At a glance
- Who
- Homeowners on Longboat Key planning a remodel, addition or repair
- What
- The Town's Building Division issues permits online; work below base flood elevation may need a tracking permit
- When
- Before you start any work below the base flood elevation
- Where
- Town of Longboat Key, 501 Bay Isles Road
- Why
- Meeting flood elevation rules is tied to lower flood insurance rates town-wide, per the Town
Where permits come from
Longboat Key permits come from the Town of Longboat Key, not from Manatee County or Sarasota County. The Building Division lists a Planning, Zoning and Building main phone of 941-316-1966, and the Town Hall address is 501 Bay Isles Road, Longboat Key, FL 34228. Town Hall hours are 7:30 am to 4 pm. The Town Hall main line is 941-316-1999.
Applying online
The Town moved to the Accela permitting system on April 22, 2025. The town website has an "Apply" link for Planning, Zoning and Building permits and an online permit search. If you look at older guides that point to a different system, check the Town's own page first.
Remodeling on Longboat Key?
Leave your name and number and we will call back by the next business day to set up a free in-home visit.
Prefer to talk now? Call or text (941) 284-2218.
Flood elevation and the Town's map
The Town links a flood and elevation certificate map at longboatkeyfl.withforerunner.com. Start there to see what the Town has on file for your address.
The Building Division's FAQ says work below Base Flood Elevation may require a tracking permit. It gives no more detail, so ask the division what counts as "work below" for your project. The Town also says compliance with minimum flood elevations and building material requirements contributes to a reduction in flood insurance rates town-wide.
The 50 percent rule on Longboat Key
Federal flood rules say work costing 50 percent or more of a building's market value must bring the building up to current flood standards. See our guide to the FEMA 50 percent rule. We could not find the Town's own text, look-back period or valuation method, so we cannot state them.
Before you plan a phased project, ask the Building Division: "Does a look-back period apply to my permit, and how do you set market value?"
Two counties, one island
Wikipedia says Longboat Key lies partly in Manatee County and partly in Sarasota County. Which county your lot is in matters for things like the county Property Appraiser who sets your tax value. For the permit itself, the Town handles it. For how each county explains the rule, see Manatee County's substantial improvement rule and the Sarasota County 50 percent rule.
Gulf-side lots and the state line
If your home is close to the Gulf beach, the state's Coastal Construction Control Line may apply. We could not confirm where it sits along Longboat Key, so read our CCCL guide and ask the state.
What to bring when you contact the Building Division
- Your address and, if you have it, an elevation certificate.
- A short written scope of the work.
- Photos of the area you plan to change, especially any space below the base flood elevation.
Ask: Which permits do I need? Is a tracking permit needed for any part of this work? Does a look-back period apply?
Not sure what to ask? Say this to the office: "Here is my address and a written scope. Does the substantial improvement rule apply, and what do you need from me?" Then ask them to put the answer in writing.
What we could not confirm
- The Town's substantial improvement text, look-back period and valuation method.
- Where the state's Coastal Construction Control Line sits along the Key.
- An official Town statement on which county each lot is in.
Anything that affects your plan should come from the Building Division in writing.
Planning the order of work
- Look up your address on the Town's flood and elevation map.
- Call the Building Division with your scope.
- Ask whether any work is below Base Flood Elevation.
- Get the written estimate and drawings.
- Apply online through Accela.
How Hildebrand handles this kind of work
Hildebrand Construction & Remodeling is a Florida Certified Building Contractor (license CBC1257253), and Longboat Key is in our service area. See our Longboat Key service area page. We check the Town's flood rules before we price the job, pull every required permit and meet Florida Building Code inspections.
Our impact windows and doors and whole-home renovation work are common on the Key. Plumbing and electrical are done by licensed trade partners we manage and coordinate. The visit and written estimate are free.
Questions homeowners ask
What permit system does Longboat Key use?
The Town moved to the Accela permitting system on April 22, 2025, with an online apply link and permit search on its website.
What is the Longboat Key building department phone number?
The Building Division page lists 941-316-1966 for Planning, Zoning and Building. Town Hall is 941-316-1999.
Do I need a permit for work below base flood elevation?
The Town says work below Base Flood Elevation may require a tracking permit. Call the Building Division with your scope to confirm.
Is there a flood map for Longboat Key properties?
Yes. The Town links a flood and elevation certificate map at longboatkeyfl.withforerunner.com.
Does Longboat Key have a look-back period for the 50 percent rule?
We could not verify one. Ask the Building Division before planning phased work.
Planning a Longboat Key remodel?
Free in-home consultation and written estimate from a Florida licensed general contractor serving Longboat Key and the Manatee County coast.