How to Resolve an Unpermitted Work Violation in St. Johns County, FL

If you've received a code enforcement notice from St. Johns County regarding unpermitted work on your property, you're not alone—and you're probably stressed. Thousands of Florida homeowners face this situation every year, often without understanding what it means or how to fix it. The good news: unpermitted work violations are resolvable, and there's a clear path forward.

This guide walks you through exactly what to do, when to do it, and how to navigate St. Johns County's building department to get your property back in compliance. We'll cover everything from understanding the violation itself to working with contractors, pulling permits retroactively, and avoiding penalties.

Let's get started.

What Is an Unpermitted Work Violation?

An unpermitted work violation occurs when construction, renovation, or installation work is completed on your property without the proper building permit from St. Johns County. This includes electrical work, plumbing, HVAC installation, room additions, roof repairs, deck construction, pool installation, or even significant interior remodeling.

Florida Statute 553.80 (Florida's Building Code) requires that most construction work meet local and state standards and be inspected and approved by the building authority. St. Johns County enforces this requirement to ensure public safety, structural integrity, and property value protection.

Why Code Enforcement Notices Are Issued

Code enforcement officers in St. Johns County typically discover unpermitted work through:

Neighbor complaints – Someone reports suspicious construction activity

Property transfers or title work – Violations are flagged during sale closing

Routine inspections – County staff conduct periodic reviews

Third-party permit requests – When you or a contractor tries to pull a new permit, the system flags existing unpermitted work

Insurance claims – Damage claims sometimes trigger disclosure of unpermitted work

Once a violation is identified, code enforcement sends a notice to the property owner. This notice includes:

A description of the unpermitted work

The date by which you must respond or comply

Potential penalties and fines

Contact information for the code enforcement officer

Warning: Ignoring a code enforcement notice will not make it disappear. Fines accumulate, and the county can pursue liens against your property. The longer you wait, the more expensive and complicated the resolution becomes.

Understanding St. Johns County Building Requirements

St. Johns County follows the Florida Building Code (based on the International Building Code) and enforces it through its Building Department. The county's jurisdiction covers unincorporated St. Johns County; municipalities like St. Augustine, Ponte Vedra, and Jacksonville Beach have their own building departments.

Work That Requires Permits in St. Johns County

Most construction and renovation work requires a permit. Here's what typically needs one:

Note: When in doubt, contact St. Johns County Building Department before starting work.

Step-by-Step: How to Resolve an Unpermitted Work Violation

Now let's walk through the actual process of resolving your violation. This is where action replaces panic.

Step 1: Read and Understand Your Code Enforcement Notice

Don't skip this. Your notice contains critical information:

The specific violation – What work is unpermitted?

The address and description of the property

The deadline to respond or cure – Usually 30–90 days

The code or statute violated – Typically Florida Statute 553 or St. Johns County Code Chapter 22

The penalty – Fines, liens, or both

The code enforcement officer's contact information

Read it carefully. If something doesn't match what actually happened on your property, note it. You may have a legitimate defense.

Step 2: Contact St. Johns County Building Department

Don't wait. Call the St. Johns County Building Department immediately:

St. Johns County Building Department

Phone: (904) 209-0500 (general line)

Address: 4020 Lewis Speedway, St. Augustine, FL 32084

Website: www.co.saint-johns.fl.us/building

When you call, have your address, the notice number, and photos of the work ready. Ask for:

Clarification on exactly what work requires permits

Whether retroactive permits are possible for your situation

The inspection requirements once you pull a permit

Timeline and fees

The code enforcement officer's direct contact information

Tip: Be honest and professional. Code enforcement officers work with hundreds of property owners. Straightforward cooperation speeds resolution and may result in more reasonable timelines.

Step 3: Document the Unpermitted Work

Before moving forward, thoroughly document what was done:

Take photos and videos – Document the work from multiple angles, including close-ups of installations (electrical outlets, plumbing fixtures, roof conditions, etc.)

Gather receipts and invoices – If you have documentation from the contractor or installer, collect it

Note the date of work – When was it completed? This matters for determining what code standards applied

Identify the contractor – Who did the work? Are they licensed? (This becomes important later)

Create a written description – Clearly describe what was done, where, and why

This documentation serves two purposes: it helps you communicate clearly with the building department, and it provides evidence of the work's scope and quality if disputes arise.

Step 4: Determine If Retroactive Permits Are Possible

This is the critical question: Can you get a permit after the fact?

In most cases, yes—if the work was done to code standards. Florida Statute 553.80 allows for retroactive permits when:

The work is structurally sound and meets current code

The work was completed by a licensed contractor (or can be brought into compliance)

There's no evidence of fraud or intentional violations

The property owner is willing to pay permit fees and inspection costs

However, if the work is substandard, damaged, or done by unlicensed contractors, the building department may require:

Remediation (tearing out and redoing the work correctly)

Engineering reports or structural inspections

Licensed contractor certifications

Additional documentation

This is where things can get expensive. An engineer's report might cost $500–$1,500. Remediation can be much more.

Critical Warning: Do not attempt to hide or cover up unpermitted work. Doing so can result in criminal charges, higher fines, and legal liability. Transparency is always the better path.

