Flood Repair Permits on the Space Coast

After the Space Coast flooding

Heavy rain fell across the Space Coast from November 1 to 3, 2026. On the morning of November 2, the National Weather Service (NWS) in Melbourne issued a Flash Flood Emergency for West Melbourne and Palm Bay (NWS Melbourne, Nov 2, 2026). Preliminary NWS rainfall reports through noon on November 3 show more than 24 inches near Grant-Valkaria and Malabar and 22 inches just south of Palm Bay (NWS Melbourne Public Information Statement, Nov 3, 2026). On November 3, Brevard County Emergency Management asked residents whose homes were damaged or flooded to report it through the county's online damage form. The county says the form "is not an application for assistance" (Brevard County Emergency Management; damage report form).

As cleanup turns into repairs, permits and licensing matter. Here's what Brevard property owners should know before work starts.

When do flood repairs need a permit?

Brevard County's Floodplain Administration page says any development in the floodplain requires a building permit under Chapter 22 of the Brevard County Code of Ordinances (Brevard County Floodplain Administration). Permit applications, inspection requests and permit searches are on the county's Building Permits page.

Work that usually involves a permit and a state license includes electrical, plumbing, and structural repairs. Florida's Department of Business and Professional Regulation (DBPR) lists roof repairs, new or replacement roofs, new windows, plumbing repairs, and electrical repairs or rewiring as storm-related services that require a DBPR license. Removing debris, trimming or removing a fallen tree, and placing a tarp on a roof generally don't (DBPR Hurricane Guide). DBPR also says to check with your local building department for any additional permitting or licensing requirements in your area.

Inside a city? If your property is in a city such as Palm Bay, Melbourne, West Melbourne or Titusville, that city's building department handles permits and may have its own process.

Flood zones and the substantial damage "50% rule"

For unincorporated Brevard County, the county's post-storm guidance applies to all properties in FEMA-mapped flood zones that were damaged by wind, water, fallen trees or other causes. Those properties must be inspected to see whether the damage meets the definition of "substantial damage" before building permits can be issued for repair, reconstruction or other improvements (Brevard County Flood Zone Post Storm Inspection and Permitting).

According to that county document:

What's inspected: preliminary damage inspections look at foundations, roofs, windows and doors, siding, installed appliances, electrical and plumbing, heating and air conditioning, and walls and floors.
Substantial damage means the cost of restoring the building to its pre-damage condition would equal or exceed 50% of the building's market value before the damage. The repair cost has to include everything needed to fully restore the building.
What happens if it applies: a substantially damaged building must be brought into compliance with the floodplain management requirements in the Florida Building Code, which can include elevating it.
Market value: the county may estimate it from the building's tax assessment value plus about 15% to 20%. If you disagree, you can submit an appraisal from a state-licensed real estate appraiser.
The repair estimate: owners submit a detailed, complete cost estimate prepared and signed by a licensed general contractor. The community may require an affidavit that the estimate covers all damage.
Who to contact: Brevard County Planning & Development, Building Permits, 2725 Judge Fran Jamieson Way, Viera, (321) 633-2072.

The county, not the contractor or the owner, makes the substantial-damage determination.

Hire licensed contractors

Florida requires a state license for most construction work on homes and businesses. A few protections are built into state law:

License numbers on ads. Florida law requires a contractor's license number to appear in each offer of services, proposal, bid, contract or advertisement (s. 489.119(5)(b), F.S.). DBPR's advice: "If you can't find it, verify it—or walk away" (DBPR, Before You Hire).
Contracts with unlicensed contractors. Under Florida law, contracts entered into by an unlicensed contractor are unenforceable by that contractor, and the unlicensed contractor has no lien or bond claim for the work (s. 489.128, F.S.).
Out-of-state contractors. DBPR says contractors licensed in another state still need a Florida license to do construction work on a Florida home or business (DBPR).

How to avoid unlicensed contractors

DBPR's storm recovery guidance lists warning signs (DBPR, Recovering After a Storm; DBPR, Before You Hire). Be cautious of anyone who:

Demands full payment or a large deposit up front
Pressures you to act immediately or shows up uninvited
Can't provide a valid Florida DBPR license
Offers to "handle" your insurance claim for you
Wants cash only
Won't put the scope of work in a written contract

FEMA's FloodSmart program gives similar advice: get multiple written estimates, check licensing, and talk to your insurance provider before signing a contract or paying (FEMA FloodSmart).

Verify a license in a few steps

Go to myfloridalicense.com and search by the contractor's name or license number.
Check that the license is current and matches the company you're hiring and the type of work.
Questions? DBPR lists (850) 487-1395 for licensing questions. To report suspected unlicensed activity, DBPR lists [email protected] and its unlicensed activity hotline, (866) 532-1440 (DBPR Hurricane Guide).

Need a licensed contractor for flood repairs?

OBC Construction, LLC is a Space Coast general contractor that handles flood repairs and rebuilds. We can walk your property, put together a written scope and repair estimate, and pull permits with your building department.

Call (321) 878-8558 or use our Get Help form.

Sources

National Weather Service Melbourne, Flash Flood Warning / Flash Flood Emergency, Nov 2, 2026: https://api.weather.gov/products/505e878d-7694-4951-a867-58a83535b180
National Weather Service Melbourne, Public Information Statement (precipitation reports), Nov 3, 2026: https://api.weather.gov/products/dc27f1fa-0904-4143-bffd-f50992b082a5
Brevard County Emergency Management: https://www.brevardfl.gov/eahome
Brevard County Damage Self Report form: https://crisistrack.juvare.com/public/brevardFL/request.html
Brevard County, Flood Zone Post Storm Inspection and Permitting Requirement (PDF): https://www.brevardfl.gov/docs/default-source/public-works/brevard-county-flood-zone-post-storm-inspection-and-permitting-requirement.pdf?sfvrsn=58a2efe_2
Brevard County Public Works, Floodplain Administration: https://www.brevardfl.gov/PublicWorks/EngineeringProgram/FloodZoneInformation
Brevard County Planning & Development, Building Permits: https://www.brevardfl.gov/PlanningAndDevelopment/BuildingPermits
Section 489.119, Florida Statutes: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0489/Sections/0489.119.html
Section 489.128, Florida Statutes: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0489/Sections/0489.128.html
DBPR Hurricane Guide for Residents & Visitors: https://www2.myfloridalicense.com/documents/DBPR-Hurricane-Guide-for-Residents-Visitors.pdf
DBPR, Before You Hire: https://ula.myfloridalicense.com/before-you-hire/
DBPR, Recovering After a Storm: https://ula.myfloridalicense.com/storm-recovery/
DBPR press release on verifying licenses: https://www2.myfloridalicense.com/florida-dbpr-reminds-florida-consumers-to-protect-themselves-by-verifying-state-licenses-this-hurricane-season/
FEMA FloodSmart, How to Document Flood Damage: https://www.floodsmart.gov/recover/document-damage
Florida DBPR license search: https://www.myfloridalicense.com/wl11.asp?file=search.asp

OBC Construction, LLC · Space Coast, Brevard County, FL · State Certified General Contractor, License No. CGC1520090 (verify at myfloridalicense.com)

Flood damage repair & permits (OBC Construction)

OBC Construction, LLC · Fla. Lic. CGC1520090

Call (321) 878-8558 or use our Get Help form.

Flood Repairs and Permits on the Space Coast: What Brevard Property Owners Should Know