Apply, Review, Inspect and Close a Delray Beach Building Permit Online
Start with the parcel, not the project. A Delray Beach mailing address may still be in unincorporated Palm Beach County. City properties normally have a Parcel Control Number beginning with 12; county properties generally begin with 00.
After jurisdiction is confirmed, this guide shows the exact eServices steps, express-permit options, drawing rules, contractor documents, Notice of Commencement timing, inspections, flood and historic reviews, and permit closeout checks.
Open the Correct Delray Beach Service
City of Delray Beach or Palm Beach County?
PCN begins with 12
The city’s eServices guidance says properties inside Delray Beach city limits have a Parcel Control Number beginning with 12.
Use: City of Delray Beach eServices.
PCN begins with 00
The city’s guidance says a PCN beginning with 00 indicates unincorporated Palm Beach County.
Use: Palm Beach County Planning, Zoning & Building.
Delray Beach Building Division Phone, Address and Hours
Which Delray Beach Permit Path Fits the Project?
Project |
Likely route |
Local issue to check |
|---|---|---|
New home, addition or structural alteration |
Building permit |
Zoning, drainage, landscape, flood, fire, energy and utility reviews may apply. |
A/C change-out |
Express permit |
Emergency replacement may be accommodated when submitted within 24 hours of the work. |
Water-heater replacement |
Express permit |
Emergency replacement may use the 24-hour submission accommodation. |
Reroof |
Express reroof |
Complete documents are required up front; roofing affidavits and product information may be required. |
Windows, doors or shutters |
Building permit |
Product approvals, opening protection and installation details may be required. |
Pool, deck, driveway extension or pathway |
Building + site review |
A recent survey and post-project impervious-area calculation may be required. |
Commercial tenant improvement |
Commercial permit |
Contractor, fire, accessibility, occupancy, zoning and business-tax reviews. |
Exterior work in a historic district |
Certificate of Appropriateness first |
Designated properties and districts require historic review before applicable building work. |
Demolition |
Demolition application |
Historic, utility, asbestos, landscape and site-restoration documents may apply. |
Sign, fence, hardscape, tree or irrigation work |
Specialized permit |
Building, zoning, landscape or historic review depends on the exact work and location. |
Apply for a Delray Beach Permit in Six Clear Steps
Use the correct account email
Register in eServices. For an existing permit, use the same email already connected to the record whenever possible.
Prepare the PCN and job cost
The city tells applicants to have the Parcel Control Number and the project cost ready before starting.
Use the application assistant
Search for the permit type and read each description. Choose the record that matches the actual scope, not the fastest-looking option.
Upload only the requested PDF files
Separate supporting documents from drawing sheets. Use the city’s required naming, orientation, sheet size and digital-signature rules.
Read and answer every comment
If intake rejects the submission or reviewers request corrections, the city sends conditions through the record. Upload the corrected files directly to that permit.
Pay and download the certified permit set
Open My Work, then My Invoices, select the invoice, add it to the cart and check out. After requirements are met, download the approved files from the portal.
Delray Beach Express Permits
A/C change-out
Considered an express permit. The city says complete express applications are expedited and typically issued within three days.
Emergency: Submit within 24 hours after the work.
Water-heater replacement
Also treated as an express permit when the application and documents are complete.
Emergency: The 24-hour post-work accommodation may apply.
Reroof
Reroofs are express permits when every required document is uploaded up front and the file can go directly to review.
Expected: Most complete express permits are issued within three business days.
