Florida's New Building Permit Law (Effective July 1, 2026): What Homeowners Need to Know

Beginning July 1, 2026, Florida implemented significant changes to the building permit process through House Bill 803 (HB 803). The law is intended to reduce permitting delays for certain small residential projects, but many homeowners have misunderstood what it actually allows.

At All In One Property Management, we have already received numerous questions from homeowners and board members regarding whether permits are still required. The short answer is:

Many projects still require permits, and not every project under $7,500 qualifies for the exemption.

Understanding these changes can help you avoid costly code violations, stop-work orders, fines, and problems when selling your home.

What Changed?

Florida law now requires local governments to exempt certain qualifying residential improvements valued at less than $7,500 from obtaining a building permit.

However, this exemption applies only if all requirements established by state law and the local building department are met. 

The $7,500 Rule Is NOT Automatic

One of the biggest misconceptions is that any project under $7,500 no longer needs a permit.

That is incorrect.

In Miami-Dade County, homeowners or contractors must still:

• Submit a request for the permit exemption (waiver);

• Provide documentation supporting the scope and value of the work;

• Wait for the County to review the request; and

• Receive approval from the Building Department before work begins.

Without County approval, the work may still be considered unpermitted.

Additionally:

• Projects cannot be divided into multiple smaller contracts simply to stay below the $7,500 limit.

• The exemption applies only to qualifying projects that meet all statutory requirements.

Projects That May Qualify

Depending on the property and location, examples of projects that may qualify include:

• Interior painting

• Cabinet replacement

• Flooring installation

• Baseboards and trim

• Interior doors

• Drywall finishing and repairs

• Cosmetic renovations

• Certain fence panel repairs (not structural posts)

• Gutter replacement

• Similar non-structural improvements

Each project is reviewed individually by the local building department.

Projects That Still Require a Permit

The new law does not eliminate permits for many common construction projects.

Permits are still generally required for work involving:

• Electrical work

• Plumbing

• Mechanical (HVAC)

• Gas systems

• Structural modifications

• Roof structural work

• Load-bearing walls

• New additions

• Windows and doors where required by code

• Swimming pools

• Major remodeling

• Any work affecting life safety

In addition, the exemption generally does not apply to properties located within flood hazard areas, even if the project is valued under $7,500.

Condominiums and Homeowners Associations

Many owners also assume this law eliminates association approval requirements.

It does not.

If your condominium or homeowners association requires architectural approval under its governing documents, you must still obtain association approval before performing improvements.

HB 803 simply prevents an HOA from requiring that a government-issued building permit be obtained before it reviews an owner's application. The association may still require architectural review under its governing documents.

Why Permits Still Matter

Permits protect homeowners by ensuring construction complies with:

• The Florida Building Code

• Structural safety standards

• Electrical safety requirements

• Fire protection requirements

• Wind-load requirements

• Flood regulations

• Insurance requirements

Performing work without the required approvals can lead to:

• Code enforcement violations

• Daily fines

• Stop-work orders

• Costly corrective work

• Difficulty obtaining insurance

• Delays during property sales

• Potential liability if defective work causes damage

Before Starting Any Home Improvement Project

Ask yourself these questions:

✔ Is my property eligible?

✔ Is the project truly under $7,500?

✔ Does it involve electrical, plumbing, HVAC, gas, or structural work?

✔ Is the property located within a flood hazard area?

✔ Have I obtained association approval (if required)?

✔ Have I submitted the required exemption request to Miami-Dade County?

✔ Have I received written approval before beginning work?

If the answer to any of these questions is uncertain, consult your local building department before starting construction.

How All In One Property Management Can Help

For the communities we manage, our team works closely with owners, contractors, architects, engineers, and local building departments to help ensure projects comply with:

• Florida Statutes

• Association governing documents

• Miami-Dade County permitting requirements

• Architectural review procedures

• Building code requirements

Obtaining the proper approvals before construction begins helps protect both homeowners and the community.

If your condominium or homeowners association has questions regarding permits, architectural approvals, or construction compliance, All In One Property Management is here to help guide you through the process.

Disclaimer: This article is provided for informational purposes only and should not be considered legal or engineering advice. Permit requirements vary depending on the municipality, property type, scope of work, and applicable building codes. Always verify permit requirements with the appropriate local building department before beginning any construction project.