After-the-Fact Permitting Lee County

Lee County Development Services requires a complete set of as-built construction documents for after-the-fact permit applications. For residential projects, this typically includes: a site plan showing the structure's location on the lot with setbacks dimensioned, floor plans at 1/4" = 1'-0" scale, exterior elevations, a roof framing plan, and structural details. For any structural work, signed and sealed structural calculations from a Florida-licensed PE are required. Lee County accepts electronic submissions through their ePlan portal. Wet-stamped paper sets are no longer required for most residential projects, though some commercial applications still require paper. Plan review times in Lee County currently run 4–8 weeks for residential after-the-fact applications, longer for commercial.

Hurricane Ian changed the landscape for after-the-fact permitting in Lee County in several important ways. First, FEMA issued revised Preliminary Flood Insurance Rate Maps (PFIRMs) for Lee County following Ian, which remapped many properties into higher-risk flood zones. If your unpermitted work is in a flood zone — or if the revised maps put your property in a flood zone — the after-the-fact permit must demonstrate compliance with flood zone construction requirements under Florida Building Code Chapter 6 and ASCE 24. Second, Lee County Development Services is actively cross-referencing post-Ian aerial imagery with permit records to identify unpermitted construction. Properties that appear to have new structures or additions without corresponding permits are being flagged for code enforcement review.

The most common after-the-fact permitting scenarios Pineland Engineering handles in Lee County include: screen enclosures and lanais added without permits, garage conversions to living space, detached accessory structures (sheds, workshops, carports), pool and spa additions, roof replacements done without a permit, and post-Ian storm damage repairs. Each of these has specific documentation requirements under the Lee County Local Amendments to the Florida Building Code. For properties in flood zones AE or VE — which covers a large portion of coastal Lee County including Fort Myers Beach, Cape Coral canals, Sanibel, and Captiva — the substantial improvement rule applies. If the cumulative cost of unpermitted work exceeds 50% of the structure's pre-improvement market value, the entire structure must be brought into full flood zone compliance.

Pineland Engineering provides after-the-fact permit packages for Lee County clients including: site visit and field documentation, as-built architectural drawings sealed under AR102594, structural calculations and drawings sealed under PE 39202, flood zone compliance analysis where applicable, and permit application support through Lee County's ePlan system. We are based in Pineland, FL — in Lee County — and have direct familiarity with Lee County Development Services requirements and plan review staff. Call us at (239) 233-5133 or submit a quote request online. We offer free initial consultations for after-the-fact permitting projects.