Town of Redington Shores

A city address is usually permitted by the city, not the county — but not always, and some authorities keep building and hand electrical to someone else. Getting this wrong costs the whole submittal, because every requirement below belongs to whoever actually holds jurisdiction. Check the overlays in the same pass: an HOA, a historic district, a windstorm certification or a system-size cap can reshape the design, and all of them are cheaper to find now than after the array is laid out.

• Is this authority the AHJ for residential solar at this address? Yes. The Town of Redington Shores is the AHJ for residential solar at addresses inside the town limits; it runs its own building department in-house. 95% · state permit-issuer register
• What does this authority permit itself, and what does it delegate? Both, and more: the town permits and inspects building, electrical, plumbing, mechanical and gas itself, and does its own zoning and floodplain review. It contracts out fire (Seminole Fire Rescue and Madeira Beach), police (Town of Indian Shores) and code enforcement (Pinellas County Sheriff's Office). 90% · proposed budget (org chart and departmental detail)
• Is a permit required for a residential rooftop PV system? Yes. Solar is not named anywhere, but a PV system is electrical work: Exhibit A ('when a permit IS required') lists 'Electric System - Repair, replace, or new (any part of system, except replacement of fuses or breakers)' and 'Electric Service - Work on existing service or panel (including upgrade)'. Code Sec. 63-16 requires a permit for alterations generally. 88% · published permit-requirement exhibit (rev 6/26/15)
• Is there a separate electrical permit, or is it combined? Either. The fee schedule prices 'Mechanical, Plumbing, & Electrical $35 + $10.00/K of sub-contract, if a separate project', so electrical can be a stand-alone permit or a sub-trade line under a building permit. The town's permit placard carries BOTH a structural 'Solar Tie Down' and an electrical 'Solar Electrical Final' inspection type, so one job can draw on two trade inspection tracks. 70% · fee schedule + permit placard inspection list
• Is a HOA or architectural approval required first? Not by the town, but it is a live gate in practice. The Permit Submittal Checklist requires an 'HOA Approval Notice if required according to by-laws' for commercial remodels only; the Town Manager's March 2026 memo lists 'HOA approval letters' among the reasons permits sit at 'Ready to Issue'. The town is 2,015 housing units for 2,176 people — a condominium town, so an association is the likelier gate than the town. FS 163.04(2) limits what an association may do: it may not prohibit solar collectors, and may determine only the specific roof location 'within an orientation to the south or within 45 degrees east or west of due south if such determination does not impair the effective operation of the solar collectors'. 78% · Florida Statutes + submittal checklist + building department memo
• Is there a historic-district review? No. There is no historic district, no local register, no preservation board and no certificate-of-appropriateness procedure in Redington Shores. 88% · codified ordinance (absence proved against a named denominator)
• Is a wind or windstorm certification required? Yes in substance. The PCCLB local technical amendment to FBC 1609.3 sets, verbatim, 'All incorporated and unincorporated Pinellas County, Risk Category I - 135 MPH ... Risk Category II - 145 MPH ... Risk Category III - 155 MPH ... Risk Category IV - 157 MPH with interpolation permitted as allowed in the Code and ASCE 7-16'. A house is Risk Category II, so 145 mph ultimate design wind speed, ASCE 7-16. Code Sec. 63-3.H adds that all nonexpendable structures in windload zones 2 and 3 must withstand 130 mph. No separate windstorm certificate form exists; it is carried in the sealed plans required over $25,000. 85% · county licensing board local technical amendment (FBC 8th Edition 2023)
• Is a Specific Use Permit or Council approval ever required? No for a rooftop retrofit on a house. Code Sec. 90-237 subjects 'all applications for new construction or substantial improvement, other than single-family detached houses and duplex units east of Gulf Boulevard' to site plan review by the planning and zoning board and final approval by the board of commissioners. A PV retrofit is neither new construction nor, at typical cost, a substantial improvement. If review were ever triggered the P&Z fee schedule prices 'Site Plan (single family residential) $1,000.00' and 'Variance $750.00'. 78% · codified ordinance Sec. 90-237 + P&Z fee schedule (Res. 09-19, variance updated by Res. 13-24)
• Is there a system-size cap on residential generation? None in the town's rules — 'solar', 'photovoltaic', 'inverter', 'renewable', 'alternative energy', 'energy storage' and 'generator' are all ZERO in the codified Code. The cap that actually bites is the utility's: Duke's Tier 1 standard interconnection agreement is for 'customer-owned renewable generation systems (10kW or less)' and ¶9 adds that total capacity must not exceed 90% of the rating of the service currently provided. Above either, the job moves to Tier 2. 85% · utility tariff + codified ordinance (absence proved)

Several authorities require the electrical permit to be pulled by a licensed electrician, or require the contractor to be registered with them BEFORE applying. Registration is not same-day. This is second on the list rather than fourth because it is the step most likely to stop the job before the drawings matter.

