Freedom Code Compliance
Commercial

Commercial Framed Deck/Dock

Framed deck, elevated walking surface, or dock at commercial, apartment, or condo property; add piles, footings, or waterproofing when plans show them.

Last updated: Sep 29, 2026

Section 1

Required Documents

Submit these with your initial project package.

Always required

  • Construction Plans
    Construction plans for the work. Plans prepared by a Florida-registered architect or engineer carry that professional's seal. Plans prepared by a contractor or owner are accepted without a seal unless Florida law or the building department requires professional plans.
  • Site Plan / Survey
    Site plan or survey showing property boundaries and deck footprint

Courtesy screen

Courtesy screen on every plan review

Every plan FCC reviews receives a limited courtesy screen for the items below when they are reasonably visible in the submitted documents. If we see an apparent issue that could cause the plans to fail review by another agency, we will identify it as a Courtesy Comment. Courtesy Comments alone do not cause FCC to fail or return the plan set unless the same condition also creates a building-code compliance issue within FCC's review scope. The responsible agency makes the final determination—for example, Planning and Zoning for setbacks, lot coverage, use, and other lot-compliance matters. The absence of a Courtesy Comment is not approval of those separate requirements.

  1. #01Plan and document coordination

    Obvious clerical, title-block, sheet-index, permit-description, or cross-sheet inconsistencies visible in the submitted documents. A Courtesy Comment on these items does not cause FCC to fail or return the plan set unless the same condition also creates a building-code compliance issue within FCC's review scope.

    FBC-B 107.2.1
  2. #02Zoning and site coordination

    Apparent setback, lot-coverage, use, or site-dimension conflicts visible in the submitted plans that could cause the plans to fail Planning and Zoning review. Planning and Zoning makes the zoning and lot-compliance determination. The absence of a Courtesy Comment is not approval of those separate requirements.

  3. #03Floodplain coordination

    Apparent inconsistencies or missing coordination in flood-zone, design-flood-elevation, finished-floor, or flood-opening information shown on the plans that could cause the plans to fail floodplain review. The floodplain administrator makes the determination. The absence of a Courtesy Comment is not approval of those separate requirements.

  4. #04Fire-authority coordination

    Apparent separately reviewed fire alarm, sprinkler, hood-suppression, smoke-control, or similar coordination issues visible on the plans that could cause the plans to fail fire review. The fire marshal makes the determination. The absence of a Courtesy Comment is not approval of those separate requirements.

Section 2

Approval criteria for this project type

These are the building-code criteria FCC uses to determine the plan-review result. An unresolved item may be issued as a Required Correction and cause the plan set to be returned for correction.

BuildingRequired

  1. #01Design wind speed & exposureLife Safety

    Structural drawings must declare design wind speed (Vult) and exposure category matching the jurisdiction's wind speed map.

    FBC-B 1609ASCE 7-22
  2. #02Footing / foundation designLife Safety

    Footing or foundation design must show dimensions, reinforcement, depth, and connection to the structure above.

    FBC-B 1809
  3. #03Attachment to existing structureLife Safety

    Connection details between the new work and the existing structure must show fastener type, spacing, and embedment.

    FBC-B 1604.8
  4. #04Engineer of record seal, when engineeredDocumentation

    When a Florida engineer prepared the structural drawings, the document carries that engineer's seal and signature. Contractor- or owner-prepared structural drawings need a seal only when Florida law or the building department requires one.

    Florida Statutes Chapter 471FBC-B 107.3.5

Section 3

Inspection Walkthrough

Inspections are listed in their typical phase order. Your own inspection list comes from your approved plans. Inspections marked “If in scope” apply only when your plans include that work. Call (772) 222-6679 with questions.

Building

Phase #1

Footing / Grade Beam

If in scope
  1. Footing dimensionsCritical

    Verify footing width and depth match approved plans

  2. Rebar size and spacingCritical

    Verify rebar size, spacing, and placement per plans

  3. UFER grounding electrode

    Where approved electrical plans use a concrete-encased grounding electrode, show its length, material, and connection before concrete.

    NEC 250.52
  4. Foundation anchorage layout

    Verify anchor bolt placement for sill plate attachment

  5. Forms and footing locationCritical

    Verify footing and grade beam forms match the approved foundation plan before the pour.

  6. Excavation conditionCritical

    Check that the excavation is clean, stable, and ready for concrete.

Phase #2

Piling / Pile Cap

If in scope
  1. Pile layoutCritical

    Match pile or pier locations and count to the approved structural plan.

  2. Pile size and depthCritical

    Document pile dimensions, embedment, or installation records required by the plans.

  3. Pile cap reinforcementCritical

    Show cap or pier forms, steel, laps, and cover before concrete.

  4. Connection to structureCritical

    Show specified pile-to-cap and cap-to-structure connections.

  5. Engineering documentationCritical

    Have the approved pile design and required installation or test records available.

Phase #3

Framing

  1. Wall stud spacing and sizeCritical

    Verify stud size and spacing match approved plans

  2. Headers and beamsCritical

    Verify header and beam sizes over openings per plans

  3. Top and bottom plate connectionsCritical

    Verify double top plates with proper lapping and anchored bottom plates

  4. Corner and intersection bracingCritical

    Verify proper bracing at corners and wall intersections

  5. Window and door rough openingsCritical

    Verify rough openings match approved plans for size and location

  6. Hurricane straps and hold-downsCritical

    Verify hurricane straps and hold-down hardware installed per plans

  7. Fire blocking

    Verify fire blocking is installed at required locations

Phase #4

Balcony / Walking Surface Waterproofing

If in scope
  1. Substrate preparationCritical

    Show a clean, sound balcony deck before waterproofing is concealed.

  2. Membrane continuityCritical

    Show the waterproof barrier across the walking surface and up adjacent walls.

  3. Flashing and transitionsCritical

    Show waterproofing at doors, edges, drains, and penetrations.

  4. Slope and drainageCritical

    Confirm the surface drains as shown on the approved plans.

  5. Product installationCritical

    Have product and approved installation details available.

Phase #5

Building Final

Typical Final
  1. Deck or dock structure completeCritical

    Confirm structural members, connectors, and walking surface match approved plans.

    FBC-B 110.3
  2. Accessible route and safe useCritical

    Demonstrate access, gate or guard operation, and walking surface where required.

  3. Waterproofing interface

    If approved weather-exposed waterproofing is part of the deck, show completed terminations.

    FBC-B 110.3.6
  4. Guards at open edgesCritical

    Where guards are required, measure height, openings, and attachment against approved plans.

    FBC-B 1015.2FBC-B 1015.3FBC-B 1015.4
  5. Stairs, landings, and handrailsCritical

    Where stairs are provided or required, verify tread/riser dimensions, top and bottom landings, and handrail height.

    FBC-B 1011.5FBC-B 1011.6FBC-B 1014.2