How to demolish a house in Orlando, FL
In Orlando, residential demolition permits are issued by the City of Orlando Permitting Services Division (application: Demolition Permit application (demo-application-2024.pdf), signed by owner and contractor and notarized). If the house is a designated landmark or sits in a local historic district, review by the Historic Preservation Board (City of Orlando) comes first.
Demolition permit steps in Orlando
Step 1
Complete the demolition application, have owner and contractor sign, and notarize it (notary available at City Hall).
Step 2
The city reviews the application (about 48 business hours).
Step 3
Gather the site plan, narrative, rodent certificate, tree permit if needed, and utility forms.
Step 4
Pay the application fee invoice.
Step 5
Upload plans to ProjectDox from the emailed link.
Step 6
Utility companies review and sign off (up to 20 business days).
Step 7
Pay final permit fees.
Step 8
Download approved plans and permit from ProjectDox, print to scale, and post on site.
Step 9
Schedule the pre-demolition inspection and, when done, the final inspection.
Documents Orlando asks for
| Document | What it is |
|---|---|
| Demolition permit application | Signed by owner and contractor, notarized. [1] |
| Scaled demolition site plan | [1] |
| Demolition narrative | Covers working hours, demolition method and equipment, dust control, material disposal (including trees, slabs, foundations), public safety near sidewalks, asbestos notice if applicable, 8-foot fence for commercial jobs, wall stabilization next to sidewalks, protection of adjoining properties (FBC Existing Building Chapter 15) and pedestrians (FBC Existing Building s. 1501.6). [2] |
| Rodent Control Certificate | From a Florida-certified pest control operator; not required for burn-outs. [1] |
| Tree Removal Permit | Only if trees will be removed. [1] |
| OUC Demolition Request Form | For OUC customers, emailed to developmentservices@ouc.com. [1] |
| Notice of Asbestos Renovation or Demolition | The city's narrative requirements call for it on commercial buildings and residential projects with four or more units, under Rule 62-257.301(1), F.A.C.; contact Orange County EPD at 407.836.1400 before work begins. [2] |
If the house is historic in Orlando
Who reviews it: Historic Preservation Board (City of Orlando).
When it applies
- Designated Orlando Historic Landmark (Orlando Code s. 65.470(a)).
- Any building in an HP (Historic Preservation) Overlay District, contributing or not (s. 65.470(b)). The city lists six districts: Downtown, Lake Cherokee, Lake Copeland, Lake Eola Heights, Lake Lawsona, Colonialtown South.
- Historic Resource Area: once a petition signed by at least 15% of owners asks to designate a district, structures at least 50 years old in that area face a 180-day demolition delay for 2 years (s. 65.477).
How the review works
- Confirm the property is in a district or is a landmark (Orlando Locator map).
- Call the Historic Preservation Office to schedule the mandatory pre-application meeting; the meeting number goes on the application.
- Apply for a Certificate of Appropriateness, Major Review. Demolitions are major review (s. 65.471; city Major Review page). Fee $250.
- Historic Preservation Officer writes a recommendation; the property is posted with a notice sign; the Board holds a public hearing and approves, denies or approves with conditions (s. 65.471).
- Final approval of a major COA is by City Council (s. 65.473; Major Review page).
- 180-day waiting period for any demolition or relocation, counted from when City Council accepts the Board's minutes (s. 65.471, s. 65.476). The Board may reduce or waive it for extreme hardship (not loss of profit) or if the applicant accepts Board conditions; City Council may extend it up to another 180 days if a preservation or acquisition project is under way (s. 65.476).
- Before the demolition permit issues, the applicant must obtain the building permit for the new development on the site, except for non-contributing, non-landmark structures in the Downtown Historic District (s. 62.709, s. 65.732). June 2, 2021 HPB minutes show this applied as a condition alongside a waiver of the 180-day wait.
- A COA expires if a building permit is not obtained within one year; up to a 6-month administrative extension (s. 65.473).
- Appeal of a Board decision goes to City Council, then court (s. 65.476).
What the board can ask for
- City Major Review page lists for demolitions: Demolition reports, plus detailed plans, photographs, materials list, scaled floor plans, existing and proposed square footage, elevations, site plans and surveys.