• Who is allowed to pull the electrical permit? Either: a State of Florida licensed contractor (electrical or the appropriate trade) who has first registered with the Town, or the homeowner of a one- or two-family home under an Owner Builder affidavit. 88% · department page + Code Sec. 63-16
• Must the contractor be registered with this authority before applying? Yes. 'All contractors must be registered with Redington Shores' — general liability naming the Town as certificate holder, current State licence certificate, qualifier's driver's licence, workers' comp or exemption, and a notarised Authorized Agent form. Separately, PCCLB registration ENDED for state-certified contractors on 24 June 2024 and is no longer required; town registration is. 95% · published submittal checklist
• Is a homeowner permitted to self-install and self-permit? Yes, for one- or two-family homes, with a notarised Owner Builder Affidavit submitted with the application. 95% · published affidavit form

Almost everywhere wants a site plan, a one-line or three-line electrical diagram, equipment cut sheets with listings, and a structural attachment detail. Build it against the published checklist rather than the last jurisdiction you worked in — the checklist is what the reviewer marks against.

• What documents make up a complete submittal? General requirements for every permit: permit application completed, signed and NOTARISED BY BOTH the owner and the contractor; Owner Builder Affidavit if applicable; sub-contractor form if applicable; an ITEMIZED COST VALUATION BREAKDOWN OF LABOR AND MATERIALS; and a recorded Notice of Commencement for contracted work over $5,000. For the ELECTRICAL category the only extra item is 'Code compliant construction drawing / location of work'. Over $25,000 in value, Code Sec. 63-16.A adds sealed plans. *** THE ITEMISED LABOUR-AND-MATERIALS BREAKDOWN IS BARRED BY FS 553.79(1)(f), which says a local government may not require a contract or 'any associated document, including ... material costs lists, labor costs'. The checklist demanding it is dated 28 Aug 2026. *** 90% · published submittal checklist
• How many copies, and in what format? Contradictory, and the town has three live answers. Code Sec. 63-2 (as amended by Ord. 2025-01, 11 Jun 2025): 'three copies of proposed plans and specifications'. Code Sec. 63-16: THREE sealed sets if the work is over $25,000, TWO copies of the work plan if under. The portal and the checklist contemplate electronic upload with no copy count at all. Nobody has reconciled them. 70% · codified ordinance (Supp. 16, through Ord. 25-03, 13 Aug 2025)
• Is a site plan required, and what must it show? Yes. Code Sec. 63-16.B requires a work plan 'showing the lot and the relation of the work to the lot'. Because 100.00% of the town's land is in the Special Flood Hazard Area, Code Sec. 63-40.A also fires on every job: the site plan must show flood hazard areas and zone(s), base flood elevation(s), ground elevations, the location of proposed and existing structures, any fill, the Coastal Construction Control Line (or a note that the site is seaward of it), any dune or mangrove alteration, and 'designation of proposed design flood elevation based on base flood elevation plus two feet of freeboard'. 85% · codified ordinance Sec. 63-40
• Is a one-line / three-line diagram required? Not required by name. No published document asks for a one-line or three-line diagram; the electrical submittal requirement is the single line 'Code compliant construction drawing / location of work'. 72% · published submittal checklist (absence proved against a named denominator)
• Are string and conductor calculations required? Not required by name — no published document asks for string or conductor calculations. 70% · department forms list (absence proved against a named denominator)
• Is a structural PE stamp required, and at what threshold? $25,000 of work value. Code Sec. 63-16.A: 'For all new buildings or alterations over $25,000.00 in value in the estimate of the town building official, or his designee, three sets of plans and specifications bearing the seal of a registered, certified professional architect or engineer ... shall be submitted.' A typical residential PV job is over that line, so SEALED PLANS ARE THE NORM HERE. 88% · codified ordinance Sec. 63-16.A
• Is an electrical PE stamp required, and at what threshold? Same threshold and same clause: over $25,000 the sealed 'plans and specifications' requirement of Sec. 63-16.A is not limited by trade. No separate electrical-engineer requirement is published. 68% · codified ordinance Sec. 63-16.A

Most authorities now take the whole application through a portal, and several states cap or constrain what a residential solar permit may cost. Check whether plan check is billed separately before you quote the job.

