Apply, Revise, Inspect and Close a Highland Beach Building Permit Online
Highland Beach now requires new permit applications and revisions to be submitted through MyGovernmentOnline. Contractors must be registered in MGO, and the Town accepts only the January 2024 Universal Palm Beach County permit application.
This guide explains the correct Highland Beach portal, digital-plan standards, current July 2026 fees, inspections, Notice of Commencement, coastal and flood checks, quiet construction hours, expired permits and condominium milestone inspections.
Choose the Exact Highland Beach Task You Need
Highland Beach Permit Next-Step Finder
Select the situation that matches your project.
Highland Beach Building Department Contact Information
Highland Beach Permit or Gulf Stream Permit?
Use the Highland Beach portal when
- The project property is inside the Town of Highland Beach.
- The Highland Beach MGO jurisdiction recognizes the property.
- The permit is for an existing Highland Beach record.
Use the Gulf Stream portal when
- The property is inside the Town of Gulf Stream.
- Highland Beach is providing building and inspection services under the interlocal agreement.
- Gulf Stream zoning requirements and fees also apply.
Which Highland Beach Permit Fits the Project?
Project |
Start with |
Important Highland Beach check |
|---|---|---|
New home or major addition |
Primary building permit |
Development approval, zoning, flood design, drainage, landscaping, signed/sealed survey and separate trade permits |
Commercial, multifamily or condominium alteration |
Primary building permit |
Association approval, fire review, accessibility, asbestos/lead notice, special inspection and milestone-restoration coordination |
Roof replacement |
Roofing permit |
Roofing forms, product approvals, uplift testing and Class-approved system |
Window, door or exterior opening |
Window/door permit |
2026 checklist, opening schedule, product approvals, glazing and coastal exposure |
Fence, wall or motorized gate |
Primary permit + addendum |
Fence/wall/gate addendum, zoning, visibility, electrical and site-plan requirements |
Pool or spa |
Pool permit |
Safety affidavit, barrier, electrical bonding, flood/coastal placement and development approval |
Dock, seawall or boat lift |
Development approval first |
Special-exception process, Intracoastal or canal location, engineering and environmental approvals |
Electrical, plumbing, mechanical, fire or gas |
Separate child permit |
Each trade must file its own application under the primary permit |
Demolition |
Demolition permit |
Demolition checklist, asbestos/lead statement, utilities, site management and coastal protection |
Portable storage or construction trailer |
Special permit |
Placement, duration, construction-hour and separate fee requirements |
Apply Online in Seven Clear Steps
Confirm the property and permit type
Verify Highland Beach jurisdiction and decide whether the application is a primary permit or a child trade permit.
Use the January 2024 permit application
The Town states that it accepts only the January 2024 Universal County-Wide/Municipal Building Permit Application.
Register the contractor or applicant in MGO
Contractors must re-register with MyGovernmentOnline for new permits, even when they previously used the former SmartGov system.
Prepare the complete digital package
Include the permit application, signed cost estimate, plans, survey, Construction Site Management acknowledgement, asbestos/lead statement and project-specific documents.
Upload through the Highland Beach portal
All new applications and revisions must be submitted online. Upload each document in PDF format using clear file names.
Pay the required application fees
Plan review does not begin until required fees are paid. Check the portal invoice against the current schedule.
Answer comments and wait for permit issuance
Upload coordinated revisions, complete zoning and other department reviews, pay the final balance and wait for formal issuance before beginning work.
