PERMITS, HOA AND CONDO APPROVALS: KEY TAKEAWAYS
- Replacing windows or doors in the Sarasota area is permitted work. Sarasota County lists size-for-size window and door replacement under its residential alteration permit.
- On most of our projects, we apply for the permit and file the Notice of Commencement. You sign the permit documents and the Notice of Commencement.
- Typical permit times on our projects: about 1 to 3 weeks in the City of Sarasota and Sarasota County, 1 to 4 weeks in Bradenton and Manatee County, and 2 to 6 weeks on Longboat Key.
- If an inspection doesn’t pass, our team coordinates the corrections and schedules the reinspection.
- For HOA and condo approvals, we provide the product information, drawings, color selections, and specifications. Some associations let us help with the approval package, and others require the homeowner to submit it.
- When the job is done, we can provide product approval and design pressure documents for your insurance carrier or wind mitigation inspection.
Before new impact windows or doors go in, most projects clear two separate steps: a building permit from your city or county and, in many communities, approval from an HOA or condo association. Here’s how each one works on our projects in the Sarasota area, what you’ll need to sign, and what happens when something doesn’t pass.
Do You Need a Permit to Replace Windows in Sarasota?
Yes. Sarasota County lists size-for-size window and door replacement under its residential alteration permit. The office that issues your permit depends on your address, and processing times differ from one jurisdiction to the next.
On most of our projects, our team applies for the permit. The exception is when a homeowner is working with a third-party contractor or applies for the permit themselves.
How Long Window and Door Permits Take
| Area | Typical permit time on our projects |
|---|---|
| City of Sarasota | About 1 to 3 weeks |
| Sarasota County | About 1 to 3 weeks |
| Bradenton and Manatee County | About 1 to 4 weeks |
| Longboat Key | About 2 to 6 weeks |
These are typical ranges, not guarantees. Times vary with each building department’s workload. Complex projects, flood zone reviews, structural changes, or approvals from other agencies can extend them.
The Notice of Commencement
Florida’s construction lien law calls for a Notice of Commencement before work begins on most improvements. It’s recorded with the county and identifies the property, the owner, the contractor, and the work. The owner has to sign it, and Florida law doesn’t allow anyone else to sign in the owner’s place. The notice must be recorded and posted on the job site before the first inspection.
Whoever applies for the permit files and records the Notice of Commencement. On most of our projects, that’s our team, and you sign it.
What You’ll Need to Do
- Sign the permit-related documents and, when it applies, the Notice of Commencement.
- Be home for municipal inspections, or arrange access for the inspector.
- Complete any HOA or condo approval forms your association requires.
What Happens If an Inspection Doesn’t Pass
Our team coordinates any required corrections and schedules a reinspection with the building department. The most common reasons a window or door inspection fails:
- Missing documentation
- Product labeling issues
- An incomplete installation
- Incorrect fastening schedules, meaning the unit isn’t anchored the way its product approval specifies
- A mismatch between the approved permit plans and the product that was installed
How HOA Approval Works
It varies by community. In most cases, we provide the product information, drawings, brochures, color selections, and specifications your association asks for. Some associations let us help put the approval package together, and others require the homeowner to submit the application directly.
Florida law doesn’t set a deadline for an HOA’s architectural review, so ask your board for its review schedule before you lock in an install date. If the association denies a request, Florida law requires the written denial to state the specific rule or covenant it’s based on. On the barrier islands, see our guide to hurricane windows for coastal Sarasota homes.
What’s Different About Condo Projects
Condo buildings usually add steps a single-family home doesn’t have. Associations often require:
- Architectural approval
- Insurance certificates
- Contractor licensing documents
- Elevator reservations
- Restricted work hours
- Protection of common areas
- Coordination with property management
Some high-rise buildings also require engineered drawings or additional documentation before work can begin.
Florida law requires every residential condo association board to adopt hurricane protection specifications for each building. Those specifications can cover color and style, and they have to comply with the building code. The law also says a board can’t refuse a unit owner’s hurricane protection that meets its specifications, though it can require you to match the building’s existing look. Ask your association for its specifications before you choose a product. If you’re replacing a condo slider, see sliding glass doors for Sarasota homes and condos.
The Paperwork You Get When the Job Is Done
When the job is complete, you’ll get a closeout email confirming it. On request, we can also provide product approval information, design pressure documentation, and other supporting documents that can help with your insurance carrier or a wind mitigation inspection. Florida’s wind mitigation form, the Uniform Mitigation Verification Inspection Form (OIR-B1-1802), includes opening protection among the features it covers. A revised version is required for inspections on or after April 1, 2026.
Ready to Plan Your Project?
Tell us your address and whether you’re in an HOA or condo building, and we’ll walk you through what your permit and approval steps look like. Request a quote.
Permit, HOA, and Condo Approval FAQs
Yes. Sarasota County lists size-for-size window and door replacement under its residential alteration permit. On most of our projects, our team applies for the permit.
On our projects, typically about 1 to 3 weeks in the City of Sarasota and Sarasota County, 1 to 4 weeks in Bradenton and Manatee County, and 2 to 6 weeks on Longboat Key. Flood zone reviews, structural changes, or other agency approvals can extend that.
The owner. Florida law doesn’t allow anyone else to sign in the owner’s place. On most of our projects, we file and record it, and you sign it.
You need to be present for municipal inspections or arrange a way for the inspector to get in.
We provide the product information, drawings, color selections, and specifications the association needs. Some associations let us help with the approval package, and others require the homeowner to submit it directly.
You’ll get a closeout email when the job is complete. On request, we can provide product approval information, design pressure documentation, and other supporting documents.