BDRS issues commercial building permits covering work on non-residential buildings and multi-family structures in unincorporated Pinellas County: new buildings and additions, interior build-outs and remodels, change of use/occupancy, fire protection systems, signs, and MEP/gas systems. Applications are submitted entirely online through the Pinellas County Access Portal (Accela) with digital plan sets; commercial reviews generally take around 21 days. Some projects need a pre-application meeting or development review before the building permit application.
Businesses, property owners, and licensed contractors doing new commercial construction, additions, tenant build-outs, remodels, change of use, fire protection systems, signs, or commercial MEP/gas work in unincorporated Pinellas County. Work must be performed by properly licensed contractors; plans for many projects must be prepared by a licensed architect or engineer.
Determine pre-application needs
Before applying, determine whether the project requires a pre-application meeting or development review (site plan review).
pinellas.gov/services/request-a-site-plan-pre-application-meSign in to the Access Portal and select a commercial record type
Create or sign in to a Pinellas County Access Portal (Accela) account and select the appropriate commercial record type.
aca-prod.accela.com/pinellas/default.aspxUpload complete digital plan sets
Upload plan sets meeting county digital submittal standards, including architectural, structural, MEP, and life safety sheets as applicable; many projects require plans digitally signed and sealed by a licensed architect or engineer.
pinellas.gov/digital-plan-room/Pay review fees online
Pay required review fees through the Access Portal; all credit card types accepted.
Respond to review comments and resubmittals
Track the record and respond to reviewer comments; commercial reviews generally run about 21 days, with live times on the dashboard.
pinellas.gov/building-permit-review-times-activity/Record the Notice of Commencement if required
For direct contracts greater than $5,000, record a Notice of Commencement with the Clerk of the Circuit Court and attach a copy to the permit before the first inspection.
pinellas.gov/notice-of-commencement-form/Schedule inspections after issuance
Schedule inspections through the Access Portal; complex-project questions go to [email protected].
pinellas.gov/building-inspections/| Item | Amount | Notes |
|---|---|---|
| Commercial building permit and plan review fees | see fee schedule | FY25 BDRS fee schedule effective Oct 1, 2024 (User Fees section of the FY25 budget book); updated inspection and private provider fees effective July 1, 2026 per HB 803 / FS 553.79. Pay via the Access Portal. |
| Multimodal Impact Fee (where applicable) | see fee schedule | Per county Multimodal Impact Fee ordinance (Land Development Code Ch. 150 Art. II). |
Fee amounts change, the linked official schedule always controls.
Gotchas: (1) Determine early whether development/site plan review or a pre-application meeting is required - it precedes the building permit. (2) Flood zone parcels trigger Substantial Improvement rules and the FEMA cost breakdown worksheet. (3) Product approval numbers (FS 553.842 / FAC 9B-72) required for exterior components. (4) NOC over $5,000 must be recorded before first inspection. (5) Fire protection systems (limited alarm/sprinkler) can sometimes go as commercial Express permits by licensed contractors. (6) County references private provider fee updates under HB 803 / FS 553.79 (effective July 1, 2026); the private provider option (FS 553.791) exists but no dedicated county page was found. (7) Scam alert: pay only through the Accela portal or in person; legitimate emails come from pinellas.gov or [email protected].