Florida private provider plan review and inspections

Florida law lets owners and contractors hire a licensed private provider for building plan review, inspections, or both. Here is how it works and how to get started.

Last reviewed: October 18, 2026. This page is general information, not legal advice. Forms, fees, and rules change, so confirm current requirements with the building department that will issue your permit.

What is a private provider?

Section 553.791 of the Florida Statutes lets a fee owner, or the owner's contractor with the owner's written authorization, hire a private provider to review plans, perform required building code inspections, or do both. The private provider works for the owner rather than for the local building department, which can help projects keep moving when permitting and inspection queues are long.

A private provider's work covers compliance with the Florida Building Code and any local technical amendments. It does not replace the building permit: the local building department still issues the permit and the certificate of occupancy or completion.

Who can serve as a private provider

A private provider must be a licensed building code administrator under part XII of chapter 468, an engineer licensed under chapter 471, or an architect licensed under chapter 481. Providers may only perform services within the disciplines their licenses cover, and a private provider may not perform services on a building that it or its firm designed or constructed.

For inspections of additions or alterations of 1,000 square feet or less to residential buildings, a person who holds a standard certificate under part XII of chapter 468 may also serve.

How the process works

Hire a private provider. The fee owner, or the contractor with the owner's explicit written authorization, contracts with a private provider for plan review, inspections, or both.
Notify the building official. Written notice is due at permit application, or by 2 p.m. local time, two business days before the first inspection the local building official had scheduled. It names the services, the provider and firm, and license numbers, and includes the required acknowledgment form.
Plan review and affidavit. When the private provider reviews plans, the provider certifies compliance with the Florida Building Code and local amendments in an affidavit submitted with the permit application. The local official may not re-review plans the provider found compliant, except for local ordinances, floodplain requirements, site review, and unrelated administrative or life-safety review.
Inspections and records. The private provider performs the required inspections and keeps records. Each county sets its own rules for scheduling inspections and submitting results.
Certificate of compliance. After the final inspection, the provider issues a certificate of compliance. The local building official then issues the certificate of occupancy or completion, or gives written notice of incomplete items, within the timeframes set in the statute (generally 10 business days).

What private providers must carry

Private providers must carry professional liability insurance for the services they perform. For projects with a construction cost of $5 million or less, the minimum is $1 million per occurrence and $2 million in the aggregate. Above $5 million, it is $2 million per occurrence and $4 million in the aggregate. The insurer must be authorized to do business in Florida with at least an A rating from A.M. Best, and a certificate of insurance goes to the local building official before work begins.

What private providers do not cover

Fire prevention and fire safety codes adopted under chapter 633 are outside the statute's definition of applicable codes.
Zoning, land use, environmental, and site review stay with the local government.
Inspections by other county departments, such as right-of-way, zoning, or fire, may still need to be scheduled directly with the county.

Local requirements in Southwest Florida

Each county adds its own registration, forms, and scheduling rules on top of the statute. Start with the county that will issue your permit, and check whether a city inside the county runs its own building department.

How CodeSure can help

CodeSure provides third-party plan review and inspection services. Our team includes Florida Building Code Administrator (Building Official) licensure, ICC Certified Plans Examiner and ICC commercial and residential inspector credentials across all disciplines, and Florida licensure for coastal and floodplain construction inspection.

Whether CodeSure can serve as the private provider on a particular project depends on the disciplines the project needs, the licenses involved, and local registration requirements. Tell us about your project and we will confirm the right scope before you commit to anything.

Frequently asked questions

What is a Florida private provider?

A private provider is a licensed building code administrator, engineer, or architect hired by a fee owner, or by the owner's contractor with the owner's written authorization, to review plans, perform required inspections, or do both under section 553.791, Florida Statutes.

Do I still need a permit from the local building department?

Yes. A private provider does not replace the building permit. The local building department still issues the permit and the certificate of occupancy or completion.

Does a private provider review cover the fire code?

No. The fire prevention and fire safety codes adopted under chapter 633 are outside the statute's definition of applicable codes, so they remain with the local fire authority.

Can a private provider work on a building it designed or built?

No. A private provider may not perform services on a building that it or its firm designed or constructed.

How much insurance does a private provider need?

Professional liability coverage is required. For projects with a construction cost of $5 million or less, the minimum is $1 million per occurrence and $2 million in the aggregate. Above $5 million, it is $2 million per occurrence and $4 million in the aggregate.

When do I notify the local building official?

Written notice is due at permit application, or by 2 p.m. local time, two business days before the first inspection the local building official had scheduled.

How do I find out whether CodeSure can serve as my private provider?

Call (239) 839-6400 or (239) 839-6401, or use the contact form. Tell us about your project and its location, and we will confirm the right scope.

Sources and official pages

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