Format Drawings Correctly Before Uploading
File rule |
Delray Beach requirement |
Common rejection |
|---|---|---|
Supporting documents |
PDF only; letter, legal or tabloid/ledger; single or multi-page |
Wrong file type or incorrect naming |
Plan sheets |
Each drawing uploaded as a single-page PDF |
Entire drawing set combined into one document |
Orientation |
Every plan sheet must be landscape |
Portrait or rotated plan pages |
Approval-stamp area |
Leave a 3-inch by 2-inch blank area at the upper-right corner |
Notes or title information placed in the city stamp area |
Residential sheet size |
Minimum 17×11 inches; maximum 36×24 inches |
Plans outside the accepted size range |
Commercial sheet size |
Minimum 17×11 inches; maximum 48×36 inches |
Oversized or undersized sheets |
Sheet name |
Use the exact sheet number and title, such as A-4.0 – Roof Plan.pdf |
Generic names such as plan1.pdf or revised.pdf |
Professional signatures |
Third-party certificate-based digital signature and seal where required |
Scanned, flattened or self-signed professional seal |
When a Recent Property Survey Is Important
Site improvements
A survey no more than 12 months old is required for commercial permits with site improvements over 200 square feet and for residential pools, decks, driveway extensions, pathways or similar work that increases impervious area.
Submit the total impervious area after the proposed work.
Complex new construction or alterations
The city’s plan-set guidance lists a current survey no more than six months old among the minimum materials for complex permit packages.
Confirm the applicable survey age with the permit checklist for the exact project.
Record the NOC Before the First Inspection When Required
Most projects
A recorded Notice of Commencement is required before the first inspection for permits valued above $5,000.
A/C replacement
For air-conditioning replacements, the city lists a higher NOC threshold of $15,000 or more.
Where to record
Record through the Palm Beach County Clerk. The city notes a courthouse location at 200 W. Atlantic Avenue, south of City Hall.
Who Can Pull the Permit?
Licensed contractor
Every contractor performing licensed work in Delray Beach must maintain a city contractor registration.
- Active Florida license
- Workers’ compensation insurance or exemption
- General liability insurance
- City listed as certificate holder
- Registration updated when documents change
- Documents uploaded through eServices
Owner-builder
An owner may use the Florida owner-builder exemption for qualifying owner-occupied property. The owner must personally appear and sign the permit application.
- Owner occupies the home
- Owner supervises the work
- Licensed trade subcontractors used
- Owner-builder affidavit completed
- Personal responsibility understood
- Commercial and multi-family limits confirmed
Local Conditions That Can Add Review Before the Building Permit
Floodplain
Delray Beach applies FEMA floodplain rules through Land Development Regulations Chapter 10. Check the flood zone, required elevations and substantial-improvement limits before design.
Historic property or district
Exterior improvements and alterations to designated historic sites or properties inside designated historic districts require a Certificate of Appropriateness.
Landscape and trees
Pools, additions, driveways, hardscape, tree removal and commercial improvements may require landscape calculations, tree surveys or separate landscape permits.
Beach and coastal property
Projects near the beach may trigger flood, turtle-lighting, dune, environmental and coastal construction questions. Ask Planning before final exterior design.
Central Business District
Downtown properties can have additional form, design, parking, streetscape, signage and development standards.
Large downtown buildings
New buildings of 50,000 square feet or more in the CBD may be subject to Delray Beach green-building requirements such as LEED Silver or an accepted equivalent.
Building Codes Used by Delray Beach
Florida Building Code
Delray Beach identifies the Florida Building Code, 8th Edition, for building, plumbing, mechanical and fuel-gas work.
Electrical code
The city’s code page identifies the 2023 National Electrical Code.
Fire code
The Florida Fire Prevention Code, 8th Edition, applies where required.
Schedule and Pass Delray Beach Inspections
Use the issued permit’s inspection list
The required inspections are shown on the permit placard and in the permit record. Do not guess the next inspection.
Schedule through eServices
Registration is required. Open the permit record and choose the available inspection request option.
Keep work visible and plans available
Do not cover framing, roofing components, electrical, plumbing, mechanical or other concealed work before the required inspection.
Upload required affidavits when allowed
Some permit workflows use specific inspection-document requests. For example, the city’s quick-reference guide directs reroof applicants to request the Roof Re-Nailing Affidavit inspection item in the permit record.
Complete all finals
New dwellings require all fees and required inspections before a Certificate of Occupancy. Minor projects may qualify for a Certificate of Completion upon request.
Find a Permit and Understand the Next Action
Existing eServices permit
- Log in using the email connected to the record.
