Florida’s New Building Permit Law: What Contractors and Owners Need to Know

Florida’s HB 803, signed into law on May 7, 2026, and effective July 1, 2026, changes how many building permits will be requested, reviewed, and handled across the state. The law is meant to make permitting more predictable and less burdensome, especially for owners and contractors working on smaller residential projects. It does not, however, eliminate permits for higher-risk work.

The Biggest Day-to-Day Changes

Some smaller residential jobs may no longer need a building permit. Local governments must exempt work on single-family residential property valued at $7,500 or less, unless the property is in a flood hazard area or the work involves electrical, plumbing, structural, mechanical, or gas work.

Owners and contractors still need to document the exemption. To use it, the owner or contractor must submit a written request to the local enforcement agency with a contract or other documentation showing the nature and value of the work. Projects also may not be split into smaller pieces just to stay under the $7,500 threshold.

Storm Protection and Retaining Walls

HB 803 also creates a permit exemption for temporary residential hurricane and flood protection walls or barriers if they are nonhabitable, non-load-bearing, installed on qualifying residential property, and comply with local zoning, drainage, easement, and setback rules. For retaining walls that span more than one lot or parcel on certain residential property, the local government must issue one permit for the wall as a whole rather than requiring a separate permit for each lot.

Faster Review and Clearer Deadlines

For certain existing single-family residential projects valued under $15,000, local governments must approve, approve with conditions, or deny a complete and sufficient permit application within 5 business days. HB 803 also keeps or revises other statutory review deadlines and says local governments may not require applicants to waive those deadlines as a condition of review.

Permits, Forms, and Private Providers

Single-family dwelling permits now expire one year after issuance or on the effective date of the next edition of the Florida Building Code, whichever is later, unless the local government extends the permit. By July 1, 2027, the Florida Building Commission must adopt statewide commercial and residential building permit applications. HB 803 also updates private-provider rules, including electronic delivery methods, virtual inspections where allowed by code, and a 4-business-day period for private providers to submit inspection records.

HOAs and Offsite-Built Homes

HOAs and architectural review committees may no longer require a government-issued building permit before reviewing a parcel owner’s proposed construction or improvements. HB 803 also limits local rules that treat offsite-constructed residential dwellings more restrictively than comparable site-built single-family homes in the same zoning district.

What Happens If You Do Not Pull a Required Permit?

HB 803 creates new exemptions, but it does not make permitting optional when a permit is still required. In Florida, it remains unlawful to construct, alter, repair, modify, or demolish a building without first getting the required permit. Contractors who proceed without required local permits and inspections can face discipline, including probation, reprimand, license suspension or revocation, restitution, continuing education, investigation and prosecution costs, and administrative fines of up to $10,000 per violation. Owners also risk delays, correction requirements, problems closing out work, and complications when selling or insuring property.

Bottom Line

Contractors should use the new exemptions carefully, document when an exemption applies, and continue pulling permits for electrical, plumbing, structural, mechanical, gas, and other non-exempt work.

Owners should confirm whether a project is exempt before work starts, especially if the property is in a flood hazard area or the project could affect safety, utilities, structure, or resale value.