Move From Accela Application to Coastal, Flood and Final Inspection Approval
A Longboat Key permit is rarely just a form. Your application may also depend on flood elevation, wind design, condominium authorization, Coastal Construction Control Line approval, turtle-safe lighting, contractor registration and a recorded Notice of Commencement.
This guide shows the correct portal, old-permit search, project-specific documents, current fees, owner-builder route, inspection cutoff and coastal checks in the order you need them.
Choose the Exact Longboat Key Task
Longboat Key Building Division Phone, Address and Hours
Confirm Whether the Property Is in Manatee or Sarasota County
Why the county matters
- The permit application asks for the county
- Property and recording records differ
- Notice of Commencement recording location differs
- Some contractor credentials may be county-specific
- Parcel-identification formats differ
- Outside-agency coordination can differ
Confirm before submitting
- Exact street address and unit
- Property-appraiser record
- Parcel identification number
- County shown on the current survey
- Recording office for the property
- Contractor qualification for the project location
Accela for New Permits, BS&A for Older Records
Permit timing |
System to use |
What you can do |
|---|---|---|
Submitted from April 22, 2025 forward |
Accela |
Apply, upload PDFs, track review, search records and manage current permit activity. |
Filed on or before April 16, 2025 |
BS&A search |
Search older records by address, name, parcel number or Building Department record number. |
Older permit still active |
Call department |
Call 941-316-1966 before sending revised plans, review responses or additional documents. |
Match the Project to the Correct Longboat Key Checklist
Project |
Start with |
Local documents or reviews to check |
|---|---|---|
New residence or replacement home |
New Residential Checklist |
Flood survey, Elevation Certificate, engineered plans, product approvals, geotechnical report and agency approvals |
New commercial building |
New Commercial Checklist |
Site plan, zoning, flood, fire, accessibility, structural and complete MEP documents |
Commercial alteration or renovation |
Commercial Alteration Checklist |
Existing and proposed occupancy, fire protection, accessibility and construction plans |
Roof replacement or repair |
Roof System Application |
Roof checklist, product approvals, system details, roofing affidavit and required inspections |
Windows, sliding doors or entry doors |
Building permit |
Florida product approvals, opening sizes, wind-pressure data, condominium authorization and turtle-lighting rules |
Deck or dune walkover |
Deck Checklist |
Current survey, CCCL approval, Erosion Control Line, setbacks, cross sections and final as-built survey |
Boat dock, lift, davit or piling |
Dock/Lift Checklist |
Shoreline approvals, dredge-and-fill rules, submerged-land authorization and marine construction details |
Swimming pool, spa or hot tub |
Pool Permit Application |
Survey, site plan, safety barrier, electrical permit, engineering and pool-safety documentation |
Fence, wall or pool barrier |
Barrier Checklist |
Survey, location, height, material, gates, pool-safety rules and zoning exception when required |
Generator |
Generator Checklist |
Setbacks, flood elevation, anchoring, electrical permit, fuel/gas permit and product data |
Air-conditioning replacement |
HVAC Change-Out |
Equipment data, location/elevation, electrical work, wind anchoring and possible video inspection |
Water-heater replacement |
Water-Heater Permit |
Equipment type, location, flood protection, electrical/gas scope and possible video inspection |
Demolition |
Demolition Checklist |
Utility releases, staging, environmental requirements, site protection and final restoration |
Seawall, dredging or filling |
Shoreline Permit |
Dredge-and-fill application, state/federal approvals, engineered plans and environmental conditions |
Submit a Complete Permit Package in Seven Steps
Open the checklist before starting Accela
Select the Town checklist that matches the project. The checklist—not a generic building form—tells you which survey, engineering, product and agency documents are required.
Determine who is allowed to submit
The license holder or the license holder’s registered agent may submit the application package online.
Check flood, CCCL and property conditions
Confirm the flood zone, BFE, DFE, available Elevation Certificates, county, CCCL location and any Erosion Control Line before finalizing plans.
Create the Accela account correctly
Contractors must create the account using the license holder’s own information and email address. Do not use a shared office email for the license holder.
Name every PDF exactly and clearly
The Town’s current checklists instruct applicants to upload documents as PDFs with specific names such as Current Survey, Site Plan, Cover Sheet and Construction Plans.
Complete the Description of Work and Work Area
Write the actual scope and enter the square footage in the Accela Work Area field where requested.
Track review, fees, issuance and inspections
Submitted does not mean issued. Respond to every review comment, pay the required amount and confirm that the permit is issued before work starts.
