Hernando County Development Services

1. Create an account in the Online Permitting Portal.
2. Select the permit type.
3. Complete the application and upload required documents.
4. Submit for review.

Applications can be submitted 24/7 through the online portal.

Yes. Registered users can submit applications, upload documents, track permit status, request inspections, and receive notifications.

Depending on your jurisdiction, permits may include:

• Building
• Electrical
• Mechanical
• Plumbing
• Roofing
• Demolition
• Sign permits
• And many others

Yes. Digital plans and supporting documents can be uploaded directly through the portal for
review.

Permit Status & Reviews

Log into the portal and select your permit record to view current status, review comments,
inspection results, and outstanding requirements.

You will receive a notification through the portal and/or email.

Review comments and correction requests will be available within your permit record.

Yes. Revised plans and supporting documents can be uploaded directly to the permit record when requested by reviewers.

Review times vary based on permit type, project complexity, and application completeness.

1. Log into the portal.
2. Locate your permit,
3. Select "Request Inspection."
4. Available inspection types and dates will be displayed.

Yes. Inspections can be modified through the permit portal prior to the scheduled inspection date.

Inspection results are posted to the permit record after the inspector completes the inspection.

Inspection comments will identify deficiencies that must be corrected before a reinspection can be scheduled.

Yes. Permit fees, reinspection fees, and other charges can be paid through the online portal using approved payment methods.

Yes. Outstanding balances and invoices are available within your permit record.

Yes. A receipt is generated after payment and can be downloaded or printed for your records.

Yes. Contractors can view and track multiple permits through their portal account.

Yes, we allow contractors to submit license renewals, updates, and required documentation through the portal.

Yes, Chapter 8 Art II Section 8‐98 Division 4, 105.7:

"Work requiring a permit shall not commence until the permit holder or his agent posts the permit card in a conspicuous place near the front of the premises or in an easily identifiable central location. The permit shall be protected from the weather and located in such position as to permit the building official or representative to conveniently make the required entries thereon."

• New construction (residential and commercial)
• Additions or extensions to existing structures
• Major renovations and remodels
• Electrical, plumbing, and mechanical work
• Decks and pools (inground or above ground)
• Demolishing structures

See Hernando County Building Fee Schedule for project types and fees.

Hernando County does not have a handyman license. The following are some things that may be done without a contractor license:

• Ceiling fan installation with a plug only (cannot do any hard wiring in junction box)
• Change door locks (NO installation of exterior doors or windows)
• Change light bulbs
• Window tinting
• Window treatment installation (i.e. blinds, verticals)
• Assembly of prefabricated items (i.e. shelves, bookcases)
• Replace intake air handler filter (NO duct work or dismantling of the system)
• Gutter cleaning
• House Cleaning
• Painting
• Wood, Laminate, Tile & Carpet Flooring
• Cabinets – Only if replacing like for like and not part of a larger scope/contract
• Interior Trim Carpentry
• Repair or Replace Screen (NO installation of aluminum, wood or vinyl)
• Pressure Washing
• Decorative Curbing
• Residential/Commercial Cleaning
• Construction Cleaning
• Mow & Edge Lawn
• Tree & Shrubbery Trimming (No tree removal)
• Move Furniture
• Yard Work

Generally, customers unhappy with their contractor’s work will have to address the matter in civil court through a lawsuit if they cannot resolve the matter directly with the contractor.

This can be found at:

Florida Senate Website

Search for "Fl. State Statute 489.105"

According to Florida Statute 515.29 swimming pools must have an appropriate 4‐foot barrier placed around the perimeter of the pool.

Specific information can be found at:
https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-
0599/0515/Sections/0515.29.html.

Violations can be reported to Hernando County Code Compliance.

The criteria for unsafe homes can be found at:
https://library.municode.com/fl/hernando_county/codes/code_of_ordinances?nodeId=PTI
ICOOR_CH8BUBURE_ARTIICOCO_DIV6STUNBUABCO

Permits can be viewed here: https://hernandocountyfl-energovweb.tylerhost.net/apps/selfservice#/home

Contractor License registrations can be viewed here: https://hernandocountyfl-energovweb.tylerhost.net/apps/selfservice#/home

The current owner is ultimately responsible for obtaining a permit for any work performed that would require it even if the unpermitted work was done prior to purchase. Title companies should be checking for existing compliance cases prior to closing to ensure notification. This only works if the violation was reported prior to the search date.

You are able to do public searches by address, parcel number, or permit number through the public portal.

Publicly accessible information includes:

• Permit status
• Project descriptions
• Inspection results
• Issued permits.

Use the "Forgot Password" link on the portal login page to reset your password.

PDF.

The latest versions of Chrome, Edge, Firefox, and Safari are generally recommended.

