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Osceola Sectional Hero
Administration Building - Community Development Department
 
Phone
(407) 742-0200
 
Address
1 Courthouse Square,
Suite 1100
Kissimmee, FL 34741

Plan Review Services

Plan Review Status

There are several options available to obtain information regarding plan review status during the plan review process. As a general rule, review comments are available to the applicant in one document after all trades have finished their review. The following options are available:

  • Sending an e-mail to the Osceola County automated e-mail server.
  • Connecting to the Interactive Voice Response System IVRS by dialing 407-742-1600.
  • Contacting Roger Edwards Plan Review Supervisor at 407-742-0221 or via e-mail at redw@osceola.org.
  • Calling the Building Office at 407-742-0200.

For detailed information and instructions on our automated services click the InfoLink link to the right.

General Functions

The Plan Review section of the Osceola County Building Office performs the following general functions:

  • Reviewing building plans for compliance with Florida Building and Fire Codes and other Administrative and Statutory Standards. Including plans on electronic format.
  • Providing a comprehensive plan review to encompass different trades as building, mechanical, electrical, plumbing, gas and fire.
  • Assisting design professionals, builders, contractors, homeowners and the public on issues related to building permits, code compliance, rules and regulations.
  • Approving and processing building plans on commercial and residential building permit applications.
  • Processing revisions to plans under review for approval of a building permit and reviewing revisions on permits issued.

For technical questions contact the Plan Review section via e-mail at planreview@osceola.org.

Processing Revisions

Applicants must fill out a transmittal form for revisions in order to submit revisions at the permitting counter. There are two types of revisions:

Revisions to Plans in Response to Plan Review Comments

  • Fill out a transmittal form for revisions.
  • Include a Revised Index Sheet to show all the drawings that have been revised.
  • Submit 3 sets of all revisions in response to the review comments at once.
  • Revised drawings shall include all the changes, clouded and clearly identified with revision dates.
  • Include a transmittal letter with a response to each review comments.
  • Allow at least two weeks for the review process of revisions.

Revisions will be reviewed in the order they are received, Building Office approval will be signed off as soon as the drawings are in compliance with the building code. Building permits issuance will depend on the approval of all departments involved in the permitting process.

After the review process is completed, 2 approved set of drawings will be forwarded to permitting which will be returned to the applicant with the permit.

Revisions to Plans on Permits Issued

  • Fill out a transmittal form for revisions.
  • Include a Revised Index Sheet to show all the drawings that have been revised.
  • Submit 3 sets of revisions to plans on permits issued.
  • Revised drawings shall include all the changes, clouded and clearly identified with revision dates.
  • Include a transmittal letter with a description of all the changes.
  • Allow at least two weeks for the review process of revisions.

After the review process is completed, 2 approved set of drawings will be forwarded to permitting which will be returned to the applicant.

If you need assistance in determining the status of your revision please contact Denise Davis at 407-742-0200 or via e-mail at ddav@osceola.org.

Preliminary Plan Review

Preliminary Plan Review is a service that provides customers with the ability to submit a set of construction drawings without having to complete all the requirements of a building permit application, specifically, is not required to have a contractor. This is a tool that owners, representatives, and design professionals may utilize to save time during the process of completing documents for permitting.

Applicants will have to fill out an Application for Commercial Permit where a BM# Building Miscellaneous Permit Number will be assigned. The permit application will be logged into our permit system in the same manner as a building permit application and it will be scheduled to be reviewed in the order it is received.

Please be advised that a preliminary review is exclusively made for building code compliance which includes the following trades:

  • Building
  • Electrical
  • Fire
  • Mechanical
  • Plumbing

After the plans are reviewed, applicant will receive review comments for corrections. There are plan review fees associated to this service as follows:

  • $200.00 minimum fee up to 20 sheets and $10.00 per sheet thereafter.

The fees are due at the time of application.

If you are interested in this service, please bring at least one set of building plans, fill an application and pay the fees. Normally the plan review process takes 3 to 4 weeks for commercial plans and 1 to 2 weeks for residential plans before plan review comments are issued.

Plan Review Meetings

Plan examiners are available to assist customers on any question regarding to preliminary reviews, master files, code compliance and plan review comments.