• Which permit portal does this authority use? SmartGov by Granicus, at twn-redingtonshores-fl.smartgovcommunity.com/Public/Home (build v2026.15.0). Portal support 727-262-2218, bldgdept@redshoresfl.com. 95% · permit portal
• Can the whole application be completed online? Nearly, but not on a first application. The portal takes the application, the uploads, inspection scheduling and payment (card at +3%, or e-check at $2.00 flat). Two things block a wholly electronic first submission: the permit application must be signed and NOTARISED by both the owner and the contractor, and a first-time contractor cannot self-register — 'Contact bldgdept@redshoresfl.com to request a link and access code.' 85% · published permit guide + portal
• What does a residential solar permit cost? About $498 on a $37,000 job, and there is NO solar line — PV is priced as electrical by valuation. Formula from the Permit Fee Calculations Schedule: $35 application fee + $10.00 per $1,000 of sub-contract value (electrical as a separate project, not new construction) + a nonrefundable 20% plan review fee on that subtotal because the project is over $5,000 + a 2.5% building code surcharge ($4.00 minimum). Worked: $35 + $370 = $405; +20% = $486; +2.5% = $498.15. At $55,000: ~$719.55. At $15,000: ~$227.55. Add 3% if paying by card, or $2.00 flat by e-check. *** BEWARE THE OTHER DOCUMENT: the town's media library also holds Permit-Fees-2024.pdf, which prices 'IV-I-2. Photovoltaic Systems - Each (includes Building, Plan Review & Electrical) $250.00' — but that file is BYTE-IDENTICAL (md5 bda23350005488fe847dc38466e20660) to the Pinellas County FY24 Adopted Budget extract SAFEbuilt serves for Belleair Bluffs and North Redington Beach, it is linked from ZERO of the town's 96 pages, and it is not this town's schedule. *** 80% · published fee schedule
• How is the fee calculated? Valuation — $10.00 per $1,000 of project/sub-contract value for non-new-construction work, on top of a $35 flat application fee, with a percentage plan-review add-on and a percentage surcharge. (New construction runs on a separate banded table starting at $10.00 per $1,000 for the first $500,000.) 90% · published fee schedule
• Is there a separate plan-check fee? Yes. 'Plan Review Fee: If the project is over $5,000.00, or requires a plan or product approval, add nonrefundable 20% of above subtotal, due at time of submission.' Nonrefundable, and payable at submission rather than at issue. 92% · published fee schedule + Code Sec. 63-18

Interconnection is a separate process from the permit and usually the longer pole. Where the utility does not depend on the permit being issued, running both at once is the single biggest saving available on a residential job.

• What is the stated plan-review turnaround? Not published by the town. The governing clock is FS 553.792(1)(a): 30 business days for work on a structure under 7,500 sq ft (a typical $37k-$55k PV job is over the $15,000 value limb and under the size limb), or 5 business days if the work is under $15,000. What the town does publish is throughput, monthly: in March 2026 it received 48 permit applications and issued 26, held 9 under review, completed 301 inspections and carried 533 open permits. 75% · town manager's monthly building department memo + Florida Statutes
• How long is an issued permit valid before it expires? THE TOWN SAYS FOUR DIFFERENT THINGS, AND ALL FOUR ARE SHORTER THAN THE STATUTE ALLOWS. Code Sec. 63-17: invalid unless work is commenced within 60 DAYS of issuance; expires by limitation at 6 MONTHS if the work is $25,000 or less and 9 MONTHS if more; one 90-day extension at half the original permit fee. The fee schedule repeats the 6/9-month rule. The permit application says the permit 'is invalid after 90 days if the project is not started'. The Building Permit Placard says void if work is not commenced within 6 months, or after 90 days if the contractor or owner fails to schedule the inspection, or if work is suspended or abandoned for 90 days. FS 553.79(1)(c), read verbatim today: 'A building permit issued by a local government for a single-family dwelling expires 1 year after the issuance of the permit or on the effective date of the next edition of the Florida Building Code, whichever is later.' 92% · Florida Statutes + codified ordinance Sec. 63-17 + fee schedule + permit placard
• Which utility handles interconnection here? Duke Energy Florida, LLC. 92% · town-published utility notice + code + budget
• Where does the utility sit in the sequence? After permit, for PTO: Duke's Tier 1 agreement ¶7 makes the customer provide 'Local Building Code Official inspection and certification of installation' certifying that the installation 'was permitted, has been approved, and has met all electrical and mechanical qualifications' — so Duke waits on the town's final. But the town pushes Duke EARLIER for anything touching the service: its own 7-13-2026 notice tells homeowners and contractors to 'incorporate Duke utility requirements into your plan - before Plan Review', because Duke may require permanent stairs, a 3' x 5' landing at the meter, and safe access for meter replacement and emergency disconnects, and 'these requirements may lead to stair and landing encroachments'. 80% · utility tariff (Section VII, Third Revised Sheet No. 7.310, eff. 29 Apr 2013) + town notice