Zoning Classifications are found in Appendix A of the Hernando County Land Development Regulations.

If the property is zoned a Euclidian zoning district (meaning it does not have PDP in the zoning designation), it follows the uses that are listed in the code. This information is also available under the “Land Development Regulations” tab in GeoHub if you search for the Parcel Key:

GeoHub Link: https://experience.arcgis.com/experience/3b7d437d60204850a659b499877df399

If the property has a PDP zoning district, it follows the specific uses included in the master plan and conditions of approval. Please forward this to a planner to answer.

The zoning classification can be found by searching the GeoHub map and clicking on the “Land Development Regulations” layer.

GeoHub Link: https://experience.arcgis.com/experience/3b7d437d60204850a659b499877df399

If the property has a Euclidian zoning, the setbacks follow the requirements in Appendix A of the Land Development Regulations.

If the property has a PDP zoning district, the setbacks are determined by the specific master plan and associated conditions of approval. Please forward to a planner to answer.

The zoning classification can be found by searching the GeoHub map and clicking on the “Land Development Regulations” layer.

GeoHub Link: https://experience.arcgis.com/experience/3b7d437d60204850a659b499877df399

Please log into the Tyler Civic Access portal and click on the link for the permit. This will
provide you with the most recent workflow status for the permit. If you have additional
questions, please contact the permit coordinator assigned to the permit.

Yes, a Site Development Permit may be submitted for infrastructure
improvements; however, the permit cannot be approved until a Vertical Construction
Permit application has been submitted.

Also, please be advised that commercial parcels cannot be cleared without an approved
Vertical Construction Permit associated with the proposed development. Therefore, site
clearing activities are not authorized prior to meeting these permitting requirements.

Yes, within the PDP(SF), R1C, R1B, and R1A Single‐Family Residential zoning districts, a home‐based Assisted Living Facility (ALF) is permitted for up to six residents, provided that no exterior signage is displayed.

***Please note that this allowance does not apply to rehabilitation facilities, recovery residences, or halfway houses.

For facilities accommodating seven to fourteen residents, the applicant may apply for a Special Exception, subject to the applicable review and approval process.

In order to establish an Assisted Living Facility (ALF) without obtaining a Special Exception (for facilities serving one to six residents with no exterior signage), the applicant will most likely need to obtain a Zoning Verification Letter through the Tyler Portal for AHCA licensing purposes. The application fee for the Zoning Verification Letter is $238.00.

The applicant will also be required to obtain an Occupancy Permit, which includes reviews by Commercial Plans Examination, Commercial Zoning/Planning, and the Fire Marshal's Office.

Additionally, because the Florida Building Code requires fire suppression systems in Assisted Living Facility congregate care occupancies, the applicant will need to work with a licensed contractor to design, permit, and install the required fire suppression system. All associated permits must be obtained, and the system must pass all required inspections before the facility can be approved for occupancy.

Please note that approval from the County does not replace any licensing requirements that may be required by the State of Florida or the Agency for Health Care Administration (AHCA).

With the launch of our new Tyler system, please visit our customer portal using the link below:

https://hernandocountyfl-energovweb.tylerhost.net/apps/selfservice#/home

Once on the site, select “Apply,” then choose “Planning,” and submit a request for a Temporary Alcohol Permit. After your application is received, we will begin processing your request. If you have any questions or need assistance, please let us know.

With the launch of our new Tyler system, please visit our customer portal using the link below:

https://hernandocountyfl-energovweb.tylerhost.net/apps/selfservice#/home

Once on the site, select “Apply,” then choose “Planning,” and submit a request for a Permanent Alcohol Permit. After your application is received, we will begin processing your request. If you have any questions or need assistance, please let us know.

Florida Law requires that anyone living within 500’ of a property being requested to be rezoned or has requested a conditional use permit or special exception use permit be notified via mail. This does not directly impact your property nor does it mean that your property’s zoning will be changed.

All documents associated with rezoning cases can be found in the Tyler Civic Access portal. Upon entering the Tyler Civic Access portal, please click on “search”. You can type in the address, key number, or case number to find all information about the case through the portal.

If they have additional questions, please send them to Victoria who can assist further.

Merging Parcels is done through the Property Appraiser’s Office.

Unmerging, without reconfiguring the layout of the parcels, can also be done through the Property Appraiser’s Office. If any reconfiguration of the parcel layout is requested, that must be done through the Planning Department.

This depends on a variety of factors, including whether the lot is a parent parcel, what the zoning of the lot is, if the lot is in a platted subdivision, etc.

A Final Zoning Inspection is the final review conducted before a Certificate of Occupancy (CO) can be issued. It verifies that the site complies with approved plans and conditions of approval, required landscaping and parking are installed, and no zoning or life-safety issues are present.

