You’re standing in your backyard, staring at a new patio or maybe a shed you just finished, and suddenly that nagging feeling hits. Did I actually need a permit for this? Or maybe you’re buying a house in Melbourne and want to make sure that "renovated" kitchen wasn't a DIY disaster waiting to collapse. Honestly, the brevard county permit search process isn't exactly a walk on the beach at Indialantic. It’s a bit of a maze, but getting it right is the difference between a smooth home sale and a massive headache with code enforcement.
Most people think you just google a name and hit "enter." It’s not that simple. Brevard is unique because of how the jurisdictions are split up. You’ve got the unincorporated parts of the county handled by the main office in Viera, but then you’ve got Palm Bay, Melbourne, Rockledge, and Cocoa all doing their own thing. If you search the wrong database, you’ll find nothing and assume you're in the clear. That’s a dangerous mistake.
The Secret to a Successful Brevard County Permit Search
First thing you need to know: the BASS. No, not the fish. It stands for Brevard Advanced Service Site. This is the official Accela portal where the county keeps its records. If you live in an unincorporated area like Merritt Island or parts of Suntree, this is your holy grail.
You don’t even need to register for an account just to look things up. You can go in as a "Guest" and search by address, permit number, or even contractor name. It’s kinda clunky. The interface looks like it was designed in 2005, but the data is there. If you’re looking for a permit issued after 1990, you’ll likely find it here. For older stuff, you might have to actually call the Building Services office at 321-633-2187. They’re surprisingly helpful, though they’re usually buried in paperwork.
Don't Ignore the City Lines
Here is where people mess up. If the property is inside the city limits of Titusville or Palm Bay, the county BASS system won't show you a thing. You have to go to the specific city portal.
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For example, Palm Bay uses a system called iMS. Rockledge and West Melbourne use BS&A Online. It’s a patchwork quilt of software. Before you start your search, go to the Brevard County Property Appraiser’s website (BCPAO). Look up the "Taxing District." If it says "Brevard County," use the BASS portal. If it says a city name, head to that city's specific building department website.
Why You Actually Care About This Data
Permits aren't just government red tape. They are a paper trail of safety. In Florida, we deal with "Wind Load." If someone installed a roof or a new window without a permit, there’s a high chance it won’t hold up during a Category 3 hurricane.
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- Buying a home: You need to see if the previous owner got a permit for that pool. If they didn't, the county can force you to tear it out or pay thousands in "after-the-fact" fees.
- Hiring a contractor: Use the search to see if they actually pulled the permit they said they would. Unlicensed "tailgate contractors" are a huge problem in Brevard.
- Renovating: If you’re adding an AC unit, Florida law basically requires a permit for anything more than a minor repair.
The "Notice of Commencement" Trap
There is a specific document you’ll see in your brevard county permit search called a Notice of Commencement (NOC). If the project costs more than $2,500 (or $15,000 for an AC replacement), this document has to be recorded with the Clerk of Courts.
If you see a permit "Open" but no NOC or no "Final Inspection" passed, that’s a red flag. It means the job was never legally finished. In the eyes of the law, that roof isn't officially there until a county inspector signs off on it. I’ve seen people lose home sales because of a permit that was left open in 1998. It sounds ridiculous, but it happens every single week.
Step-by-Step: Doing the Search Like a Pro
- Find the Taxing District: Start at BCPAO.us to see who governs the land.
- Pick your Portal: Use Accela (BASS) for the county, or the specific city site.
- Search by Address: When typing the address, keep it simple. If the house is at "123 North Tropical Trail," just type "123" and "Tropical." The systems are picky about "Trail" vs "Trl."
- Check the Status: Look for "Finaled" or "Closed." If it says "Issued" or "Expired," the work was either never done or never inspected.
- Look for the Contractor: See who did the work. You can then cross-reference their name with the Florida Department of Business and Professional Regulation (DBPR) to see if they’re still licensed.
What if nothing shows up?
Don't panic. If the house is really old, the records might be on microfilm or in a physical file at the Viera government center. Or, worse, the work was done "under the table." If you find unpermitted work on a house you’re buying, you can use that as a massive bargaining chip. You’ll need to hire an engineer or a licensed contractor to do a "Letter of Substantial Compliance," which basically tells the county, "Hey, this wasn't permitted, but it’s built correctly."
Common Misconceptions
People think a "Title Search" during a home purchase will find open permits. It won't. Title companies look for liens and ownership issues, not whether your water heater was installed to code. You, or your inspector, have to do the legwork on the brevard county permit search.
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Also, don't assume "minor" things don't need permits. In Brevard, you need a permit for a fence if it’s more than 6 feet or if you're replacing more than 50% of an existing one. You need one for a shed if it’s over 100 square feet. Even certain types of siding and driveways require them.
Final Action Steps
If you’re currently looking into a property or planning a project, here’s what you should do right now:
- Visit the BASS portal and run your own address. It's free and takes five minutes.
- Check for expired permits. If you find one, call a contractor to see what it takes to get it inspected and closed.
- Verify your contractor. Never take their word for it. Check the portal to see if the permit was actually issued in your name before they start swinging hammers.
Handling your own brevard county permit search isn't just about following rules. It’s about protecting your biggest investment—your home. Whether you're in Mims or Micco, the data is out there. You just have to know which door to knock on.