The NEC edition a jurisdiction enforces is often a cycle behind the newest one published, and local amendments sit on top of it. Rapid shutdown, conductor sizing and labelling all change between editions, so the edition in force is the first thing to establish, not the last.

• Which NEC edition is in force? NEC 2020, as incorporated by the Florida Building Code 8th Edition (2023), PLUS the Pinellas County Construction Licensing Board amendment to NEC Article 250.96(A): 'All raceways shall contain an equipment-grounding conductor sized in accordance with Table 250.122.' PRICE THE EGC IN ON EVERY RACEWAY. 78% · county licensing board local technical amendment (FBC 8th Edition 2023) + Code Sec. 63-1
• Which building code edition is in force? Florida Building Code 8th Edition (2023), reached by a floating adoption. Code Sec. 63-1.A adopts the FBC 'including their latest editions and revisions, now in effect or as hereinafter may be modified and amended' but still names '2010 Florida Building Code (FBC), as effective March 15, 2012' as its example; the Permit Submittal Checklist of 28 Aug 2026 names 'the FBC 8th Edition Existing Building Code'; the Building Department page says 'the current edition of the Florida Building Code'; and the PCCLB amendments the town adopts are headed 'FLORIDA BUILDING CODE 8th EDITION (2023)'. The Roofing Affidavit form is titled 'FBC 2023'. 85% · codified ordinance Sec. 63-1 + department checklist
• Which fire code edition is in force? The town adopts NO fire code of its own. The only reference in the entire codified Code is Sec. 63-1.B, which designates the Planning and Zoning Board (or the PCCLB 'as applicable to the context') as the board of adjustments and appeals 'pursuant to the land development regulations of the town, the Florida Building Codes and the Florida Fire Code'. Fire service is contracted out to Seminole Fire Rescue (727-393-8711) and Madeira Beach. For fire inspections the town says: call Seminole, then 'provide a copy of your fire inspection to the building department'. 65% · department page + budget org chart + codified ordinance enumeration
• Are there local amendments to any of the above? Yes, on two tracks. (1) County licensing board amendments reaching the town through Code Sec. 63-1.A: NEC Article 250.96 (EGC in every raceway), FBC 1609.3 (145 mph Risk Category II, ASCE 7-16), FBC 3109 (Pinellas Gulf Beaches Coastal Construction Code), plus plumbing, fuel gas and residential amendments. (2) The town's own FBC Chapter 1 and flood amendments in Code Sec. 63-1.C and Chapter 63 Part 2: FBC 104.10.1, 107.6.1, added Section 117, 1612.4.1 (ASCE 24 or BFE+2, whichever is higher), R322.2.1, R322.2.2, 1612.2 and FBC Existing Building 202 (5-year cumulative substantial improvement). 92% · codified ordinance Sec. 63-1 + county licensing board amendments
• What is the installation judged against? The Florida Building Code 8th Edition (2023) and NEC 2020, both as amended by the Pinellas County Construction Licensing Board; the Pinellas Gulf Beaches Coastal Construction Code; the town's own Chapter 63 Part 2 flood damage prevention article; ASCE 7-16 at 145 mph ultimate design wind speed for a Risk Category II house; and FEMA/NFIP requirements. The permit application's OFFICE USE ONLY block has a field headed 'CODE IN EFFECT:' that the town fills in per permit. 85% · department page + codified ordinance + county amendments

Ridge setbacks and roof access pathways are fire-service requirements and they constrain the array layout. They are the most common cause of a redesign after the fire department comments on a plan set.