All commercial and subdivisions are required to have a pre- construction meeting.

Zoning Inspectors conduct inspections for commercial developments and subdivision projects. Residential inspections are performed by the Building Division.

An RPO inspection is required when a project includes areas regulated by the Riverine Protection Ordinance.

The inspection ensures that approved RPO buffers and preservation areas are protected and that development activities are not encroaching into or interfering with those areas.

An RPO area is land located within the Riverine Protection Ordinance overlay, which
generally applies to properties within one mile of the Weeki Wachee, Mud, Withlacoochee,
and Little Withlacoochee Rivers. The purpose of the RPO is to protect water quality, natural
habitats, and the scenic character of these river systems by regulating development
activities and requiring protective buffers.

If there is a concern that a required buffer has been cleared, a Zoning Inspector will review the approved construction plans and any Board of County Commissioners (BOCC) conditions of approval, perform a site inspection, and determine whether the clearing is authorized.

If violations are identified, appropriate enforcement action may be taken.

Waterways and Riverine Protection Ordinance (RPO) regulations are standards that protect rivers, waterways, wetlands, and adjacent natural areas.

These regulations govern development near protected waterways, establish buffer requirements, and regulate structures built over or within waterways to help protect water quality, natural habitats, navigation, and the scenic character of the river system.

Waterway structure regulations can be found in Chapter 8, Article V of the Hernando County Code, and RPO regulations can be found in Chapter 23, Article VI of the Hernando County Code.

Contact the Planning and Zoning Department after your plans have been approved and prior to the start of construction. A pre-construction meeting will be scheduled to review approved plans, permit conditions, inspection requirements, and project expectations.

A Zoning Inspector reviews plans for proposed Waterways and Riverine Protection Ordinance (RPO) projects, conducts inspections of commercial developments, subdivision projects, mining operations, and performs final zoning inspections prior to the issuance of a Certificate of Occupancy.

Zoning Inspectors verify compliance with approved plans, County Code requirements, and conditions of approval, and enforce regulations for commercial developments, subdivisions, and mines.

Final Zoning Inspections are requested through the Building Division once all site improvements have been completed and the project is ready for final review.

The Zoning Inspector will then review the approved plans and conduct the inspection prior to the issuance of a Certificate of Occupancy.

Yes. There are state mandates that allow a “home occupation by right”. There should be no outward signs of a business at the residence. That is to include signage, commercial vehicles and commercial equipment must all be stored out of view.

A vehicle is deemed inoperable based on multiple variables. It would be easy to summarize it as a vehicle that is not roadworthy. Including but not limited to flat tires, invalid license plates, missing parts etc. Any vehicle that cannot be driven on the road must be stored out of view from neighboring parcels and Right of Ways.

Grass and Weeds in all zonings except for properties zoned AG, A/R, A/R1, A/R2, County 2.5 or conservation areas, must not exceed 18 inches in height. Seed pods are not considered in height.

Unimproved lots that have never been cleared are not required to be maintained.

Non-resident:

When a recreation vehicle is used as transportation of visitors to this county to visit friends or relatives who are residing in this county, the recreation vehicle may be used on the premises of the visited family for a period not to exceed fourteen (14) days.

The visiting party must file an application giving their name and location with the Zoning Administrative Official within two (2) working days of arrival.

A vehicle with a gross vehicle weight in excess of 10,000 pounds and utilized for commercial purposes; or,

A van with a width of more than eighty (80) inches and utilized for commercial purposes; or,

A vehicle with a gross vehicle weight of less than 10,000 pounds that has been modified with a utility body, tank or other similar commercial attachments, and utilized for commercial purposes.

The Hernando County Code of ordinances can be found online at:
https://library.municode.com/fl/hernando_county/codes/code_of_ordinances?nodeId=CO
ORHECOFL

Florida Statute 162.06(1)(b) specifically states:

“A code inspector may not initiate enforcement proceedings for a potential violation of a duly enacted code or ordinance by way of an anonymous complaint. A person who reports a potential violation of a code or an ordinance must provide his or her name and address to the respective local government before an enforcement proceeding may occur.”

Hernando County Code Compliance Officers are expected to begin their investigation within 10 business days of receiving the complaint. Business days are working days, and do not include days off (i.e. weekends or BCC recognized holidays).

If you request updates, the officer will contact you via your designated method once they begin their investigation to let you know their initial findings. This could be up to 11 business days after the complaint is submitted, or any time before that as workload permits.

Complainant or witness pictures may be used; however, only if the original photographer is willing and able to testify in court as to their authenticity.

Hernando County does not regulate the overhang of any foliage from one property to the next for personally owned property. Generally, you are allowed to trim foliage overhanging consistent with your property line viewed vertically.