Gulf Stream building permits
Building services: Palm Beach Highland Beach
The 9th Edition (2026) of the Florida Building Code takes effect Dec 31, 2026: applications submitted from that day must comply with it.
Roof replacement / re-roof
What to submit
- Product approval (Miami-Dade NOA / Florida FL#) Florida
- Permit application County
Depends on your job
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
- Construction plans / drawings
- Special inspector form
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Forms we fill for you
- Building permit application the town's own form
Fee for a $24,000 job: about $541 Fee Schedule Effective October 1 2026 (PDF) · effective 2026-10-01 to 2027-09-30
Window and exterior door replacement
What to submit
- Product approval (Miami-Dade NOA / Florida FL#) Florida
- Permit application County
- Construction plans / drawings City
Depends on your job
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
- Manufacturer specifications / cut sheets
- Special inspector form
- Load / energy calculations
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Limits
| Design wind speed | 170 mph Vult |
Forms we fill for you
- Building permit application the town's own form
Fee for a $18,000 job: about $406 Fee Schedule Effective October 1 2026 (PDF) · effective 2026-10-01 to 2027-09-30
Hurricane shutters / storm panels
What to submit
- Product approval (Miami-Dade NOA / Florida FL#) Florida
- Permit application County
- Wind load calculations (design pressures) City
Depends on your job
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
- Construction plans / drawings
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Forms we fill for you
- Building permit application the town's own form
Fee for a $8,000 job: about $180 Fee Schedule Effective October 1 2026 (PDF) · effective 2026-10-01 to 2027-09-30
Garage door replacement
What to submit
- Product approval (Miami-Dade NOA / Florida FL#) Florida
- Permit application County
- Window / door opening schedule City
- Wind load calculations (design pressures) City
Depends on your job
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
- Construction plans / drawings
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Forms we fill for you
- Building permit application the town's own form
Fee for a $4,500 job: about $154 Fee Schedule Effective October 1 2026 (PDF) · effective 2026-10-01 to 2027-09-30
A/C changeout (like for like)
What to submit
- Permit application County
- A/C replacement data form Building dept.
- AHRI certificate Building dept.
- Product approval (Miami-Dade NOA / Florida FL#) Building dept.
Depends on your job
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
- Construction plans / drawings
- Survey (signed & sealed)
When the job value is over $15,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Limits
| A/C unit distance to the property line | 12 ft to 15 ft Minor accessory structures (mechanical equipment, sheds up to 300 sq ft and 18 ft, pools; Sec. 70-51): interior side 12 ft in Gulf Stream Core, North/South and Place au Soleil, 15 ft in Ocean West and Beachfront; rear 15 ft; 20 ft from water connected to... |
| A/C unit distance to the rear line | 15 ft Rear interior/beach 15 ft (beachfront: or the CCCL). Minor accessory structures (mechanical equipment, sheds up to 300 sq ft and 18 ft, pools; Sec. 70-51): interior side 12 ft in Gulf Stream Core, North/South and Place au Soleil, 15 ft in Ocean West and... |
Forms we fill for you
- Building permit application the town's own form
Water heater
What to submit
- Permit application County
Depends on your job
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
- Construction plans / drawings
- Water heater replacement data form
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Forms we fill for you
- Building permit application the town's own form
Fence / gate
What to submit
- Site plan (or survey) Florida
- Permit application County
Depends on your job
- Survey (signed & sealed)
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
- Construction plans / drawings
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Limits
| Maximum fence height, side and rear | 6 ft to 8 ft Walls/fences along side and rear lines not visible from the street, outside the front setback, measured from lowest adjacent grade; any wall or fence over 8 ft prohibited; over 6 ft prohibited in Core, North/South, Place au Soleil; over 4 ft prohibited... |
| Maximum fence height, front yard | 4 ft to 8 ft Fences between the street and the minor accessory setback line or visible from roadways, measured from lowest adjacent grade; Place au Soleil allows 6 ft open aluminum picket with landscaped barrier, not beyond the front of the building. By zoning... |
Forms we fill for you
- Building permit application the town's own form
Fee for a $6,000 job: about $154 Fee Schedule Effective October 1 2026 (PDF) · effective 2026-10-01 to 2027-09-30
Shed / accessory storage structure
What to submit
- Site plan (or survey) Florida
- Permit application County
Depends on your job
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
- Construction plans / drawings
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Limits
| Shed setback, side | 12 ft to 15 ft Minor accessory structures (mechanical equipment, sheds up to 300 sq ft and 18 ft, pools; Sec. 70-51): interior side 12 ft in Gulf Stream Core, North/South and Place au Soleil, 15 ft in Ocean West and Beachfront; rear 15 ft; 20 ft from water connected to... |
| Shed setback, rear | 15 ft Minor accessory structures (mechanical equipment, sheds up to 300 sq ft and 18 ft, pools; Sec. 70-51): interior side 12 ft in Gulf Stream Core, North/South and Place au Soleil, 15 ft in Ocean West and Beachfront; rear 15 ft; 20 ft from water connected to... |
| Maximum shed area inside the house setbacks | 300 sq ft A shed over 300 sq ft or 18 ft tall must meet the house setbacks. |
| Maximum shed height inside the house setbacks | 18 ft |
Forms we fill for you
- Building permit application the town's own form