What to Prepare Before Starting MGO
Application and cost
- January 2024 permit application
- Complete pages 1 and 2
- Property-control number
- Detailed scope of work
- Total construction value
- Signed cost estimate
Contractor documents
- Florida or county license
- Government photo ID
- Insurance proof
- Local business tax receipt
- Construction handbook form
- Registered subcontractors
Plans and approvals
- Site plan or survey
- Architectural plans
- Structural plans/calculations
- Product approvals
- Flood documents
- Zoning/development approval
Format the PDFs So They Are Not Returned
Digital requirement |
Highland Beach standard |
|---|---|
File type |
PDF only |
Maximum file size |
50 MB per PDF |
PDF quality |
Vector preferred; flattened layers; unlocked and reviewable |
Orientation |
Every sheet right-side up, numbered, labeled and titled |
Residential sheet size |
Minimum 11 × 17 inches |
Commercial sheet size |
Minimum 22 × 34 inches |
Maximum sheet size |
24 × 36 inches |
Minimum drawing scale |
Generally 1/4 inch = 1 foot; site plan minimum 1:20 |
Scan resolution |
150–300 dpi for scanned documents |
Field copy |
Approved plans must be printed full size and to scale for the inspector |
Highland Beach Building Permit Fee Formula
Fee item |
Current published amount |
|---|---|
Minimum building permit fee |
$100 |
Value up to $500,000 |
$22 per $1,000 or portion thereof, per trade or specialty |
Value above $500,000 |
$17.50 per $1,000 or portion thereof above $500,000 |
Florida BCAIF surcharge |
1.5% of permit fee |
Florida Building Code surcharge |
1% of permit fee |
Reinspection |
$100 per reinspection; current fee does not escalate by attempt |
Change of contractor |
$50 |
Remote video inspection |
$20 elective fee |
Permit extension before expiration |
$100 |
Expired-permit reinstatement |
$250 if approved by the Building Official |
Work started without permit |
2.5 times the original permit fee, maximum $10,000 |
Contractor registration |
No Town registration fee |
Quick Base-Fee Estimator
Enter the value assigned to one building trade or specialty.
Pay on Time So Review Can Begin
Estimated fees under $10,000
The Town’s current payment guideline says estimated permit fees below $10,000 are due in full before plan review begins.
Estimated fees of $10,000 or more
A 50% payment is required and must be made in the office. The remaining balance is due at permit issuance.
Record and Post the NOC Before the First Inspection
NOC threshold
The accepted permit application states that a Notice of Commencement applies to a direct contract greater than $5,000.
The listed HVAC exception applies to repair or replacement below $15,000.
Inspection consequence
The NOC must be recorded and posted at the job site before the first inspection.
Without the required certified copy, later inspections cannot continue until the document is filed with the Town.
Schedule and Prepare for Highland Beach Inspections
Before requesting
- Permit is issued
- Required fee is paid
- NOC is recorded and posted
- Correct inspection is selected
- Work is complete for that stage
- Required work remains visible
Keep at the job site
- Permit card or permit information
- Full-size approved plans
- Product approvals
- Special-inspection reports
- Safe access instructions
- Prior correction notes
Follow Highland Beach Construction Hours
Day |
Allowed construction period |
Important restriction |
|---|---|---|
Monday–Friday |
8:00 AM–6:00 PM |
No construction before 8 AM or after 6 PM |
Saturday |
9:00 AM–3:00 PM |
Only work that does not create a noise disturbance across the property line |
Sunday |
Prohibited |
No ordinary construction activity |
Listed holidays |
Prohibited |
New Year’s, Memorial Day, Independence Day, Labor Day, Thanksgiving and Christmas |
Resolve Coastal Requirements Before Final Plans
Flood information
Use the Town’s Flood Protection service to search flood-zone information and available elevation certificates.
Coastal and zoning maps
The Town map center includes Coastal Construction Line, Coastal High Hazard Area, future land-use, right-of-way and zoning layers.
Sea turtle lighting
Nesting season runs March 1–October 31. Beach-facing lighting should be reviewed for amber wavelength, shielding and visibility from the beach.
Some Projects Need Approval Before a Building Permit
Planning action |
Current fee |
Typical use |
|---|---|---|
Site plan |
$1,500 |
Site-development approval |
Special exception |
$1,500 |
Certain docks, seawalls, boat lifts and conditional uses |
Variance |
$1,500 |
$500 for each additional variance |
Zoning determination appeal |
$1,500 |
Appeal of a zoning decision |
Zoning verification letter |
$150 |
Written confirmation of zoning status |
Unity of Title |
$1,000 |
Combining property interests for development compliance |
Engineering review |
$500 plus additional cost |
Drainage, civil or specialized professional review |
Register Every Contractor Connected to the Job
Contractor registration package
- Government-issued photo identification.