Nothing recorded for Town of Redington Shores on this step yet — 1 question checked and found unpublished. The guidance above is general.

Which rapid-shutdown rule applies follows directly from the NEC edition in force, and the initiation device has to be at a location the fire service can reach and identify. This is inspected, and it is labelled.

• Is rapid shutdown required, and to which NEC edition? Yes — NEC 2020 Article 690.12 applies through the adopted code. The town adds nothing: 'rapid shutdown' occurs zero times in the codified Code and zero times across the town's 96 website pages, and the PCCLB's only NEC amendment is to Article 250.96. 75% · adopted code + county amendment set (absence of local variation proved)

The NEC sets a baseline for permanent markings at the service equipment and the disconnecting means. On top of that, an authority may specify its own wording, and the utility may specify more again. Where any of them writes its own text, a generic off-the-shelf label set will not pass — this is the detail most often fixed on a return visit.

• Which placards does this authority require at the service equipment? None beyond what NEC 2020 itself requires. The town specifies no placards at the service equipment, and neither does the utility. 85% · codified ordinance + utility tariff (both absences proved this run)
• Does the authority specify placard wording of its own? No. The authority specifies no placard wording of its own. 88% · codified ordinance and published forms (absence proved against a named denominator)
• Does it specify letter height, colour or material? No. No letter height, colour or material is specified for any electrical or PV label. (The Code does specify letter heights in its SIGN article, for commercial signage, which has nothing to do with equipment labelling.) 85% · codified ordinance (absence proved against a named denominator)
• Is a site plan / facility map placard required, and what must it show? No local requirement. Whatever NEC 2020 705.10 / 690.56(C) requires applies through the adopted code; the town adds nothing and asks for nothing on the plans beyond 'code compliant construction drawing / location of work'. 78% · published submittal checklist + codified ordinance (absence proved)
• Does the UTILITY specify placards beyond the AHJ's? No. Duke Energy Florida's Tier 1 standard interconnection agreement specifies no placards, labels or warning signs at all. 88% · utility tariff, OCR'd at 300 dpi in this run
• Where must the labels be placed? No local or utility rule on label placement. NEC 2020's own placement rules govern unamended. 80% · codified ordinance + utility tariff (absences proved)

Where the AC disconnect must sit relative to the meter is usually the utility's rule, not the building department's. Battery storage frequently carries its own permit, its own inspection and its own fire conditions.

