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Osceola Sectional Hero
Administration Building - Community Development Department
 
Hours
M - Th: 7:30AM - 5:00PM; Fri: 9:00AM-5:00PM
 
Phone
(407) 742-0200
 
Address
1 Courthouse Square,
Suite 1100
Kissimmee, FL 34741

Plan Review Services

Plan Review Status

There are several ways you may obtain information regarding your project's status during the plan review process. As a general rule, review comments are available to the applicant after all departments have finished their review. To check the status of your permit you may:

General Functions

Our Building Office's reviewing department performs the following general functions:

  • Review building plans for compliance with Florida Building and Fire Codes and other Administrative and Statutory Standards. 
  • Provide a comprehensive plan review to encompass different trades as building, mechanical, electrical, plumbing, gas and fire.
  • Assist design professionals, builders, contractors, homeowners and the public with issues related to building permits, code compliance, rules and regulations.
  • Approve and process building plans for commercial and residential building permit applications.
  • Process revisions for approval of a building permit.

Plan Review Guidelines

Florida Building Code requires a minimum plan review criteria for buildings. Construction documents 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.

Plan Review Process

As a general rule a building permit application is processed either the same day or next business day. Copies of your application and plans are forwarded to the departments that must approve your submission. 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
  • Mechanical
  • 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 are reviewed and approved by the Building Office within 5 business days if drawings are in compliance with the minimum requirements of the code. It typically takes 2 weeks to review townhouses.

If drawings are found with non-compliance code items, the permit will be placed on hold. It is expected the applicant will submit revisions to address the review comments. Revisions will be reviewed in the order they are received. Our Building Office will approve the permit once drawings are in compliance with the building code.