Ramps in Florida: permits, flood zones and the building code

A wheelchair ramp at the front door feels like a small project. Florida's construction statute treats building work as permitted work by default, though, and one clause in it matters a great deal in a state with so much low-lying ground.

Here is what the statute says, where the decision really sits, what a renter can ask for under Florida's fair housing law, and when a threshold ramp or a door opener may solve the problem without building anything.

Permits under s. 553.79

Section 553.79 of the Florida Statutes makes it unlawful to build without a permit (s. 553.79(1)(a)). The statute does give owners of single-family homes an exemption for work under $7,500, but under s. 553.79(1)(g) that exemption does not apply in flood hazard areas or to structural work.

If your home sits in a flood hazard area, that clause is the one to read twice. A ramp that ties into a porch, a deck or a foundation may also count as structural. Your county or city building department decides how the rule applies to your address, so ask it before any lumber or aluminum arrives. We cannot tell you whether your ramp needs a permit, and nothing here is legal advice.

The code those offices apply is the Florida Building Code 8th Edition (2023), which the Florida Building Commission lists as effective December 31, 2023. We have not verified what it says about residential ramps in particular, so we do not quote slopes, landing sizes or rail heights as Florida requirements. The building office can tell you what it will look for at inspection.

If you rent

Florida's Fair Housing Act addresses physical changes to a rented home. Under s. 760.23(9)(a), discrimination includes "A refusal to permit, at the expense of the person with a disability, reasonable modifications of existing premises occupied or to be occupied by such person if such modifications may be necessary to afford such person full enjoyment of the premises." Note the words "at the expense of the person with a disability": the statute is about permission, and the cost of the change falls on the person making it. Put your request in writing and keep a copy. If a dispute comes up, a fair housing organization or an attorney can advise you.

Heavy rain, storms and where water goes

NOAA's Florida climate summary reports an annual average of 53.7 inches of precipitation and hurricane-force winds an average of three times every five years. It notes that days with 4 inches or more of rain have been "near or above average since 1995," and warns that "mere inches of sea level rise have the potential to impair the capacity of stormwater drainage systems to empty into the ocean," raising the threat of inland flooding in low-lying coastal areas.

For a ramp, that means thinking about traction on a wet surface, where runoff will go at the bottom of the slope, and whether a structure will stay put through storm season. It also brings the flood hazard clause in s. 553.79 back into view: the same low ground that floods is where the owner exemption stops.

Sometimes the answer is smaller than a ramp

Not every entry needs a built ramp. Match the product to the obstacle:

• A raised sill or one small step. The Harmar Rubber Threshold Ramp handles thresholds up to 4 inches high, has a 36-inch usable width and an 850 lb weight capacity, and goes together with no tools or hardware (Harmar). A renter can take it along when moving.
• A heavy front door. The Open Sesame Residential Automatic Door Opener opens up to 120 degrees, holds the door for an adjustable 5 to 30 seconds and keeps working on an internal battery in a power failure, according to its product page. That last point counts in hurricane season.
• A remote that rides on the key ring. The Open Sesame Keychain Transmitter (C) is a one-button mini remote for an Open Sesame operator.
• A fixed button by the door. The Open Sesame Wireless Wall Touch Pad (FT) mounts on the wall with no cable to run back to the operator.

For several steps or a porch, our ramp quote asks for the rise, the shape you need and whether a flat landing already exists at the top and bottom.

FAAST in Florida

FAAST, the Florida Alliance for Assistive Services and Technology, offers device loans, demonstrations, reuse and financial loans (AT3 Center). Its alternative financing program makes low-interest loans, and its reuse program "recycles used assistive technology devices and durable medical equipment."

From plan to delivery

We work with a team of credentialed local specialists to guarantee timely, safe, and optimal delivery and installation. Faith Mobility ships to the lower 48 states and DC. Shipping is free on orders over $500 ($15 under $500), we cover the sales tax on every order, and most products are processed in 2-5 business days, though some brands differ. Start a ramp quote and see our Florida shipping page.

Questions about ramps in Florida

Do I need a permit for a wheelchair ramp in Florida?

Section 553.79(1)(a) makes it unlawful to build without a permit, and the owner exemption for single-family work under $7,500 does not apply in flood hazard areas or to structural work. Whether your ramp needs a permit is decided by your county or city building department, so ask it before work begins.

Does the $7,500 exemption cover my ramp?

It might not. Under s. 553.79(1)(g), the exemption for single-family owners does not apply in flood hazard areas or to structural work. A ramp attached to a porch or foundation may be treated as structural. Your building office will tell you how it reads the rule for your address and your design.

Can my Florida landlord refuse to let me add a ramp?

Section 760.23(9)(a) says discrimination includes refusing to permit, "at the expense of the person with a disability, reasonable modifications of existing premises" when they may be necessary for full enjoyment of the home. Ask in writing and keep a copy. For a dispute, contact a fair housing organization or an attorney.

What does Florida weather mean for a ramp?

NOAA reports 53.7 inches of average annual precipitation and days with 4 or more inches of rain near or above average since 1995. Plan for traction on a wet surface, drainage at the bottom of the ramp, and a design that stays put through storm season. Your building office may ask about flood exposure too.

Will a door opener work when the power goes out?

The Open Sesame Residential Automatic Door Opener has an internal battery that keeps it running in a power failure, according to its product page, and its clutch lets the door work by hand when the opener is not active. Ask us which remote or wall switch suits the person who will use the door most.

See everything in our ramps and door openers collection, price a ramp with the ramp quote, or take the full assessment if you are planning several changes to one home. Questions? Email us at info@faithmobility.com.

Sources

• Florida Statutes s. 553.79, Permits
• Florida Statutes s. 760.23, Discrimination in the sale or rental of housing
• Florida Building Commission: Florida Building Code
• NOAA NCEI State Climate Summaries: Florida (2022)
• Harmar rubber threshold ramps
• Faith Mobility: Open Sesame Residential Automatic Door Opener product page
• Faith Mobility: Open Sesame Keychain Transmitter (C) product page
• Faith Mobility: Open Sesame Wireless Wall Touch Pad (FT) product page
• FAAST
• AT3 Center: Florida