Quick Answer
Responding to Florida Building Department plan review comments requires a thorough understanding of the Florida Building Code and a systematic approach to addressing each item. Carefully review every comment, identify the specific code section cited (e.g., FBC 2023, ASCE 7-22), and provide clear, concise revisions to your plans or supporting documentation. It's crucial to demonstrate compliance with all applicable codes and standards. For instance, structural comments often reference ASCE 7-22 for wind or seismic design. Ensure all changes are clearly marked and resubmitted with a detailed response letter. For expert assistance navigating complex plan review comments in Florida, contact Pineland Engineering at (239) 233-5133.
Receiving plan review comments from a Florida building department is a normal part of the permit process — not a rejection. Plan review comments (also called correction notices or deficiency lists) are the building department's way of telling you what needs to be clarified, corrected, or added to your construction documents before the permit can be issued.
For complex projects, multiple rounds of comments are common. Even well-prepared permit sets sometimes receive comments on minor issues. The key is to respond promptly, completely, and clearly — addressing every comment in a way that satisfies the plans examiner.
This guide explains how to read plan review comments, how to prepare effective responses, and how to avoid common mistakes that lead to additional rounds of comments. Pineland Engineering regularly responds to plan review comments on behalf of our clients throughout Florida.,,
Understanding Plan Review Comments
Plan review comments are issued by licensed plans examiners who review your construction documents for compliance with the Florida Building Code, local amendments, and applicable federal regulations. Comments are typically organized by discipline — structural, architectural, electrical, plumbing, mechanical, zoning, fire — and each comment references the specific code section that applies.
Comments range from minor administrative issues (missing information on the title block, unclear dimensions) to substantive technical issues (structural calculations that do not support the design, missing required details). Understanding the nature of each comment is the first step to responding effectively.
Most Florida building departments use electronic plan review (ePlans) systems, and comments are delivered through the online portal. Comments may include markups on the drawings (showing exactly where the issue is) or written descriptions of the required changes. Read each comment carefully and make sure you understand exactly what the examiner is asking for before preparing your response.
Preparing Your Response
A good plan review response addresses every comment — no exceptions. Examiners review responses comment by comment, and any comment that is not addressed will result in another round of comments. For each comment, your response should identify the comment number and description; explain what change was made to the drawings or calculations; reference the specific location in the revised drawings where the change can be found (sheet number, detail number, grid reference); and, if you believe the comment is not applicable or that your original design was correct, provide a clear technical explanation with code references.
Revised drawings should be clearly marked to show what changed — use revision clouds or delta markers to highlight changes. This makes it easy for the examiner to find the revisions without reviewing the entire drawing set again.
For technical comments involving structural calculations, provide revised calculations that clearly show how the issue was resolved. If the comment involves a code interpretation question, cite the specific code section and explain your interpretation. If you disagree with the examiner's interpretation, you can request a meeting with the building official to discuss the issue.
Common Plan Review Comments in Florida
Certain types of plan review comments appear frequently in Florida permit applications. Understanding these common issues can help you avoid them in the first place — or respond to them quickly when they arise.
Wind load comments are among the most common in Florida. Examiners frequently request clarification of design wind speeds, wind exposure categories, and wind uplift calculations. Make sure your structural drawings clearly state the design wind speed for the project location, the wind exposure category, and the source of the wind load data (ASCE 7 table or Florida Building Code wind speed map).
Flood zone comments are common for projects in FEMA Special Flood Hazard Areas. Examiners check that the lowest floor elevation meets or exceeds the Base Flood Elevation plus any required freeboard, that flood-resistant materials are specified below the BFE, and that enclosed areas below the BFE have adequate flood openings.
Product approval comments arise when windows, doors, roofing materials, or other products do not have current Florida Product Approval numbers listed on the drawings. Always include the Florida Product Approval (FPA) number for all regulated products.
Energy code comments are common for new construction and major renovations. The Florida Energy Code requires specific insulation values, window performance ratings, and HVAC efficiency standards. Make sure your drawings include an energy code compliance form (COMcheck for commercial, ResCheck or Manual J for residential).
Resubmitting Revised Documents
After preparing your response and revised drawings, resubmit through the building department's ePlans portal. Most portals require you to upload revised documents and a written response letter that addresses each comment by number. Some portals have a specific response form; others accept a PDF letter.
Turnaround times for resubmission review are typically shorter than the initial review — examiners are reviewing specific changes rather than the entire document set. However, turnaround times vary by jurisdiction and workload.
If your resubmission resolves all comments, the permit will be approved and issued. If the examiner has additional comments on your revisions, you will receive another round of comments. This back-and-forth is normal for complex projects.
If you believe a comment is incorrect or that the examiner is misapplying the code, you have the right to request a meeting with the building official or to file a formal appeal. However, in most cases, it is faster and more cost-effective to address the comment as requested and move forward.
Frequently Asked Questions
How long does it take to get a response after resubmitting revised plans in Florida?
Resubmission review times vary by jurisdiction and workload. In most Florida building departments, resubmission review takes 1–3 weeks for residential projects and 2–4 weeks for commercial projects. Some departments offer expedited review for an additional fee. Check with your specific building department for current turnaround times.
Can I call the plans examiner directly to discuss comments?
Yes, in most Florida building departments, you can request a pre-application meeting or a post-comment meeting with the plans examiner to discuss specific issues. This can be especially helpful for complex technical comments or code interpretation questions. Contact the building department to schedule a meeting.
What if I disagree with a plan review comment?
If you believe a comment is incorrect or that the examiner is misapplying the Florida Building Code, you can request a meeting with the building official to discuss the issue. If the dispute cannot be resolved at the building department level, you can file a formal appeal with the Florida Building Commission or request a declaratory statement from the Commission on the code interpretation.
How many rounds of plan review comments are normal?
For simple residential projects, one round of comments is typical. For complex residential or commercial projects, two or three rounds are common. Well-prepared, complete permit sets from experienced design professionals tend to receive fewer comments. If you are receiving many rounds of comments, it may be worth consulting with an experienced Florida engineer or architect to review your documents before resubmission.
FL Architecture AR102594 · Engineering PE 39202
Need Help Responding to Plan Review Comments?
Pineland Engineering responds to plan review comments for clients throughout Florida. We prepare revised drawings, calculations, and written responses to resolve comments quickly and get your permit approved.
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