- Board criteria the submittal should address (s. 62.707 and s. 65.730): significance of the structure and to the district ensemble, aesthetic interest, number of similar remaining examples, difficulty of reproduction, plans for the site, reasonable measures to save the structure including relocation (s. 65.730(g)), maintenance history and whether it was allowed to deteriorate, any Building Official imminent-hazard finding, and economic hardship if denied.
- Economic hardship proof (tax, purchase, mortgage, appraisals, two Florida-certified appraisals, engineer or architect report on rehabilitation, cost estimates) is listed in s. 62.708, but an owner of a residential, non-income-producing property or an accessory structure is not required to prove economic hardship.
Demolition delay: 180 days from City Council acceptance of the HPB minutes; reducible or waivable by the Board; extendable by City Council up to another 180 days (Orlando Code s. 65.471, s. 65.476).
Relocation, salvage and donation: Code: the Board must consider reasonable measures to save the structure including relocation (s. 65.730(g)); during the 180-day period the Board may negotiate with the owner and others to preserve the property and may negotiate acquisition by gift, purchase or exchange, without obligating the City (s. 65.476). No salvage or donation rule found.
Historic district map and list
Sources: [6], [7], [8], [3], [4], [5], [9], [11]
What Orlando historic preservation staff asked us for
On a demolition in a City of Orlando historic district, preservation staff told us the board's review is about what was done to save the house and to soften its loss, not about whether the house is worth saving. Engineering reports and cost arguments were described as not relevant. The report they asked for covered five things:
- Alternatives: vacant lots researched and people contacted about moving the house, including offering it to someone who would relocate it.
- Landfill diversion: what materials would be recycled or salvaged, with a list.
- Photographs of every exterior elevation, every room and the details.
- A floor plan sketch. Staff said it does not need to be to scale or drawn by a professional.
- Historic records: who the house was built for and who built it, plus the owners and residents over time. A chain of title from the closing attorney was the fastest way to the early owners.
How this lines up with the published rules: Orlando's code backs the first item directly. Section 65.730(g) has the board consider saving the house, including relocation, and section 65.476 lets it negotiate preservation or purchase during the 180 day wait. The photo, floor plan and history items match the Florida Division of Historical Resources documentation standard for buildings proposed for demolition, which Sanford and Winter Garden write into their codes. We found no published rule behind the landfill diversion list.
This is our first-hand experience, not a published rule. Requirements can change case by case; confirm with city staff.
Utilities, asbestos, septic and trees in Orlando
The office that issues it
State rules apply on top of the local ones
The asbestos notice, septic and well abandonment, owner-builder limits and the Notice of Commencement come from state law. See the Florida rules that apply to every demolition.
Straight answers
Do I need a permit to demolish a house in Orlando?
Yes. Residential demolition in Orlando is permitted through the City of Orlando Permitting Services Division. Fee: Application fees are invoiced by email. A $1,000 cash deposit or damage bond payable to the City of Orlando is required when a property owner pulls the permit; a $100 sewer disconnect fee may apply; engineering and commercial fence permit fees are paid at final..
Who can pull a demolition permit in Orlando?
Issued only to property owners and licensed general, building or demolition contractors. Partial demolitions, pools and interior-only demolitions need a building permit instead of a demolition permit.
What if my house is historic in Orlando?
If the house is a local landmark or in a local historic district, Historic Preservation Board (City of Orlando) reviews the demolition before a permit can issue. 180 days from City Council acceptance of the HPB minutes; reducible or waivable by the Board; extendable by City Council up to another 180 days (Orlando Code s. 65.471, s. 65.476).
Do I need an asbestos survey to demolish a house in Orlando?
City narrative requirements reference the Notice of Asbestos Renovation or Demolition for commercial buildings and residential projects with four or more units, and direct applicants to Orange County EPD (407.836.1400). Orange County is one of eight FDEP local asbestos programs. County EPD guidance: essentially all buildings are subject to the asbestos NESHAP except some single-family residences; single-family homes that will be burned, were used as a business, or are part of a larger project with other houses or businesses on the same site are subject. Call EPD at 407-836-1400 before relying on the residential building exemption. Subject buildings must be thoroughly inspected (generally a survey by a Florida licensed asbestos consultant), a Notice of Demolition or Asbestos Renovation is required even if no asbestos is found, RACM must be abated by a licensed asbestos contractor before demolition, and notices are due at least 10 working days before work starts. see the Florida rules on our residential demolition page for the state rule.
