Pinellas County, FL Building Safety: Building Inspections (2026)
Key Facts
- Inspecting authority
- Pinellas County Code Enforcement Division housing official
- Entry requirement
- Consent, public interest, or court inspection warrant
- Vacate window
- 1 to 7 days after condemnation notice
- Appeal deadline
- 15 days from notice of violation
- Appeal hearing
- Held at least 30 days after appeal filed
- Placard removal
- Only after repairs are approved by housing official
- Further review
- Circuit court after the board's final decision
Summary
Under the county's Housing Code, the housing official, the Pinellas County Code Enforcement Division manager, can inspect any dwelling, dwelling unit, rooming unit or premises for unsafe or unsanitary conditions (Sec. 22-279). Inspectors need consent or a court inspection warrant to enter, and a dwelling found unfit for habitation can be condemned, placarded and ordered vacated within one to seven days, subject to a 15-day appeal.
The housing official is authorized to make or cause to be made inspections to determine the condition of dwellings, dwelling units, rooming units, and premises in the interest of safeguarding the health and safety of the occupants of dwellings and of the general public. The county may seek an inspection warrant as provided by state law. ...upon presentation of proper identification to the property owner, duly authorized agent of the property owner, or apparent legal resident of the property, may enter any building, structure or premises in the county during reasonable hours to perform any duty imposed or authorized by this article... Entry into the building, structure or premises may not be gained by force. ...Any dwelling or dwelling unit condemned as unfit for human habitation and so designated and placarded by the housing official must be vacated as soon as possible, but in no event longer than the period of time specified on the placard, which must be between one and seven days after notice of such condemnation has been given by the housing official to the owner and occupants of the dwelling.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 124).
Full Breakdown
Sec. 22-279 lets the housing official, the manager of the Pinellas County Code Enforcement Division, inspect dwellings, dwelling units, rooming units and premises to safeguard occupant and public health and safety, with an inspection warrant available under state law if entry is refused. Sec. 22-277 spells out the entry rules: an inspector needs an identified public interest, and the consent of the owner, an authorized agent, or an apparent legal resident; entry can't be gained by force. If consent is refused, the housing official applies for an inspection warrant from a court authorized under F.S. ch. 933. In an emergency involving an imminent threat of loss of life or severe property damage, those entry limits don't apply.
A dwelling found so damaged, decayed, dilapidated, insanitary, unsafe, vandalized or vermin-infested that it creates an imminent hazard, or lacking adequate illumination, ventilation or sanitation, can be designated unfit for human habitation and placarded under Sec. 22-280. The housing official notifies owners and occupants by certified and regular mail, and the placard sets a vacate deadline of one to seven days after notice. The dwelling can't be reoccupied until repairs are completed, inspected and approved and the housing official removes the placard.
An owner who disputes the finding can appeal to the Board of County Commissioners under Sec. 22-281 by filing written notice within 15 days of the notice of violation, stating the property location, the notice's date and number, the relief requested and the grounds. The county administrator reviews the case with the housing official and county attorney, and the board holds a public hearing at least 30 days after the appeal is filed, where the owner can present evidence and be represented by counsel. The board's decision is final, subject to further review in a court of competent jurisdiction. This process runs under F.S. § 125.01(1)(i) and mainly reaches unincorporated Pinellas County; St. Petersburg, Clearwater and the county's other cities operate their own building departments.
Violations & Fines
Defacing or removing a condemnation placard is a violation in its own right under Sec. 22-280(b), and reoccupying a placarded dwelling before the housing official approves the repairs and lifts the placard violates Sec. 22-280(a)(4). Refusing an inspector entry isn't itself a violation, but it lets the housing official seek a court inspection warrant under Sec. 22-277(b)(2). An owner who misses the 15-day appeal window loses the right to a Board of County Commissioners hearing on the notice of violation.
Frequently Asked Questions
Who inspects dwellings for housing code violations in Pinellas County?
Can a Pinellas County housing inspector force their way into my home?
How long do I have to vacate a condemned dwelling?
How do I appeal a Pinellas County housing code notice of violation?
Sources & Official References
Other rules in Pinellas County
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