- Valid Florida contractor license or Palm Beach County installer registration.
- Required insurance documentation.
- Local county business tax receipt.
- MGO contractor account.
The current fee schedule states that Highland Beach does not charge a contractor-registration fee.
Owner-builder applicants
- Complete the Owner Builder Disclosure Statement.
- Sign and notarize the permit application regardless of value.
- Accept responsibility for code compliance and inspections.
- Use licensed contractors where Florida law requires them.
- Do not use owner-builder status to hide an unlicensed contractor.
Current Private-Provider Fee Reductions
Private-provider service |
Current fee reduction |
|---|---|
Inspections only |
13% of the applicable Town permit fee |
Plan review only |
13% of the applicable Town permit fee |
Plan review and inspections |
26% of the applicable Town permit fee |
Use the February 2026 Expired-Permit Policy
Situation |
Current Highland Beach rule |
|---|---|
No approved inspection |
Permit expires after 180 days without an approved inspection |
Approved inspection |
Resets the 180-day expiration period when directly related to permitted construction |
Silt or temporary-fence inspection |
Does not extend the permit |
Extension before expiration |
Written request; 90-day increments; maximum three discretionary extensions |
Extension after expiration |
Not available; reinstatement must be requested |
Expired over 180 days |
Not eligible for reinstatement; a new permit application is required |
Code edition changed |
Prior-code permit cannot be reinstated; new current-code application required |
Before the permit expires
- Check last approved inspection date
- Schedule real construction inspection
- Submit extension in writing
- Explain justifiable cause
- Pay $100 extension fee
- Wait for written approval
After the permit expires
- Stop construction
- Gather permit history
- Submit reinstatement request
- Pay $250 if approved
- Check current code edition
- Apply for new permit if required
Highland Beach Milestone Recertification Process
Published local cycles
- Buildings 25 years or older: Recertification every 10 years.
- Buildings 40 years or older: Recertification every 7 years.
- Applies to threshold and qualifying association buildings.
- Building Official sends notice at least 180 days before the deadline.
Required professionals
- Structural Phase One: Florida-licensed architect or engineer.
- Phase Two: Required when substantial deterioration is found.
- Electrical inspection: Florida-licensed electrical engineer.
- Reports should document conditions and repair deadlines.
Search MGO First, Then Request Missing Records
Open the Highland Beach customer portal
Search the address, permit number or existing account records.
Review the complete permit history
Check application status, reviews, uploaded files, invoices, inspections, revisions and final approval.
Prepare a focused public-records request
Include the full address, property-control number, approximate year, permit type and exact documents needed.
Use the Town JustFOIA portal
Request plans, correspondence, older inspection reports or documents not available through MGO.
Fix Common Highland Beach Permit Problems
Problem |
Likely cause |
Best next step |
|---|---|---|
Cannot start a new permit |
Contractor is not registered in MGO |
Complete contractor registration and upload current license/insurance documents |
Application returned at intake |
Wrong permit application edition or incomplete pages |
Use the January 2024 Universal application and complete both pages |
Plans will not upload |
Wrong file type, locked PDF or file over 50 MB |
Flatten, unlock, reduce and upload a properly named PDF |
Plan review has not started |
Application fee remains unpaid |
Open the MGO invoice and pay within the Town’s 10-day deadline |
Inspection cannot continue |
Recorded NOC is missing |
File the required certified copy before requesting later inspections |
Reinspection fee charged |
Previously inspected work did not comply |
Correct every listed item and pay the $100 fee before reinspection |
Permit expired |
No approved construction inspection for 180 days |
Stop work and submit a reinstatement request to the Building Official |
Saturday complaint |
Noise-producing equipment or prohibited delivery activity |
Stop the prohibited activity and move it to weekday construction hours |
Beach-facing lighting rejected |
Fixture color, shielding or visibility conflicts with turtle-lighting rules |
Coordinate amber, shielded lighting with Planning before installation |
Final permit remains open |
Trade final, special inspection, flood document or development condition is incomplete |
Ask staff for a written list of every remaining closeout item |
What to Say When You Contact Highland Beach
“I plan to [exact work] at [full address]. Which primary permit, child trade permits, zoning, flood, coastal or development approvals are required?”