- Open My Work.
- Select My Permits.
- Review status, comments, invoices, documents and inspections.
Permit does not appear
- Confirm the record is tied to the same email.
- Check city-versus-county jurisdiction.
- Verify the PCN and address.
- Call 561-243-7200 for linking or record help.
How to Get the Correct Permit Cost
Pay through the permit record
- Log in to eServices.
- Open My Work.
- Select My Invoices.
- Open the invoice number.
- Add it to the cart.
- Review and complete checkout.
Why the amount changes
Delray Beach says permit cost depends on the permit type, project scope and contracted value. Plan review, inspections, revisions, sub-permits, certificates and after-the-fact work can affect the total.
Best source: The current eServices invoice and city fee schedule linked from the permit page.
After-the-Fact Permit Risks
Stop-work action
Code Enforcement may issue a stop-work notice when required work starts without a permit.
Tripled permit cost
The city’s Building FAQ states that an after-the-fact permit can be charged at triple the normal cost.
Concealed work
Closed walls, roofs or finishes may require exposure or third-party engineering analysis so compliance can be verified.
Replacing a Contractor on an Active Permit
Prepare before applying
- Active permit number
- Completed affidavit
- Required signatures
- Notarization
- New contractor registration
- Updated insurance documents
Use eServices
Delray Beach allows a change-of-contractor request through eServices. Upload the signed and notarized Change/Release of Contractor Affidavit to the permit workflow.
Milestone Inspection Is Separate From a Normal Remodel Permit
Florida milestone-inspection requirements apply to qualifying condominium and cooperative buildings that are three stories or more. Associations and owners should use the city’s dedicated milestone-recertification process rather than assuming a unit-remodel permit satisfies the building-wide requirement.
What to Say When You Contact Development Services
“I am planning [exact work] at [address and PCN]. The PCN begins with [12 or 00]. Can you confirm jurisdiction, the permit type, required plans, zoning review and inspection sequence?”
“My permit is [record number] and the connected email is [email]. It does not appear under My Work. Can you confirm the record owner and explain how it should be linked?”
“I uploaded revised files for [permit number]. The response letter addresses each review comment and identifies the updated sheet. Please confirm the resubmittal is complete.”
“Permit [number] at [address] does not appear final. Which inspection, fee, affidavit or certificate is still outstanding, and what must the current owner provide?”
Do Not Consider the Project Finished Until These Are Complete
- PCN and jurisdiction confirmed
- Correct permit type selected
- Planning review completed
- Historic approval completed if required
- Flood requirements resolved
- Landscape permits completed
- Contractor registration current
- NOC recorded when required
- Permit formally issued
- Approved plans available
- All inspections passed
- Sub-permits finaled
- CO or CC obtained
- Final record saved
Delray Beach Building Division Map
Delray Beach Building Permit Resources
Delray Beach Building Permit FAQs
Where do I apply for a Delray Beach building permit?
Use the City of Delray Beach eServices portal. Registration is required to submit a new application, connect to existing records, upload documents, request inspections, pay fees and download permits.
How do I know whether the city or Palm Beach County issues the permit?
Check the property’s Parcel Control Number. Delray Beach says city PCNs begin with 12, while unincorporated Palm Beach County PCNs begin with 00. Confirm the record with the Palm Beach County Property Appraiser before applying.
What are the Delray Beach Building Division hours?
The Building Division lists office hours of 8:00 AM to 5:00 PM, Monday through Friday, excluding holidays. The main phone number is 561-243-7200.
Which permits are considered express permits?
Delray Beach lists A/C change-outs, water-heater replacements and reroofs as express permits. Complete applications are expedited and generally issued within three days. Emergency A/C and water-heater work may be accommodated when the permit is submitted within 24 hours after the work.
When is a Notice of Commencement required?
The city states that a recorded Notice of Commencement is required before the first inspection for permits valued above $5,000, or for an A/C replacement valued at $15,000 or more.
How long is a Delray Beach permit active?
