Building a House in Florida

The Steps and the Timeline

Building a new home in Florida follows the same basic sequence as anywhere else: land, plans, permits, construction, and move-in. But Florida adds its own layers, including flood zones, wind design, termite protection, a construction lien law that reaches homeowners, and a hurricane season that runs half the year. This guide walks through each stage in order, how long the process usually takes, and where to go deeper on each step.

Short version: Most Florida builds move through about ten stages: budget and financing, the lot, choosing a build path and builder, design and plans, permits and fees, site prep and foundation, framing and dry-in, rough-ins, insulation and finishes, and final inspections and closeout. Census Bureau data for 2022 shows single-family homes in the South took about 7 months from start to completion when a builder built them for sale. Homes built by a contractor on the owner’s land took about 9 months, and owner-built homes about 10 months. Lot due diligence, design, financing, and permitting come before that. Florida-specific steps include flood elevation documentation in flood zones, wind-rated construction everywhere, termite protection before the slab, a recorded Notice of Commencement before the first inspection, and county impact fees. Plan around hurricane season, June 1 through November 30, and expect inspections at each major stage before work can move on.

The stages at a glance

Before construction: stages 1 through 5

1. Budget and financing. Start with the full cost, not just the builder’s price: land, site work, impact fees, utility connections, permits, insurance, and a contingency. See the cost to build a house in Central Florida, the hidden costs of building, and construction loans and draw schedules.
2. The lot. Confirm the lot can actually support the house you want before you close on it. Check zoning and setbacks, flood zone, soils, access, and whether it has sewer and water or will need septic and a well. See buying vacant land in Florida, verifying a lot is buildable, and Florida zoning explained.
3. Build path and builder. Decide how much control you want, from a builder’s floor plan in their community to a fully custom design. See production, custom, or design-build. Then vet the builder: license, insurance, lien history, and contract. See vetting and hiring a Florida builder, which applies whether or not you live here.
4. Design and plans. The plans have to show how the house meets Florida’s wind, energy, and, in flood zones, elevation requirements. Changes are cheapest now, so settle the layout, roof type, and major finishes before permitting. See designing a house in Florida and choosing a roof.
5. Permits and fees. The building department reviews the plans and issues the permit. Impact fees are usually collected around this point. Under Florida’s lien law, the Notice of Commencement must be recorded and posted on the site before the first inspection. See Florida building permits, impact fees by county, and construction liens.

Construction: stages 6 through 10

6. Site prep and foundation. Clearing, any fill and compaction, underground plumbing, termite pretreatment, and the slab or an elevated foundation. In a flood zone, the lowest floor height is checked and documented. Building on the coast or a lake adds its own permits. See building near the coast or a lake. Septic and well work happens here on lots without public service. See site prep, land clearing, and foundations, septic, sewer, and drainage, and well permits.
7. Framing and dry-in. Walls go up, whether concrete block or wood frame. Then come the roof structure and sheathing, the roof covering, and the windows and exterior doors. Wind-resistant details like roof-to-wall connections and sheathing nailing get inspected. See hurricane-resistant construction and Florida hurricane code and wind zones.
8. Rough-ins. Plumbing, electrical, HVAC ducts and equipment, and low-voltage wiring go in before the walls are closed. This is the most important point for your own independent inspection. See energy code, AC, and termite protection.
9. Insulation and finishes. Insulation is inspected, then drywall, cabinets, counters, flooring, paint, fixtures, and appliances go in.
10. Final and closeout. Final inspections lead to the certificate of occupancy. Then come the punch list, the contractor’s final affidavit and lien waivers, utilities, insurance, and homestead timing. See closing out and moving in.

Inspections you can expect

Each building department sets its own required inspections, but a typical new Florida home sees inspections at these points:

• Footings or foundation, and underground plumbing before the slab
• Lowest floor elevation, in a flood zone
• Wall and roof sheathing, and roof covering
• Framing, and rough plumbing, electrical, and mechanical
• Insulation and energy code items
• Final building, plumbing, electrical, and mechanical, leading to the certificate of occupancy

In flood zones, the elevation certificate is often completed in stages. The City of Key West, for example, describes three versions: one based on construction drawings, one when the first floor is in place, and a finished-construction certificate needed for final inspection or a certificate of occupancy. Check your own department’s rules, and see Florida flood insurance for why the final certificate matters.

How long it takes

Builder spec homes go fastest because the builder repeats plans, controls the lots, and keeps crews busy. Custom homes on your own lot take longer, and owner-built homes longest. Before construction, allow time for lot due diligence, design, engineering, loan approval, and plan review, which can stretch out if the plans need corrections.

What slows a Florida build down

• Weather: hurricane season runs June 1 through November 30, and summer afternoon storms can stop concrete, roofing, and exterior work. A named storm can shut sites down and pull crews and materials elsewhere.
• Plan corrections: plans sent back during review add weeks before the permit.
• Failed inspections: each one means a fix and a re-inspection before work continues.
• Change orders: changes after framing ripple through trades and schedules.
• Utilities: power, water, and sewer connections depend on the utility’s schedule.
• Materials: windows, doors, and roofing with Florida wind ratings can have longer lead times.

Build slack into your plans, especially your lease, the sale of your current home, and any loan rate lock. If your home finishes near the end of the year, the January 1 homestead date can affect your first tax bill. See the homestead exemption guide.

In this series

• Production, semi-custom, custom, or design-build: choosing your build path and builder
• Designing a house in Florida: plans, engineering, and approvals
• Site prep, land clearing, and foundations: slab, stem wall, or elevated
• Hurricane-resistant construction: load paths, roofs, and storm shutters
• Choosing a roof for a new Florida home: metal, shingle, or tile
• Energy code, AC, and termite protection
• Building near the coast or a lake: permits, setbacks, and design

Sources

• U.S. Census Bureau: Average length of time from start to completion of new residential buildings
• U.S. Census Bureau: Average length of time from authorization to start
• Florida Statutes, Section 553.79: Permits and inspections
• Florida Statutes, Section 713.13: Notice of commencement
• City of Key West: Types of elevation certificates

This article is for general informational purposes only and isn’t financial, legal, insurance, or tax advice – for guidance specific to your situation, talk to a licensed professional.