Documents Commonly Needed Before You Open Accela
Property and authorization
- Exact address and unit
- Manatee or Sarasota County
- Parcel identification number
- Owner’s legal name
- Authorized-agent affidavit
- Condominium authorization
Plans and technical files
- Current survey
- Site plan
- Construction plans
- Structural calculations
- Florida product approvals
- MEP plans and calculations
Coastal and legal documents
- Elevation Certificate
- Flood-compliance details
- FDEP approval when applicable
- SWFWMD or USACE documents
- Notice of Commencement
- Owner-builder affidavit
Check the Property’s Flood Profile Before Paying for Final Plans
Flood zone
Search the property profile to see the mapped flood zone and location-specific flood warnings.
BFE and DFE
Review the Base Flood Elevation and Design Flood Elevation used for compliance planning.
Elevation documents
Download Elevation Certificates already on file before ordering a new certificate.
New residential checklist items
- Construction Drawing Elevation Certificate
- Current topographic or boundary survey
- All applicable flood-zone information
- Flood-compliance plans and details
- Engineered flood-vent calculations
- Geotechnical or engineered-soils report
Questions to resolve early
- Required finished-floor elevation
- Equipment elevation and anchoring
- Enclosure and flood-vent limitations
- Substantial-improvement implications
- Survey stages and final certification
- Floodplain variance need
CCCL, Erosion Control Line and Turtle Lighting Can Change the Plan
Seaward of the CCCL
Current Town checklists require Florida Department of Environmental Protection approval when a project is located seaward of the Coastal Construction Control Line.
Erosion Control Line
Site plans for applicable coastal projects must show setbacks from property lines and the Erosion Control Line.
Final as-built survey
Projects such as decks may require a sealed as-built survey showing final dimensions, elevations and structure locations.
Marine turtle nesting season
Longboat Key’s nesting season runs from May 1 through October 31.
Beach-visible lighting and construction near the shoreline may require extra controls during this period.
New development lighting rules
- Turtle-friendly bulbs and fixtures
- Low-mounted fixtures where possible
- Shielding that prevents beach-visible light
- Glass tint or film when required
- Inside-to-outside light transmittance of 45% or less for covered development
Put the Required Design Criteria on the Plans
Code basis
The current residential and deck checklists reference the 2023 Florida Building Code and the 2020 National Electrical Code.
Wind criteria
The current Town checklists direct design professionals to show 150 MPH wind load and Risk Category II for the covered project types.
Exposure
The same checklists identify Exposure Category D, reflecting Longboat Key’s exposed coastal environment.
Obtain Association Authorization Before Submitting Unit Work
Projects commonly affected
- Windows and sliding doors
- Entry doors
- Exterior walls
- Balconies and railings
- Roof or common-area work
- Mechanical equipment relocation
Prepare before application
- Condominium Association Authorization
- Exact unit and building address
- Association representative
- Product details
- Exterior appearance information
- Common-element approval
Register the License Holder Before Applying for Permits
Create an Accela account with the license holder’s own email
The Town’s registration instructions say licensed professionals must use their own email—not a group email or another person’s email.
Collect the required PDF documents
Prepare the State of Florida contractor license, general-liability certificate and workers’ compensation certificate or exemption.
Use the Town as certificate holder
Insurance documents should identify the Town of Longboat Key at 501 Bay Isles Road, Longboat Key, FL 34228 as certificate holder.
Submit Contractor Registration in Accela
Log in, select Contractor Registration, choose New, complete the license information and upload each required attachment.
Wait for approval before applying
The license holder may apply for permits after the contractor-registration application is approved.
Owner-Builders Follow a Different Submission Process
How to submit
Current Town checklists instruct owner-builders to submit paper applications and complete plan packages to permit staff, who upload the application into Accela.
The owner must personally appear when required to sign the application and submit the Homeowner Affidavit.
What the owner accepts
- Responsibility for code compliance
- Responsibility for required inspections
- Responsibility for subcontractor licensing
- Responsibility for job-site safety
- Responsibility for permit conditions
- Responsibility for final closeout
Record and Post the Notice Before the First Inspection When Required
Current Town checklist rule
The current building application and project checklists state that a recorded Notice of Commencement is required when the job cost is $5,000 or more.
Completion steps
- Confirm the project’s county.
- Complete and record the Notice.
- Submit the recorded copy to the Town.
- Post it at the job site.
- Keep it available through required inspections.