Fee for a $7,000 job: about $158 Fee Schedule Effective October 1 2026 (PDF) · effective 2026-10-01 to 2027-09-30
Generator / LP tank
What to submit
- Survey (signed & sealed) County
- Load / energy calculations County
- Permit application County
Depends on your job
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
- Construction plans / drawings
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Limits
| Generator distance to the property line | 7 ft to 15 ft Accessory (minor) setbacks: interior side 12 ft (Core, North/South, Place au Soleil) or 15 ft (Ocean West, Beachfront), rear 15 ft; a generator rated 66 dB(A) or less may be 7 ft from any line when those can't be met. |
| Screening around the generator | Required (wall, fence or hedge) Completely, from the street and the neighbors, e.g. a concrete wall and a hedge around it |
Forms we fill for you
- Building permit application the town's own form
Fee for a $14,000 job: about $316 Fee Schedule Effective October 1 2026 (PDF) · effective 2026-10-01 to 2027-09-30
Swimming pool / spa (new)
What to submit
- Construction plans / drawings Florida
- Permit application County
- Pool barrier / safety feature form County
- Survey (signed & sealed) City
- Manufacturer specifications / cut sheets City
Depends on your job
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Limits
| Pool setback, side | 12 ft to 15 ft In-ground pools and spas are minor accessory structures. Minor accessory structures (mechanical equipment, sheds up to 300 sq ft and 18 ft, pools; Sec. 70-51): interior side 12 ft in Gulf Stream Core, North/South and Place au Soleil, 15 ft in Ocean West... |
| Pool setback, rear | 10 ft to 15 ft 10 ft to the water's edge in Place Au Soleil Addition No. 2; 15 ft elsewhere. |
Forms we fill for you
- Building permit application the town's own form
Fee for a $60,000 job: about $1,353 Fee Schedule Effective October 1 2026 (PDF) · effective 2026-10-01 to 2027-09-30
Solar PV
What to submit
- Permit application County
Depends on your job
- Photos
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
- Construction plans / drawings
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Forms we fill for you
- Building permit application the town's own form
Fee for a $28,000 job: about $631 Fee Schedule Effective October 1 2026 (PDF) · effective 2026-10-01 to 2027-09-30
Driveway / pavers / walkway / approach
What to submit
- Site plan (or survey) Florida
- Permit application County
Depends on your job
- Encroachment / hold-harmless agreement
- Lot coverage / impervious area calculation
- Survey (signed & sealed)
- Product approval (Miami-Dade NOA / Florida FL#)
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
- Construction plans / drawings
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Forms we fill for you
- Building permit application the town's own form
Fee for a $9,000 job: about $203 Fee Schedule Effective October 1 2026 (PDF) · effective 2026-10-01 to 2027-09-30
Interior remodel / alteration (incl kitchen/bath/flooring)
What to submit
- Construction plans / drawings Florida
- Permit application County
Depends on your job
- Contractor license / registration
- Signed contract / cost estimate
- Asbestos survey / notice
When the job value is over $5,000, a Notice of Commencement must be recorded, posted at the job and a copy filed with the building department before the first inspection (F.S. 713.135).
Forms we fill for you
- Building permit application the town's own form
Fee for a $25,000 job: about $564 Fee Schedule Effective October 1 2026 (PDF) · effective 2026-10-01 to 2027-09-30
Uploading files
- All electronic submittals must be in Portable Document Format (PDF). Electronic Document Submittal Standards (PDF)
- PDF authoring tools should be set to Vector not Raster. Electronic Document Submittal Standards (PDF)
- The file size for any single PDF submitted must not exceed 50 MB. Electronic Document Submittal Standards (PDF)
- Ensure all layers are flattened in the authoring program prior to export and submittal. Scanned documents are inherently flattened. Electronic Document Submittal Standards (PDF)
- Permit submittals, which require the signature of a licensed design professional, may be submitted electronically, provided the signed document is submitted as a “flattened” PDF such that all layers of text, graphics, and content are merged Electronic Document Submittal Standards (PDF)
- Orient all sheets so the top of the page is always at the top of the computer screen (right side up). Electronic Document Submittal Standards (PDF)
- A 5” x 5” space shall be left blank in the bottom right-hand corner of the first sheet/cover sheet of the drawings for City of Richland approval stamps. Electronic Document Submittal Standards (PDF)
- A 2” x 1.5” space shall be left blank on all subsequent pages. Electronic Document Submittal Standards (PDF)
- The minimum sheet size is 11”x17” for residential applications and 22”x34” for commercial applications. Maximum sheet size is 24”x36”. Electronic Document Submittal Standards (PDF)
- Scanning must be done at a minimum of 150 dpi and a maximum of 300 dpi to balance legibility and file size. Electronic Document Submittal Standards (PDF)
- No, documents submitted in any manner that prevents the City from completing the review and permit issuance process, including but not limited to submitting documents that are locked, may result in additional review time and/or permitting d Electronic Document Submittal Standards (PDF)
- Submittals should be named as follows. Submittals that are not named with correct standard may be returned. • Each subsequent review submittal should be named as listed in the correction letter. ADDRESS#_STREET_File Name as shown below: Electronic Document Submittal Standards (PDF)
- All uploads MUST be in PDF format. Permit Application General Checklist (PDF)
- Section 7.5 — Document Format • Submitted as a PDF document Private Provider Inspections Procedure (PDF)
Built from the building department's own checklists, forms and fee schedules, the county rules and Florida law. Rules change: confirm with the building department before you submit.