“Application [number] shows [status]. Can you identify the exact payment, document, department approval or plan comment preventing the next step?”
“Permit [number] is issued and the [inspection type] work is ready. Is the NOC accepted, and are any fees or prerequisite inspections outstanding?”
“Permit [number] last received an approved inspection on [date]. Is it still eligible for an extension or reinstatement, or must I submit a new current-code permit?”
Do Not Finish Until Every Related Permit Is Closed
- Correct jurisdiction selected
- January 2024 application used
- Contractor registered in MGO
- Primary permit submitted
- All child trade permits submitted
- Zoning/development approvals completed
- Flood and coastal reviews completed
- NOC recorded and posted
- Permit formally issued
- Approved plans printed full size
- Construction hours followed
- Required work left visible
- Failed inspection items corrected
- Reinspection fees paid
- Trade finals approved
- Main permit shows final approval
Highland Beach Building Department Map
Published hours: 8:30 AM–4:30 PM. Call before visiting on a holiday or for a specific inspector.
Open the Correct Highland Beach Resource
Highland Beach Building Department FAQs
Where do I apply for a Highland Beach building permit?
Use the Highland Beach MyGovernmentOnline customer portal. All new permit applications and revisions must be uploaded online.
Which permit application does Highland Beach accept?
The Building Department states that it accepts only the January 2024 edition of the Universal County-Wide/Municipal Building Permit Application used throughout Palm Beach County.
What is the Highland Beach Building Department phone number?
Call 561-278-4540. The Building Department is located at 3616 S Ocean Boulevard, Highland Beach, Florida 33487.
What are the Highland Beach Building Department hours?
The Town’s electronic-submittal standards list office hours of 8:30 AM–4:30 PM. Confirm holiday hours or inspector availability before visiting.
How much is a Highland Beach building permit?
The July 2026 schedule lists a $100 minimum. Permit fees are generally $22 per $1,000 or portion thereof up to $500,000 and $17.50 per $1,000 or portion thereof above $500,000, calculated separately for each trade or specialty.
How do I schedule a Highland Beach inspection?
Open the issued permit in the Highland Beach MGO portal and select the required inspection. Make sure the NOC is filed when required and keep full-size approved plans available at the site.
Do Highland Beach contractors need to register?
Yes. Contractors must register with MyGovernmentOnline for new permits and provide current identification, licensing, insurance and local business-tax information. The Town’s current schedule lists no contractor-registration fee.
When does a Highland Beach permit expire?
A permit expires after 180 days without an approved inspection. Extensions must be requested before expiration in 90-day increments. A permit expired for more than 180 days is not eligible for reinstatement.
Can construction take place on Saturday?
Saturday work is limited to 9:00 AM–3:00 PM and cannot create a noise disturbance across the property line. Heavy equipment, concrete work, large deliveries, generators, nail guns and similar activities are prohibited.
How do I find an old Highland Beach permit?
Search the Highland Beach MGO portal first. For plans, correspondence or historical records not available online, submit a request through the Town’s JustFOIA public-records portal.
Source and Accuracy Note
Building-Department.org is an independent informational guide and is not the Town of Highland Beach.
This page was rebuilt using the official Highland Beach Building Department, MGO portal, January 2024 application, July 2026 fee schedule, digital-submittal standards, expired-permit policy, flood, planning, milestone, turtle-lighting and public-records resources.
Last reviewed: July 22, 2026.
Fees, portal procedures, forms, staff, code requirements and inspection rules can change. Confirm time-sensitive details with the Town before applying, paying 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.