Step 5: Hire a Licensed Contractor or Engineer (If Needed)

Depending on the complexity of the work and the building department's findings, you may need:

Licensed Contractor – To assess the work, pull the permit, and coordinate inspections. Costs vary by trade but typically range from $500–$2,000 in consultation and coordination fees. Structural or Systems Engineer – If the building department questions whether the work meets code, you may need a professional engineer to certify it or recommend remediation. Cost: $500–$2,000+.

When hiring:

Verify contractor licensure through the Florida Department of Business and Professional Regulation (DBPR)

Ask for references from recent similar work

Get written estimates for any remediation or certifications

Check for contractor liability insurance

Tools like HomeProBadge can help you find verified contractors in your area. The platform features identity-verified and background-checked professionals, searchable by county and trade, along with before/after portfolios and trust scoring—giving you confidence in who you hire.

Step 6: Pull the Retroactive Permit

Once you've determined that a retroactive permit is feasible, the process is:

Work with your contractor – They'll prepare permit application documents, which may include:

- Original design plans or "as-built" plans (drawings of the work as it was actually completed)

- Contractor's license and proof of insurance

- Owner authorization

- Engineering reports (if required)

Submit the permit application – Your contractor or you can submit it to St. Johns County Building Department. Include all required documentation.

Pay permit and inspection fees – Fees vary by work type and value. Typical ranges:

- Electrical work: $100–$300

- Plumbing: $100–$400

- HVAC: $100–$300

- Structural/additions: $200–$800+

- Inspections: Usually $75–$150 each

Schedule inspections – Once the permit is issued, schedule the required inspections. This may include rough inspection (during work, if applicable) and final inspection (after completion).

Step 7: Pass Inspections and Close Out the Permit

Once your retroactive permit is issued, the building department will schedule inspection(s). Here's what to expect:

Electrical Inspections – The inspector verifies that wiring, outlets, switches, and breakers meet code. Common issues: incorrect wire gauge, improper grounding, missing GFCI outlets, overcrowded panels. Plumbing Inspections – The inspector checks for proper slope, venting, materials, and connections. Common issues: incorrect pipe sizing, missing traps, improper venting. HVAC Inspections – The inspector verifies proper sizing, ductwork, and refrigerant lines. Common issues: undersized systems, poor duct sealing, missing insulation. Structural Inspections – For additions, roofs, and deck work, the inspector verifies proper framing, bracing, and materials. Common issues: inadequate support, incorrect lumber grades, improper fastening.

If the inspector finds deficiencies, they'll issue a "notice of deficiency," which outlines what needs to be corrected. You have time to make corrections and request a re-inspection. Once everything passes, the permit is "closed out," and the violation is resolved.

Step 8: Respond to Code Enforcement and Close the Violation

Once your permit is closed out and inspections are passed, notify the code enforcement officer who issued the original notice. Provide:

The retroactive permit number

Proof that all inspections passed

Documentation that the work is now compliant

The code enforcement officer will close the case. You should receive a letter confirming that the violation is resolved.

What If the Work Doesn't Meet Code?

If the building department determines that the unpermitted work does not meet current code standards, you'll need to remediate (fix or remove it):

Option 1: Bring It Into Compliance – The most common path. Your contractor will make necessary corrections, and you'll pass inspection. This costs money but keeps the improvement on your property. Option 2: Remove the Work – For work that can't be brought into compliance (e.g., structural additions that don't meet setback requirements), the building department may require removal. This is expensive and you lose the improvement, but it's sometimes the only option. Option 3: Variance or Exception – In rare cases, you can request a variance from the building code if strict compliance is impractical. This requires approval from St. Johns County and is not guaranteed. Expect costs of $1,000–$3,000+ for the variance process.

Discuss these options with your contractor and code enforcement officer early.

Penalties and Fines: What You Might Owe

Unpermitted work violations in St. Johns County and Florida can result in:

Civil Penalties:

$50–$500 per day until the violation is cured (or a lump sum of up to $15,000, depending on violation severity)

Accrued penalties from the date of violation discovery to the date of cure

Property Lien:

The county can place a lien against your property for unpaid fines, making it difficult to sell or refinance

Criminal Penalties (in cases of willful, fraudulent, or repeat violations):

Up to $5,000 in fines and/or 60 days in jail

This is rare but possible if you knowingly violated code or hired unlicensed contractors

Insurance and Resale Issues:

Unpermitted work can void homeowners insurance coverage for that area

It can complicate or prevent home sales

Lenders may refuse to finance a property with unresolved violations

The longer you wait to resolve the violation, the higher the accumulated fines become. Early action is always financially smart.

Common Mistakes to Avoid

Mistake 1: Ignoring the Notice

Ignoring a code enforcement notice doesn't make it disappear—it makes it worse. Fines accumulate, and eventually, the county can place a lien on your property or pursue more severe enforcement.

Mistake 2: Hiring an Unlicensed Contractor to "Fix" the Problem

You'll likely need a licensed contractor to pull the retroactive permit. Hiring another unlicensed contractor to remediate unpermitted work just compounds the problem.