• Where must the AC disconnect be, relative to the meter? No rule on either side. The town specifies nothing about AC disconnect location, and Duke's Tier 1 agreement does not require a customer-installed manual disconnect at all — ¶10 refers to 'the manual disconnect switch, IF AVAILABLE, or ... disconnecting the meter', which is conditional language, not a requirement. 70% · utility tariff + codified ordinance (absences proved)
• Must equipment be on a specific approved list? No approved-equipment list of the town's own, but two listing gates apply. Florida Product Approval is required by the checklist for products in its named categories (windows and doors; 'Florida Product Approval for brackets or stands (including installation manual)' for mechanical) — a mounting system is a bracket or stand on that wording. Duke's Tier 1 agreement ¶6 requires 'a utility-interactive inverter, or other device certified pursuant to item 5 listed above, that performs the function of automatically isolating the Customer-owned generation equipment from the electric grid in the event the electric grid loses power'. 72% · published submittal checklist + utility tariff
• Are batteries permitted, and under what conditions? The town has no battery or energy-storage rule of any kind. 'battery' returns 3 hits in the 1,371,405-character codified Code and all three are the same cross-reference list of state criminal statutes (FS 784.011 assault, 784.041 felony battery, 784.045 aggravated battery); 'energy storage', 'ESS', 'lithium' and 'storage system' are zero. Batteries are therefore neither permitted nor prohibited by name — they fall to the FBC and the fire code, and the fire code here belongs to Seminole Fire Rescue and Madeira Beach. 65% · codified ordinance (town-side absence proved; fire side unreached)
• Is there a separate ESS permit or inspection? No. There is no separate ESS permit type and no ESS or battery inspection type. The town's full inspection catalogue — the type list printed on its own Building Permit Placard, running to well over a hundred named types across structural, plumbing, electrical, gas, mechanical, fire and pool — contains 'Solar Tie Down', 'Solar Plumbing Final' and 'Solar Electrical Final' but nothing for storage. 75% · town Building Permit Placard inspection list (absence proved against a named denominator)
• Is a ground mount treated as a structure? Yes, and the flood rules make a ground mount hard here. Code Sec. 63-5.A defines 'Structure' as 'Anything constructed, erected, or installed, whether permanent or portable, the use of which requires a location on the ground'. Then: (a) 100.00% OF THE TOWN'S LAND IS IN THE SPECIAL FLOOD HAZARD AREA and 8.07% is VE; (b) Sec. 63-43 prohibits accessory structures outright in coastal high hazard areas (Zone V/VE) and, elsewhere, permits them below BFE only for parking or storage, one-storey, not larger than 600 sq ft, with flood-damage-resistant materials below BFE+1 and 'mechanical, plumbing and electrical systems, including plumbing fixtures, elevated to or above the base flood elevation plus one foot'; (c) because a PV array is not 'used for parking or storage', Sec. 63-43 does not reach it and the catch-all does: Sec. 63-66.A, 'other development', requires anything not otherwise provided for to be anchored against flotation, built of flood-damage-resistant materials, and to 'have mechanical, plumbing, and electrical systems ABOVE THE DESIGN FLOOD ELEVATION', which Sec. 63-40.A(7) fixes at BFE PLUS TWO FEET. With BFEs of 9 to 13 ft across the town, that puts a ground mount's electrical 11 to 15 ft above datum. Zoning adds setbacks for accessory structures and a 100 sq ft / 10 ft cap on 'storage sheds, utility buildings, or lockers'. 85% · codified ordinance Sec. 63-5, 63-40, 63-43, 63-66 + FEMA NFHL measurement
• Is there a local rule on service upgrades or busbar sizing? No local rule on service upgrades or busbar sizing. The single electrical amendment in force is the PCCLB's EGC-in-every-raceway addition to NEC 250.96(A); busbar, 120% rule and service-upgrade questions fall to NEC 2020 unamended. An upgrade to the existing service or panel does need its own permit (Exhibit A, 'Electric Service - Work on existing service or panel (including upgrade)'). 80% · county amendment register + codified ordinance (absence proved against a named denominator)
• Is a specific mounting system or attachment spacing required? Nothing solar-specific is specified. The attachment is governed by the sealed plans required over $25,000 (Sec. 63-16.A) against ASCE 7-16 at 145 mph, and it draws its own inspection: the town's Building Permit Placard carries a structural inspection type 'Solar Tie Down'. The nearest analogous codified rule is Sec. 90-174 for satellite antennas, which requires ground mounts to be anchored 'so that in the event of flooding, such ground mounts shall not come out of the ground' with 'plans and specifications for such mounts ... submitted to and approved by the building inspector prior to any installation' — but that section is scoped to satellite antennas and cannot fire on PV. 70% · town Building Permit Placard inspection list (inside the Private Provider Packet) + codified ordinance

Booking is a portal, a phone call or an email depending on the authority, and the notice required is rarely zero. Book before the work is finished rather than after — the lead time, not the work, is usually what sets the date.

• How is an inspection booked? Any of three: through the SmartGov portal, by phone on 727-397-5538 option 1 between 8:30 am and 3:00 pm, or by email to bldgdept@redshoresfl.com. 95% · department page
• How much notice is required? Next business day, with a 3:00 pm cut-off the day before. 'Next-day Inspections must be called in by 3:00 pm' and 'The cutoff time for next day inspections is 3:00 pm.' 95% · department page
• Are same-day or AM/PM windows offered? No AM/PM windows are offered and no same-day service is published. Inspections are performed Monday through Friday between 9:00 am and 3:00 pm. Results may take up to 24 hours to appear in the portal. 88% · department page

Some authorities inspect their own solar work; some delegate it, and a few do not inspect the PV equipment itself at all. Who is coming determines what they will look at.