Common Longboat Key Permit Fees
Permit or service |
Current published fee |
How it is applied |
|---|---|---|
New construction or addition |
$2.62 per square foot |
Calculated from under-roof area for new residential or commercial construction and additions. |
Alteration |
$2.62 per square foot |
Calculated using the actual work area. |
Application/processing payment |
25% of building-permit fee |
Non-refundable at processing when the estimated fee is at least $1,000 and the project is not a flat-fee permit. |
Swimming pool or spa |
$450 |
Pool resurfacing is separately listed at $250; pool barrier is $60. |
Deck |
$180 + valuation adjustment |
$12 per $1,000 of construction value over $5,000. |
Reroof or new roof system |
$310 |
Plus $1 per roofing square over 35 squares. |
Roof repair |
$100 |
Plus $1 per roofing square over 35 squares. |
Garage door |
$60 |
Use the current garage-door checklist and product approvals. |
Windows or exterior doors, up to five openings |
$60 |
Six or more openings use a different fee calculation. |
Air-conditioning change-out |
$150 |
The published video-inspection option is $75 when accepted. |
Water heater |
$90 |
The published video-inspection option is $45 when accepted. |
Additional or reinspection |
$85 |
May be charged when work is not ready, inaccessible or fails inspection. |
Permit renewal |
$85 |
Applies to building permits and trades. |
Change of contractor |
$85 |
Use the Town change-of-contractor form. |
Certificate of Occupancy |
$530 |
Separate from construction and trade permit fees. |
Temporary Certificate of Occupancy |
$500 |
Limited to 30 days per TCO; extensions may add fees. |
Submit the Request by 3:00 PM the Previous Business Day
Call the inspection line
Provide every requested detail clearly. The Town logs inspections first-come, first-served.
Online scheduling
The Town’s Building Division page provides an online scheduling route for registered contractors.
Check the permit record after submitting to confirm that the inspection was placed on the schedule.
Information required for an inspection request
- Permit number
- Street address and unit
- Exact inspection type
- Contractor name
- Scheduling-contact name
- Contact phone number
- Requested inspection date
- Gate or access information
Do Not Schedule Until the Correct Stage Is Ready
Permit and plans
- Permit is issued and active
- Approved plans are available
- Notice of Commencement is posted when required
- Required outside approvals are on site
Visible construction
- Framing remains uncovered
- Wiring remains visible
- Plumbing and gas work are exposed
- Roof or product details can be verified
Safe access
- Gate instructions are provided
- Unit and building are accessible
- Safe ladders or access are available
- Inspector can identify the permitted work
Coordinate Private Plan Review and Inspections With the Town
Fee reductions listed by the Town
- Private-provider plan review: 15% reduction
- Private-provider inspections: 15% reduction
The reduction applies to the applicable permit cost—not all outside professional expenses.
Do not skip Town documentation
- Required notices and affidavits
- Private-provider credentials
- Plan-review records
- Inspection reports
- Certificate of Compliance
- Certificate of Completion at closeout
Find the Permit, Inspection History and Final Status
Search Accela first for recent permits
On the main Accela page, choose the Building, Planning or Code Enforcement search area.
Search BS&A for older records
Choose Building Department Search, select Address, Name, Parcel Number or Building Department Record Number, then enter the search value.
Use the permit number when available
Permit-number searches reduce confusion for condominiums, multi-building properties and addresses with multiple active records.
Check more than the issue date
Review inspections, open corrections, permit expiration, Certificate of Completion or Occupancy and final status.
Call when the digital history is incomplete
Contact 941-316-1966 with the address, unit, parcel ID, approximate work date and permit type.