Mistake 3: Attempting DIY Repairs Without Permits

If the building department says the work needs to be redone, don't try to DIY it further. Hire a licensed professional. The city is watching now, and additional unpermitted work will make things much worse.

Mistake 4: Not Getting Documentation from Your Original Contractor

If the original work was done by a contractor, try to get them to cooperate in documenting and remediating if needed. If they refuse or are unreachable, get written documentation that you attempted to contact them. This protects you and helps the building department understand the situation.

Mistake 5: Assuming the Work Meets Code

Just because unpermitted work "looks fine" doesn't mean it meets code. Let the inspectors verify. Many code violations aren't visible (e.g., improper wire gauge, missing structural bracing, incorrect ductwork sizing).

Timeline Expectations

Here's a realistic timeline for resolving a typical unpermitted work violation in St. Johns County:

If remediation is required, add 4–12 weeks depending on the scope of work.

Special Situations

Inherited Violations (You Didn't Do the Work)

If you purchased the property and discovered unpermitted work, you're still responsible for resolving it. However, code enforcement officers understand that you may not have been aware of the violation when you bought the home. Document when you discovered it and move quickly to remediate. You may have recourse against the previous owner through your purchase contract or legal action, but that's separate from your obligation to the county.

Violations by Renters

If you own a rental property and a tenant did unpermitted work without authorization, you're technically still responsible to the county. Document that the work was done without your knowledge or consent, address the violation promptly, and consider legal action against the tenant for damages.

Minor Cosmetic Work

If the violation is minor cosmetic work (e.g., added a non-permitted wall that isn't structural), you may be able to remediate it quickly by removing the work or obtaining a simple permit. Discuss with the building department.

Work Done Years Ago

Old violations sometimes surface during property transfers or insurance renewals. The statute of limitations for code violations is generally 5 years under Florida law, but the liability doesn't disappear—it just becomes harder to prove. Resolve it anyway to clear the title and ensure insurability.

Frequently Asked Questions

Q: Can I sell my house with an unresolved code violation?

A: Technically, yes—but you should disclose it to the buyer. Most buyers will require it to be resolved before closing, and lenders typically won't finance a property with open violations. It's better to resolve it first.

Q: What if I can't afford to fix or remediate the unpermitted work?

A: Contact the code enforcement officer and discuss your situation honestly. Some officers may negotiate extended timelines or phased remediation. You could also:

Get multiple contractor bids to find the most affordable solution

Apply for improvement loans or grants (some non-profits offer these)

Seek assistance from legal aid if the violation was due to contractor fraud

Ignoring the problem will only make it more expensive over time.

Q: Can I remove unpermitted work myself?

A: Only if it's truly non-structural (like a removable partition or cosmetic item). For anything involving building systems, structure, or permanent installations, hire a licensed contractor. The building department will need documentation that it was removed properly.

Q: What if the building department says the work can never be brought into compliance?

A: This is rare, but it happens with work that doesn't meet setback requirements, zoning rules, or structural standards. Your options are:

Remove the work (most common)

Request a variance (expensive and not guaranteed)

Consult a real estate attorney about other remedies

Q: Will resolving the violation affect my home value?

A: Resolving it protects your value. An unresolved violation will seriously harm your home's value, insurability, and saleability. A resolved violation shows the work is compliant and shouldn't negatively impact value.

Q: Can I go after the original contractor for unpermitted work?

A: Yes. You can pursue a civil lawsuit against the contractor for damages, breach of contract, or fraud. You may also file a complaint with the Florida Department of Business and Professional Regulation (DBPR). However, resolve the code violation first, then pursue contractor liability separately.

Q: How much will it cost to resolve an unpermitted work violation?

A: It varies widely:

Simple retroactive permit with no remediation: $500–$1,500

Minor remediation work: $1,000–$5,000

Major remediation or engineering: $3,000–$15,000+

Get estimates from licensed contractors early.

Q: Does resolving the violation require me to disclose it when selling later?

A: Once the violation is officially closed by code enforcement, you typically don't need to disclose it (though local real estate disclosure laws vary). Check with a real estate attorney. Disclosing it upfront is generally safer than risking buyer discovery later.

Q: Can code enforcement demolish my property?

A: Only in extreme cases where the structure is deemed a public safety hazard. This is very rare. Most violations resolve through permitting and inspection long before demolition is considered.

Get Help Resolving Your St. Johns County Violation

Unpermitted work violations are stressful, but they're resolvable with the right approach. The key is acting quickly, being honest with the building department, and working with licensed professionals.

If you need guidance tailored to your specific situation, HomeProBadge offers county-specific Permit Violation Action Plans that provide AI-generated, step-by-step guidance for St. Johns County homeowners. These plans include:

Detailed analysis of your violation

Specific guidance for St. Johns County Building Department processes

Contractor referrals (all verified and background-checked)

Timeline and cost estimates

Next-step recommendations

Visit HomeProBadge.com to generate your action plan. You can also use the platform's verified contractor directory to find licensed, background-checked professionals in St. Johns County who specialize in permit remediation and compliance work.

Remember: the fastest and least expensive resolution is the one you start today. Don't wait.