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Florida Building Law · HB 803 · Permit Exemptions

By Maria Rossiter · NextPermit.org

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If you own a home in Florida, you already know that building permits can feel like a maze. Florida lawmakers passed HB 803, listed in the Florida Senate as CS/CS/HB 803: Building Permits and Inspections, and it took effect on July 1, 2026.

The goal is straightforward: make certain small residential projects easier and less expensive to complete. According to the official Florida Senate bill summary, the exemption applies to projects valued at under $7,500, as long as the work meets the law’s conditions.

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But Here’s the Catch — It Is Not a Free Pass

This is where it helps to slow down. Even though the new rule sounds simple, the law does not remove every permit requirement. The official summary from the Florida Senate makes clear that electrical, plumbing, gas, mechanical, and structural work remain outside the exemption, no matter the cost of the project.

There is also another important rule: you cannot split a larger project into smaller pieces just to stay under the $7,500 threshold. The Florida Senate summary specifically addresses that point — the practice is prohibited under HB 803.

“If the work is small and does not involve technical or structural systems, it may qualify. If it involves electrical, plumbing, gas, mechanical, or structural work, a permit is still required.”

Now That HB 803 Is in Effect: What We Know For Certain

Now that the law has taken effect, two things have become clearer that weren’t fully spelled out before it went live.

First, the exemption is not automatic. According to the City of Fort Lauderdale’s official HB 803 guide, homeowners and contractors must submit a written exemption request — along with a job cost estimate — to their local building department, and obtain approval before beginning work. Skipping this step means the work isn’t actually protected by the exemption, even if it would have otherwise qualified.

Second, work in a flood hazard area is excluded from the exemption entirely, regardless of the project’s value. This is confirmed directly in the official Florida Senate bill summary: local governments must exempt qualifying work “except in flood hazard areas.” If your property is partially or entirely within a flood zone, this exemption does not apply — check your flood zone designation with your local building department before assuming you qualify.

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Which Projects May Qualify

In practical terms, this law may help homeowners handling smaller, non-structural improvements. Examples commonly cited by local governments include:

If your project stays under $7,500, does not touch any of the systems listed above, and your property is not located in a flood hazard area, it may qualify. But if anything is unclear, the safest move is still checking with your local city or county — and submitting the required written request — before starting work.

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HOA Review Rules Have Changed

HB 803 also makes one important change for homeowners in communities governed by an HOA. Under the new law, HOAs cannot require a building permit as a prerequisite for reviewing proposed architectural improvements. That is a meaningful shift for anyone who has had to obtain a permit just to submit plans to their HOA board.

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What About Permit Fees?

Beyond the exemption, HB 803 also addresses permit fees for projects that do still require a permit. The law mandates a minimum 25% reduction in permit fees when private providers conduct plan reviews or inspections, and a 50% reduction when they carry out both tasks simultaneously. Local governments are also prohibited from charging additional administrative fees related to the use of private providers.

Faster Review for Smaller Permits

For projects that do still require a permit, HB 803 also adds a new timing rule: local governments must now respond to permit applications valued under $15,000 within 5 business days. This is confirmed in the official Florida Senate bill summary. Additionally, building permits issued for single-family homes now expire one year after issuance, or on the effective date of the next Florida Building Code edition — whichever comes later.

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What This Means for Florida Homeowners

For many Florida homeowners, HB 803 could mean less paperwork and fewer delays for simple projects. Still, it is important not to assume that every minor job is automatically exempt. The type of work — not just the cost — is what determines whether the exemption applies.

If you live in Florida and are planning a home project, this is a good time to review the details before you begin. And if anything is unclear, the safest move is still confirming with your local building department before moving forward.

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Helpful Resources for Florida Homeowners

If you are planning a renovation, these tools can help you stay organized before you start.

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