Planning a Bathroom Remodel in Manatee & Sarasota Counties: Permits, Trades, and Inspections Explained

If your project changes plumbing, electrical, or structure, you’ll need:
 

• Building Permit – covers demolition, framing, drywall, and waterproofing.

• Plumbing Permit – required for any drain, water line, or fixture relocation.

• Electrical Permit – covers new circuits, outlets, lighting, and exhaust fans.
 

Both Manatee and Sarasota Counties issue permits through their online portals. Homes inside city limits (Bradenton, Palmetto, Sarasota, Venice, etc.) must apply through the corresponding city building department.
 

Most municipalities prefer a single, primary permit for the entire remodel, with licensed trades working under that permit. If inspectors see multiple separate trade permits for one remodel, they can issue a stop-work order and require a master permit that covers the full scope.

Florida law allows homeowners to act as their own general contractor, known as an Owner-Builder.

That means you:
 

• Take full responsibility for code compliance, safety, and liability.

• Must sign an Owner-Builder Disclosure during permit application.

• Can hire licensed subcontractors, but not unlicensed workers.
 

Inspectors only verify code compliance—not licenses—so even if unlicensed work passes inspection, it’s still illegal and may void insurance.
 

Loftin Plumbing (LIC#CFC1430135) can pull the plumbing permit for our scope of work, but we do not function as a general contractor. This guide is for educational purposes only.

A full remodel usually requires coordination among:
 

• Plumber: install tub, shower, drains, and water lines.

• Electrician: add lighting, ventilation, mirror outlets, and circuits.

• Tile Installer: prep waterproofing, tile walls/floors, and grout.

• Drywaller/Painter: moisture-resistant drywall and finishing.

• Vanity/Glass Installer: set cabinets, mirrors, or shower glass.
 

Licensed vs. Unlicensed Trades: Plumbing and electrical require state licensing through the Florida DBPR. Tile, drywall, and vanity installers aren’t licensed by DBPR but should maintain an active business registration on Sunbiz.org, general liability insurance, and workers’ compensation coverage or exemption.

Before work begins:
 

1. License Check: Search DBPR’s License Portal for an active status.

2. Insurance Verification: Request certificates for GL and WC.

3. Proof of Coverage: Verify workers’ comp on the Florida DFS database.

4. Business Check: Confirm active registration via Sunbiz.org.

A realistic order of operations looks like this:
 

1. Design & Selections – finalize layout, fixtures, and materials.

2. Apply for Permits – post the permit card before work begins.

3. Demolition – remove existing finishes and fixtures.

4. Rough-Ins – plumbing and electrical work completed and inspected.

5. Shower Pan Test – flood test required before tiling.

6. Drywall & Tile Installation – moisture-rated materials only.

7. Trim-Outs – fixtures, outlets, vanities, and mirrors installed.

8. Final Inspections – plumbing, electrical, and building approvals.

Typical sequence in both counties:
 

• Plumbing Rough #1 – drain/vent layout and water pressure test.

• Plumbing Rough #2 & Shower Pan Test – flood test and second rough inspection. All tub, shower, and wall-mounted faucet valves must be installed and accessible at this stage so the inspector can verify placement and connections before walls are closed.

• Electrical Rough – boxes, cables, and circuit routes inspected.

• Building/Framing – if any walls or framing are modified.

• Finals – plumbing, electrical, and building close-out inspections.
 

Some items may qualify for virtual inspection, but major remodels usually require in-person visits.

Projects valued at $5,000 or more typically require a Notice of Commencement recorded with the county clerk before the first inspection. It protects homeowners under lien law and must be posted on-site for the duration of the job.

Manatee County: https://www.mymanatee.org/departments/building_and_development_services

Sarasota County: https://www.scgov.net/government/planning-and-development-services/building

Pulling your own permit can save money, but it also shifts all risk and coordination to you. If you prefer to manage your project personally, take time to vet every trade, verify insurance, and plan inspections in the correct order. For plumbing-specific work within a permitted remodel, Loftin Plumbing can handle the plumbing permit, rough-ins, and final inspection related to our scope.