Quick answer
Most structural work in Fort Myers, Cape Coral, Naples and the rest of Southwest Florida needs drawings sealed by a Florida-licensed engineer: additions, storm damage repairs, elevated homes, garage conversions, lanais, decks and retaining walls. Two rules shape almost every project here: the FEMA 50% rule in flood zones, and Florida’s 9th Edition Building Code, which applies to permits submitted on or after December 31, 2026.
Code change alert
Florida's 9th Edition Building Code applies to permit applications submitted on or after December 31, 2026. Drawings prepared under the 8th Edition may need updates before you apply.
Southwest Florida builds for hurricanes and floods, and its building departments review plans with that in mind. Knowing the local rules before you design saves weeks of back-and-forth with the reviewer.
Who issues your permit
Each city and county runs its own building department, with its own portal, checklists and review times. The City of Fort Myers, the City of Cape Coral, the Town of Fort Myers Beach, Bonita Springs and Estero each permit within their limits, while unincorporated Lee County is permitted by the county. Naples and unincorporated Collier County are separate again. Confirm your jurisdiction from your property address before anything else.
The FEMA 50% rule, in plain English
If your home is in a FEMA flood zone and sits below the required flood elevation, the 50% rule decides how much you can repair or improve before the whole building must meet current flood requirements.
- What it means: when the cost of repairs, remodeling or additions equals or exceeds 50% of the building’s market value before the work, it counts as a substantial improvement, or substantial damage after a storm.
- What value is used: the structure only, not the land. Unincorporated Lee County, for example, uses the Property Appraiser’s assessed value of the structure at the time of application, and some communities also accept an independent appraisal.
- What happens if you cross it: the building must be brought into compliance with current flood rules, which often means elevating it or rebuilding to the required elevation.
- Local differences: some communities add up improvements over a lookback period, and the details differ from city to city. Check yours before finalizing scope.
An engineer helps in two ways: documenting the structural scope accurately for the cost estimate, and, when compliance is required, designing the elevated foundation and structure.
Florida’s 9th Edition code starts December 31, 2026
The Florida Building Code is updated every three years. The 8th Edition has applied since December 31, 2023. The 9th Edition, based on the 2024 International Codes with Florida amendments, takes effect on December 31, 2026, and permit applications submitted on or after that date must comply with it. If your drawings were prepared under the 8th Edition and you will apply after that date, have them updated before you submit.
What Southwest Florida projects usually need
- Wind design: roof-to-wall and wall-to-foundation connections designed for high hurricane wind speeds, even though this area is outside the High Velocity Hurricane Zone that applies to Miami-Dade and Broward.
- Product approvals: windows, doors, shutters and roofing must carry Florida product approval for the wind pressures on your building.
- Elevated homes: pile, column or stem-wall foundations, and enclosure walls below the elevated floor designed for flood conditions in coastal zones.
- Additions and garage conversions: new foundations, connections to the existing house and flood elevation checks.
- Lanais, pool decks and screen enclosures: structural design and connections for wind.
- Storm damage repairs: an engineer’s assessment of what is structural, and repair drawings the department will permit.
After a hurricane: getting repairs permitted
- Photograph all damage before cleanup where it is safe to do so.
- Have an engineer separate structural damage from cosmetic damage, and specify repairs.
- Get a repair cost estimate that matches the engineered scope, so the 50% calculation is accurate.
- Submit the repair drawings with your permit application.
Licensing
Sealed drawings for Florida projects must come from an engineer licensed in Florida. Most Southwest Florida departments accept digitally sealed PDFs through their online portals.
Cost and turnaround
Residential PE quotes one fixed fee before work starts. Review and stamp of small residential work starts at $249, engineered plans at $599, and larger multi-discipline packages at $1,999. Most review-and-stamp jobs are back in 48 to 72 hours. See pricing and our Florida engineering page.
What to send us
- Property address (so we confirm the jurisdiction and flood zone)
- Your drawings, survey or sketch, and photos of any damage
- Your elevation certificate, if you have one
- Any comments from the building department
Common questions
Does the 50% rule include my land value?
No. It compares the cost of work with the value of the building only, not the land.
Can I still use drawings made before December 31, 2026?
If you submit your application before the 9th Edition takes effect, the 8th Edition generally applies. Applications submitted on or after December 31, 2026 must meet the 9th Edition, so older drawings may need updates.
Do I need an engineer for a lanai or screen enclosure in Florida?
Usually yes. These structures must resist hurricane winds, and departments ask for engineered drawings or an approved engineered system.
Does my engineer have to be in Florida?
The engineer must hold a Florida license. They do not need to live in Florida, and most work is handled online with site photos and surveys.