Know where the 50% rule fits
If a home is in a flood zone and the cost of the remodel reaches 50% of the building's market value, the whole building generally has to meet current flood rules, including elevation to at least one foot above base flood elevation. That can turn a remodel into a rebuild, so we check it before design.
In the City of Naples, the building value comes from the Collier County Property Appraiser (land and pool excluded), or from a Florida-licensed appraiser's depreciated replacement cost dated within six months. A licensed contractor signs the cost estimate and an affidavit. Collier County uses a similar affidavit and cost worksheet and does not allow a project to be split into smaller permits to stay under the line.
The City of Naples ended its one-year lookback in December 2024, and Florida law since June 2025 bars local governments from counting improvements cumulatively over time. Each project is measured on its own costs.
City of Naples or Collier County
Homes inside city limits are permitted by the City of Naples Building Division; Pelican Bay and other unincorporated areas are permitted by Collier County. We confirm the office for your address and submit to it.
Condo remodels
Condo owners need association approval before any permit is pulled, and most associations set rules on work hours, elevators, insurance and debris. In buildings three stories and taller, Florida's milestone inspection law may also be shaping the association's own schedule. We prepare the association package and work within its rules.
What a whole-home remodel can include
- New layout, kitchen and baths
- Impact windows and doors
- Electrical, plumbing and HVAC replacement
- Flooring, millwork and finishes throughout
- Elevation or flood-proofing work where required