If you need to schedule a meeting with plan examiners please contact, Roger Edwards Plan Review Supervisor at 407-742-0221 or via e-mail at redw@osceola.org.

Plan Review Guidelines

Florida Building Code requires a minimum plan review criteria for buildings. Construction documents submitted for building permits shall include a minimum design criteria which includes:

  • A Floor Plan
  • Site Plan
  • Foundation Plan
  • Floor / Roof Framing Plan
  • And All Exterior Elevations

There are specific minimum requirements for commercial and residential buildings. The following guidelines will provide important information to assist developers, design professionals, contractors, owners, and the general public to fulfill those minimum requirements for plan review:

  • Commercial Guidelines
  • Fire Review Guidelines
  • Guidelines for Accessibility on Site Plans
  • Residential Guidelines

Master Filing

Master filing is a service that provides customers with an option of submitting for plan review construction plans of a typical building or structure that could be built multiple times in multiple locations. Builders and contractors may use this option before completing documents for permitting.

Applicants will have to fill out a master file application form where a master file number will be assigned CMF# - commercial master file number or RMF# - residential master file number. The master file application will be logged into our permit system in the same manner as a building permit application and it will be scheduled to be reviewed in the order it is received.

Please be advised that a master file review is exclusively made for building code compliance which includes the following trades:

  • Building
  • Electrical
  • Fire
  • Mechanical
  • Plumbing

After the plans are reviewed, applicant will receive review comments for corrections.

If you need assistance with master filing coordination, please contact Roger Edwards Plan Review Supervisor at 407-742-0221 or via e-mail at redw@osceola.org.

Plan Review Comments

Plans are reviewed in the order they are received. It takes 3 to 4 weeks for the Building Office to review and issue comments on commercial buildings. Permit applications for residential buildings one and two family dwellings are reviewed and approved by the Building Office within 3 business days if drawings are in compliance with the minimum requirements of the code. It takes 2 weeks to review townhouses.

If drawings are found with non-compliance code items, review comments will be made available to the applicant. It is expected the applicant will submit revisions to address the review comments.

Plan Review Coordination

The Plan Review section of the Osceola County Building Office performs the following Plan Review Coordination functions:

  • Assisting customers on all concerns related to plan review to include review status, procedures and general information.
  • Providing support to the plan review section by furnishing information to customers and the general public regarding the plan review process.
  • Coordinating and monitoring the processing of plans, master files, revisions and related documents during the plan review process.
  • Assisting plan examiners in scheduling plan review meetings.

Click the links to the right for additional resources related to the plan review coordination process.

If you need assistance with Plan Review coordination please call 407-742-0200 or contact us via e-mail at planreviewcoordinator@osceola.org.

For general information contact the Building Office at 407-742-0200. If you have specific questions regarding the permitting process contact the Permitting section at 407-742-0200 or via e-mail at permitting@osceola.org

Plan Review Process

As a general rule a building permit application is processed either the same day or next business day. Copie of the application and plans are forwarded to the respective departments that are involved in the permitting process and require an approval. Permit applications for commercial buildings require the following departmental approvals:

  • 911 Addressing
  • Building
  • Development
  • Engineering
  • Environmental
  • Fire
  • Health
  • Zoning

Building approval consists of separate reviews from different trades which include:

  • Building
  • Electrical
  • Mechnical
  • Plumbing

While fire review pertains to the Fire Department, it has been incorporated into the building review process for the purpose of simplifying the handling of plans. Plans are reviewed in the order they are received. It takes 3 to 4 weeks for the Building Office to review and issue comments on commercial buildings.

Permit applications for residential buildings one and two family dwellings are reviewed and approved by the Building Office within 3 business days if drawings are in compliance with the minimum requirements of the code. It takes 2 weeks to review townhouses.

If drawings are found with non-compliance code items, review comments will be issued to the applicant. It is expected the applicant will submit revisions to address the review comments. Revisions will be reviewed in the order they are received, Building Office approval will be signed off as soon as the drawings are in compliance with the building code. Building permits issuance will depend on the approval of all departments involved in the permitting process.