Contractor insurance certificates for liability and workers’ comp when applicable
- Owner authorization if the contractor applies on your behalf
- Subcontractor list when trades are subbed
Construction documents by scope:
- Clear scope of work summary
- Scaled floor plan showing existing and proposed layouts for walls, fixtures, outlets, and appliances
- Structural drawings and calculations sealed by a Florida engineer or architect if you alter load‑bearing elements
- Electrical diagram for new circuits, panel changes, or a subpanel
- Plumbing riser or fixture count for relocated lines or added fixtures
- Mechanical details for HVAC or exhaust changes such as range hoods and bath fans
- Energy compliance documentation if your scope triggers the Florida energy code
- Manufacturer installation specs for equipment such as water heaters and cooktops when required
If your design changes structure or roof framing, plan on sealed drawings from a licensed engineer or architect. This reduces review cycles and surprises during inspection.
Inspections to expect
Inspection types depend on scope, but many kitchen and bath remodels include:
- Demolition inspection for larger demo when required
- Plumbing inspections for underground, rough, and final
- Electrical rough, service or panel if modified, and final
- Mechanical rough and final for HVAC or exhaust work
- Structural or framing inspection before insulation and drywall when framing is changed
- Insulation inspection before drywall when insulation is added or replaced
- Gas rough and final if you install gas piping or appliances
- Final inspection that confirms work meets code and matches approved plans
Schedule inspections through the portal or by phone. Have the permit placard posted and the work area accessible. Results typically show as Pass, Fail with corrections, or Partial Pass. Re‑inspections may add time and fees, so make sure the job is ready.
Timeline and planning tips
Plan review times vary by scope and workload. As general guidance:
- Minor non‑structural remodels often review in several business days to about 2 weeks
- Moderate remodels with relocated plumbing or electrical often review in 1 to 3 weeks
- Structural or complex multi‑trade projects can take 2 to 6 weeks or more and may need multiple resubmittals
Once issued, inspections run alongside construction. Final approval can follow within days to a few weeks after completion depending on availability and re‑inspection needs. Add a time buffer. For typical kitchen or bath remodels, allow 30 to 60 days beyond a contractor’s build estimate for permitting steps. For structural or larger projects, plan for 60 to 120 days or more.
Avoid open‑permit issues at closing
Open or expired permits can delay or block a closing. They also raise buyer concerns and can affect valuation. If you plan to sell within the next few years, keep a clean permit file.
- Before listing, pull your permit history from the relevant building division.
- Keep copies of final inspection reports and the permit closure or certificate of completion.
- If you discover an open permit, get the status and work with your contractor to finish inspections and close it.
- If prior work was done without permits, consult a licensed contractor or design professional about after‑the‑fact permitting and remediation. Expect plan review and fees.
Buyers should request the same documents during due diligence. Final approvals from the local building division help reduce risk for title and lender underwriting.
Hire a contractor who knows PSL
The right contractor will control the permit path and protect your timeline. Use this checklist and interview guide.
Verify credentials:
- Active Florida contractor license for relevant trades through the state licensing agency
- Any required local registration
- Current liability and workers’ comp insurance
- References for permitted and finaled remodels in Port St. Lucie or St. Lucie County
Ask direct questions:
- Will you pull all required permits under your license?
- What is a typical review and correction cycle with the City of Port St. Lucie or St. Lucie County?
- Who is my point of contact for permit questions and inspections?
- How do you handle reviewer corrections and resubmittals?
- Will you give me copies of the issued permit and final inspection report when the job closes?
- Are permit fees and re‑inspection costs included, or billed separately?
- Can you handle after‑the‑fact permitting if work has already been done?
Watch for red flags:
- Suggesting you skip permits
- No local references or examples of closed permits
- Large cash demands up front without clear language on permits and inspections
Put good practices in the contract:
- Contractor will obtain permits, schedule inspections, correct code issues, and secure final sign‑offs
- Timeline accounts for permit lead times and how delays are handled
- Final payment tied to closed permits or an agreed remedy
Action plan to get started
Immediately:
- Confirm whether your address falls under the City of Port St. Lucie or St. Lucie County
- Call or review your building division’s permitting page for current submittal checklists
During planning:
- Have your contractor prepare a permit‑ready package with scope, plans, specs, license, and insurance
- Engage a Florida‑licensed engineer or architect early if structural changes are expected
- Budget time and money for reviewer comments and resubmittals
Before listing a home:
- Pull the complete permit record and close any open permits
- Gather final inspection reports, closure certificates, as‑builts if available, and receipts
Remodeling should improve your day‑to‑day life and your property’s market readiness. With a clear plan, experienced contractor, and the right documents, you can move from design to final approval with fewer surprises. If you are weighing a remodel ahead of a sale or purchase, connect for local guidance tailored to your timeline and goals. Request a Free Home Valuation or Schedule a Market Consultation with Unknown Company.
FAQs
Do Port St. Lucie kitchen or bath updates always need permits?
- Permit needs depend on scope. Cosmetic replacements may be simple, but relocating plumbing, changing electrical, modifying structure, adding gas, or altering exhaust typically triggers permits. Confirm requirements with your building division before starting.
How long does kitchen remodel plan review take in PSL?
- Minor non‑structural scopes often review in several business days to about 2 weeks. Moderate projects commonly take 1 to 3 weeks. Structural or complex scopes can take 2 to 6 weeks or more.
What happens if work was done without a permit in St. Lucie County?
- Expect to address it before closing. Many jurisdictions allow after‑the‑fact permits, but you will go through plan review, pay fees, and complete inspections. A licensed contractor or design professional can help bring the work into compliance.
Who should pull the permit, the homeowner or contractor?
- Best practice is for a licensed contractor to pull required permits under their license. This clarifies responsibility for plan submittals, inspections, and final sign‑offs.
How do open permits affect selling my home?
- Title companies and lenders often require open permits to be closed or escrowed. Open permits can delay closing, lower buyer confidence, and impact value. Pull records early and secure final approvals before listing.