What Common Permit Statuses Mean
Fix Common Longboat Key Permit Problems
Problem |
Likely cause |
Best next action |
|---|---|---|
Contractor cannot apply in Accela |
New Accela registration is not approved |
Submit the contractor-registration application with license and insurance PDFs. |
Owner-builder cannot submit online |
Town checklists use an in-person paper route for owner-builders |
Prepare the paper application, plan package and Homeowner Affidavit for permit staff. |
Permit is missing from Accela |
It may predate the April 2025 conversion |
Search BS&A and call the department before creating a new application. |
Application is not accepted for review |
Required checklist document or PDF name is missing |
Compare the uploaded package line by line with the Town checklist. |
Coastal deck review is delayed |
Survey, CCCL approval, ECL data or as-built commitment is missing |
Submit the current survey, FDEP approval and complete coastal site plan. |
Window or door plan is rejected |
Product approvals, wind pressures, association approval or turtle-lighting data are missing |
Submit project-specific product and glazing information with the condominium authorization. |
Inspection does not appear on schedule |
Request was late or incomplete |
Check the portal, then call 941-251-8114 with all eight scheduling details. |
Unexpected 100% penalty |
Work began before required approval |
Stop work and contact the Building Official before covering or continuing construction. |
Old storm-repair fee expected to be waived |
The temporary waiver expired December 31, 2025 |
Check the current fee page for any newly adopted relief before submitting. |
Permit cannot be closed |
Final inspection, survey, Elevation Certificate or outside-agency document is missing |
Ask for a written closeout list tied to the permit number. |
What to Say When You Contact the Department
“I am planning to [exact work] at [address and unit]. The property is in [Manatee/Sarasota] County. Which permit checklist, flood documents, coastal approvals and inspections apply?”
“I created the license holder’s Accela account and submitted contractor registration. Can you confirm which license or insurance document is preventing approval?”
“I need the [inspection type] for permit [number] at [address]. The contractor is [name], the site contact is [name/phone], and access instructions are [details].”
“Permit [number] has completed construction. Please identify any remaining final inspection, as-built survey, Elevation Certificate or certificate requirement.”
Do Not Consider the Project Finished Until These Are Complete
- Correct county confirmed
- Accela or BS&A record located
- Correct project checklist used
- Contractor registration approved
- Owner-builder affidavit completed if applicable
- Condominium authorization obtained
- Flood documents completed
- CCCL or agency approval obtained
- Notice of Commencement recorded when required
- Permit formally issued
- Approved plans available on site
- All building and trade inspections passed
- As-built survey submitted when required
- Final Elevation Certificate submitted when required
- Certificate of Completion or Occupancy issued
- Final permit status saved
Longboat Key Planning, Zoning and Building Department Map
Main department phone: 941-316-1966.
Open the Correct Longboat Key Permit Resource
Longboat Key Building Permit and Inspection FAQs
Where do I apply for a Longboat Key building permit?
Permits submitted from April 22, 2025 forward use the Town’s Accela Citizen Access portal. Contractors must create an account and complete contractor registration before applying.
What is the Longboat Key Building Division phone number?
Call the Planning, Zoning and Building Department at 941-316-1966. The Building Official is listed at extension 2521.
How do I schedule a Longboat Key inspection?
Call 941-251-8114 or use the Town’s approved online scheduling route. Submit the request by 3:00 PM on the business day before the requested inspection and confirm that it appears on the schedule.
What happens when an inspection is requested after 3:00 PM?
The Town states that a request received after 3:00 PM will not be scheduled until the day after the next business day.
How do I find a permit issued before Accela?
Use the former BS&A online search for permits filed on or before April 16, 2025. Search by address, name, parcel number or Building Department record number.
Can a Longboat Key owner-builder apply online?
The Town’s current project checklists instruct owner-builders to submit paper applications and complete plan packages to permit staff, who upload the record into Accela. The owner may also need to appear personally and complete the Homeowner Affidavit.
When is a Notice of Commencement required?
The current Town building application and project checklists state that a recorded Notice of Commencement is required when the project cost is $5,000 or more. Confirm the current requirement on the checklist for the exact permit category.
How much is a Longboat Key reinspection fee?
The current Resolution 2025-15 fee schedule lists an $85 additional or reinspection fee. Permit renewal and change-of-contractor fees are also listed at $85 each.
What flood information should I check before applying?
Use the Town’s flood portal to find the property’s flood zone, Base Flood Elevation, Design Flood Elevation, flood warnings and any Elevation Certificates already on file.
Do Longboat Key window and lighting projects have turtle requirements?
They can. New construction and remodeling that changes exterior lighting or replaces glass or glazing may be subject to marine-turtle lighting standards when located seaward of the CCCL or when artificial light is visible from the beach.
Official Information Used for This Guide
Building-Department.org is an independent informational website and is not the Town of Longboat Key.
This page was rebuilt using the Town’s Building Division, Accela transition page, current forms and checklists, Resolution 2025-15 fee schedule, Flood Risk and Elevation Certificate portal, Marine Turtle Protection page, contractor-registration instructions and current residential and coastal project checklists.
Last reviewed: July 21, 2026.
Fees, code editions, flood data, staff, forms, portal screens and coastal requirements can change. Confirm time-sensitive details through the official Town links before filing, paying, purchasing materials or covering construction.
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.