Can Brightview handle the demolition in Orlando?
Yes. Brightview Homes (CRC1334100) pulls the permit under its Florida contractor license and runs the asbestos survey and notice, utility disconnects, historic documentation when it applies, tear-down, haul-off and final inspection. Demolition is quoted per job, typically $12,000 to $24,000.
Where this comes from
Every fact on this page comes from the official sources below, read on the date shown. Rules change; the building department has the final word.
- Apply for a Demolition Permit, City of Orlando
https://www.orlando.gov/Building-Development/Permits-Inspections/Other/Apply-for-a-Demolition-Permit - Demolition Permit Plan Requirements
https://www.orlando.gov/Building-Development/Permits-Inspections/Other/Apply-for-a-Demolition-Permit/Demolition-Permit-Plan-Requirements - Apply for a Certificate of Appropriateness for Major Review
https://www.orlando.gov/Our-Government/Departments-Offices/Economic-Development/City-Planning/Historic-Preservation-Applications/Apply-for-a-Certificate-of-Appropriateness-for-Major-Review - Historic Preservation, City of Orlando
https://www.orlando.gov/Our-Government/Departments-Offices/Economic-Development/City-Planning/Historic-Preservation - Historic Preservation Districts
https://www.orlando.gov/Our-Government/News-and-Information/History/Historic-Preservation-Districts - Orlando Code Ch. 62 Part 7, Design and Demolition Standards (ss. 62.700 to 62.709)
https://library.municode.com/fl/orlando/codes/code_of_ordinances?nodeId=TITIICICO_CH62HIPRARDE_PT7DEDESTHILAPRHPOVDI - Orlando Code Ch. 65 Part 4B, Certificates of Appropriateness (ss. 65.470 to 65.479)
https://library.municode.com/fl/orlando/codes/code_of_ordinances?nodeId=TITIICICO_CH65OFBOPR_PT4OTAPPR_4ACEUS_S65.464RESUCEUS - Orlando Code Ch. 65 Part 7, Historic Districts and Landmarks (ss. 65.720 to 65.740)
https://library.municode.com/fl/orlando/codes/code_of_ordinances?nodeId=TITIICICO_CH65OFBOPR_PT7HIDIHILA - HPB Minutes, June 2, 2021 (HPB2021-10009)
https://orlando.novusagenda.com/AgendaPublic/DisplayAgendaPDF.ashx?MinutesMeetingID=2513 - https://www.orlando.gov/files/sharedassets/public/v/2/departments/edv/permitting-services-division/bld/demo-application-2024.pdf
https://www.orlando.gov/files/sharedassets/public/v/2/departments/edv/permitting-services-division/bld/demo-application-2024.pdf - https://orl.maps.arcgis.com/apps/instant/lookup/index.html?appid=8e2d22b94c224e26af59509087dbd56d
https://orl.maps.arcgis.com/apps/instant/lookup/index.html?appid=8e2d22b94c224e26af59509087dbd56d - https://plans.cityoforlando.net/ProjectDox/
https://plans.cityoforlando.net/ProjectDox/
What we could not confirm in published sources
Ask the building department about these before you plan around them.
- Contents of the required Demolition reports are not defined on orlando.gov or in code; the staff-described mitigation report items (landfill diversion, room photos, floor plan sketch, built-for/built-by/owners and residents history) have no published source found.
- Historic Preservation Office phone: the Major Review page gives 407.246.2172 for the pre-application meeting and 407.246.2269 as the contact; the districts page lists 407.246.3416 (Historic Preservation Officer) and 407.246.2172 (Board recording secretary).
- Exact text and demolition provisions of Ordinance 2026-18 (Downtown) not read; Municode for s. 65.471 does not yet show it.
- Application fee amounts for the demolition permit itself are not published on the page (invoiced).
- Whether septic or well rules apply inside city limits for specific lots.
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- Residential Demolition