A permit may become void if work does not start and no inspection is requested within 180 days. After work begins, another 180-day period without inspection activity may also cause expiration.
Can a homeowner pull an owner-builder permit?
A qualifying owner-occupant may use the Florida owner-builder exemption, but must personally appear and sign the permit application, supervise the project and use licensed trade subcontractors as required.
What happens if work starts without a permit?
The city may issue a stop-work notice. Its Building FAQ states that an after-the-fact permit can cost three times the normal amount, and concealed work may require exposure or third-party engineering analysis.
What are the main ePlans drawing requirements?
Upload individual single-page PDF plan sheets in landscape orientation, leave a 3-inch by 2-inch blank approval area in the upper-right corner, use the exact sheet number and title as the filename, and apply accepted digital signatures and seals when required.
Does exterior work on a historic Delray Beach property need another approval?
Yes. Exterior improvements and alterations to designated historic properties or properties inside designated historic districts require a Certificate of Appropriateness before or alongside the applicable development and building approvals.
Official Information Used for This Guide
Building-Department.org is an independent informational website and is not the City of Delray Beach. Applications, payments, inspections, approvals, certificates and enforcement decisions must be handled through the city or the correct Palm Beach County agency.
This page was checked against Delray Beach Development Services, the Building Division, the June 2025 eServices instructions, ePlans document requirements, contractor-registration guidance, Building FAQ, express reroof guidance, building-code information, historic-preservation materials and flood resources.
Last reviewed: July 23, 2026.
Portal steps, forms, fees, staff, code editions and application requirements can change. Confirm time-sensitive details before paying, signing a contract, submitting professional plans or beginning work.
Khushboo Bobade is a public records researcher and editorial writer specializing in government service documentation and construction permit systems.
Her research focuses on explaining building permits, inspection procedures, zoning regulations, and public permit records maintained by local government building departments across the United States.
Professional profile: View LinkedIn Profile
Check Permit Type, Estimate Fees, Prepare Inspections and Find Official Building Department Links
Use this free tool before applying for a building permit, booking an inspection, checking zoning rules, or searching permit records. It helps homeowners, contractors, landlords, buyers, and business owners understand the next step before visiting the official building department portal.
What building department task do you need help with?
Choose your goal. The tool will suggest the right next step, what to prepare, and which official page to check.
Before starting work, check whether your project needs building, zoning, electrical, plumbing, mechanical, right-of-way, or HOA approval.
Many portals require contractor registration, license details, insurance, plans, owner authorization, and inspection scheduling access.
Building Permit Type Finder
Select the project type to understand which permits or reviews are commonly required. Always confirm with the official local building department.
Permit Fee Estimate Calculator
Estimate a rough permit fee using project value and common percentage-based review assumptions. Local minimum fees, technology fees, impact fees, reinspection fees, and trade fees can change the final amount.
Inspection Readiness Checklist
Use this before scheduling framing, electrical, plumbing, mechanical, roofing, final, or certificate-related inspections.
Zoning and Setback Pre-check
Use this before applying for a permit when your project may affect land use, setbacks, lot coverage, height, parking, signs, fences, accessory structures, or business use.
Plan Review Timeline Estimator
Estimate how complex your review may be. Local staffing, incomplete plans, corrections, holidays, fire review, zoning review, and outside agency review can change timing.
Permit Records Search Helper
Use this if you are trying to find old permits, inspection history, certificate of occupancy details, open permits, or code-related records.
Official Building Department Resource Finder
Enter city/county and state to create safe searches for official permit portals, inspection scheduling, building codes, zoning maps, forms, fees, and contact pages.
Building Department vs Planning/Zoning
- Building Department: permits, plan review, inspections, code compliance, certificates.
- Planning/Zoning: land use, setbacks, height, lot coverage, signs, parking, variances.
Best sitewide placement
Place this tool after the first main guide section or before FAQs. It turns a normal article into a practical permit-preparation page.
Important note
This tool gives educational guidance only. Final permit requirements, fees, inspections, forms, and deadlines must be confirmed with the official local building department.