• Does this AHJ perform its own final solar inspection? Yes. The town's own building department performs the inspections, with a private-provider alternative available to the owner or contractor under FS 553.791. 95% · department page + building department memo + adopted budget
• If delegated, to whom? Not delegated. The only alternative route is a private provider chosen and paid by the fee owner under FS 553.791, and the town's 19-page Private Provider Packet RESERVES NOTHING — 'reserv' occurs zero times in it, so there is no list of inspections the town keeps to itself. 88% · published private provider packet

A rough-in or mid-roof inspection, where one is required, has to happen before the work it covers is closed up. Missing a stage means opening something back up, and it is the most expensive kind of correction.

• Which inspections are required, and in what order? For a rooftop PV retrofit, from the town's own inspection type list: 'Solar Tie Down' (the structural attachment), 'Solar Electrical Final', and a Final Building. Electrical Rough-In applies only where work will be concealed behind wall or ceiling membranes. Code Sec. 63-19 makes inspections mandatory 'before covering any walls or ceilings, in order that framing plus electrical, plumbing or air-conditioning/heating rough-ins may be inspected' and 'at other phase points required by the building code and listed by the building department'. 72% · town Building Permit Placard inspection list + Code Sec. 63-19
• Is a rough-in or mid-roof inspection required? No mid-roof inspection exists. An Electrical Rough-In type exists and Code Sec. 63-19.B makes it mandatory before any wall or ceiling is covered — so it fires only if the PV conduit will be concealed. There is no 'mid-roof' or 'in-progress roof' type in the town's catalogue; the roof types are Roofing/Deck (a) Dry-In and (b) Final, and Re-Roof Dry-in/Flashing and Re-Roof Final. 70% · published inspection catalogue + Code Sec. 63-19

The approved plan set, the permit, and the equipment listings should be on site and reachable. Inspectors routinely verify that installed equipment matches what was approved, and that the labels are the ones the plan set promised.

• Is there a published inspection checklist? Yes, three of them, and they disagree. (1) TORS-Inspections-1.pdf, a one-page catalogue describing what each inspection covers by trade. (2) Permit-Submittal-Checklist-8.28.26.pdf, five pages by category, which also reprints FBC 110.3 'Required inspections'. (3) The Building Permit Placard inside the Private Provider Packet, whose checkbox list is the fullest catalogue the town publishes — and the only one with solar types on it. 90% · published inspection catalogue
• What must be on site at inspection? 'Permit Placard, Notice of Commencement, Approved Site and Building Plans must be posted on site in permit box or dry location by front door.' The placard itself adds 'POST PERMIT PLACARD ON JOB SITE AT ALL TIMES & MUST BE VISIBLE FROM THE STREET'. The NOC must be recorded at the courthouse and posted before the first inspection, and is required for contracted work over $5,000. 95% · department page + town permit placard

Passing gives you a final or an equivalent sign-off. That is not the same as permission to operate: PTO comes from the utility, and who tells the utility the inspection passed varies. A system left switched off for weeks is usually waiting on this handover.

• What is issued on pass? A passed Final, not a Certificate of Occupancy. The town's CO list is explicitly a new-construction list — 'All new construction requires a final zoning inspection for C/O' — and runs to final survey, final elevation certificate, Coastal A or V Zone certificate, driveway agreement, termite certificate, recorded non-conversion agreement, blower door test, insulation certificate, EPL display card and the Building Official's approval. A PV retrofit triggers none of those; it closes on the Solar Electrical Final and the Final Building, visible in the portal. 70% · department page
• Who notifies the utility for PTO? The installer or customer, not the AHJ. Duke Tier 1 ¶7: 'The Customer agrees to provide Local Building Code Official inspection and certification of installation. The certification shall reflect that the local code official has inspected and certified that the installation was permitted, has been approved, and has met all electrical and mechanical qualifications.' The town publishes nothing about notifying Duke. 85% · utility tariff, OCR'd at 300 dpi in this run
• Is there a re-inspection fee? $45.00. 90% · published fee schedule
• How are corrections issued and cleared? Through the portal, with email and phone as the fallbacks. Results are viewable in the permit portal (up to 24 hours to appear), or by calling 727-397-5538 option 1, or by emailing bldgdept@redshoresfl.com. Applications carry visible statuses — the Town Manager's March 2026 memo reports them as Under Review, Disapproved, Payment Pending, Ready to Issue and Incomplete Applications, and notes 'View Notes on your application' as a portal feature. 65% · building department memo + portal pages