Florida HB 803: The $7,500 Permit Exemption Explained

Single-story Florida home with a new wood privacy fence and fresh exterior paint on a sunny day

Since July 1, 2026, a Florida homeowner can do some small projects without a building permit, as long as the job is valued under $7,500, avoids certain kinds of work, and the local building department approves a written exemption request first. That is the core of House Bill 803, now Chapter 2026-63, Laws of Florida, and it is narrower than many headlines suggested.

The exemption does not cover electrical, plumbing, mechanical, gas, or structural work, and it does not apply anywhere on a lot that touches a flood hazard area. It is also not automatic. Counties and cities have each published their own reading of what "structural" means, and those readings do not match. A roof repair that Hillsborough County lists as a possible exemption is a permit job in Orlando, Naples, and Martin County.

We read the enrolled bill, the House bill analysis, the 2026 Florida Statutes, and notices from six counties and five cities. Where they disagree, we show both readings. Confirm the details with your building department before you start.

HB 803 in one minute

What it does: requires every Florida local government that issues building permits to exempt the owner of a single-family dwelling, or the owner's contractor, from needing a building permit for "any work valued at less than $7,500" (s. 553.79(1)(g), Florida Statutes).
Effective date: July 1, 2026. The Governor approved the bill on May 6, 2026, according to the Florida Senate bill history.
Never exempt, at any price: electrical, plumbing, structural, mechanical, or gas work, and any work on a property partly or entirely in a flood hazard area.
Not automatic: the owner or contractor must submit a written request with a contract or other documents showing the nature and value of the work.
No splitting: a project may not be divided into smaller projects to stay under the limit.

What the law actually says

The new paragraph is short. It has four parts:

A local government that issues building permits "shall exempt an owner of a single-family dwelling or the owner's contractor from the requirement to obtain a building permit to perform any work valued at less than $7,500 on the owner's property."
The exemption does not apply to work on a property "partially or entirely located in a flood hazard area as defined by the Florida Building Code," or to "any electrical, plumbing, structural, mechanical, or gas work performed on property containing a single-family dwelling." A project "may not be divided into more than one project" to evade the rule.
To qualify, the owner or contractor "must submit a written request for exemption to the local enforcement agency with a copy of the contract or other documentation demonstrating the nature and the value of the work to be performed."
"A local government has no legal duty to the owner, contractor, or successors or assigns thereof for exempted work."

You can read the exact wording on page 17 of the enrolled bill (PDF). The House final bill analysis summarizes it the same way.

Who qualifies

The statute speaks of "an owner of a single-family dwelling or the owner's contractor." It does not cover condo units, apartments, or commercial property.

Local readings of the home types differ a little. Miami-Dade County applies the exemption to single-family homes, duplexes, and townhouses that meet its definition, plus accessory structures on those lots, and says units in multifamily buildings do not qualify. If you own a duplex or townhouse, ask your building department which reading it uses.

Also check who issues permits for your address. Tampa and unincorporated Hillsborough County, for example, are separate building departments. Our Tampa permit guide explains that split.

How the $7,500 limit works

The law says "valued at less than $7,500," so a $7,500 job does not qualify; it has to be below that number. Hillsborough County spells it out: the exemption does not apply when "the value of work is $7,500 or greater."

The statute does not define "value." Martin County reads it as the total project value "including materials and labor" and asks for a signed contract with an itemized cost breakdown. If you are doing the work yourself, ask your department how it wants you to document value, because the statute does not say.

The anti-splitting rule matters too. Replacing the cabinets this month and the countertops next month to keep each invoice under $7,500 is exactly what the law prohibits. Orlando and Naples both say the exemption applies only to complete single projects valued under $7,500.

Work that still needs a permit, whatever it costs

Five trade categories are excluded by name: electrical, plumbing, structural, mechanical, and gas. Martin County's examples of projects that "still require permits, even if they cost well under $7,500" include water heater replacements, water softener installations, air conditioning work, electrical panels and rewiring, plumbing repairs, and gas appliances.

The Lake Worth Beach notice on HB 803, published by the city in July 2026, adds attached patio covers, wooden or raised decks, pool barriers, awnings, hurricane shutters, exterior doors, windows, and concrete block walls to the list of work that still needs a building permit regardless of cost. It also lists sheds, pergolas, and gazebos over $7,500.

What counts as "structural"? Florida counties disagree

Florida backyard with a garden kit shed, a replacement window leaning on the wall and a shingled roof

The statute does not define structural work, and this is where local answers split the most. Here is what each department has published:

Orlando and Naples: treat "railings, guards, pool barriers or fences, windows and doors, siding and soffits, roofing, and elevated decks" as structural, so none of those qualify (Orlando; Naples).
Martin County: lists roofing, load-bearing walls, elevated decks, windows and doors, and storage sheds as structural.
Miami-Dade County: structural includes "windows, doors, wind-resistant fences, and sheds." Non-wind-resistant fences such as chain-link or picket stay exempt from a building permit but need a zoning permit.
Seminole County: lists items it does not consider structural, so they can qualify under $7,500. They include fence and gate systems (except masonry or concrete), pergolas and trellises not attached to the house, floating docks, non-bearing interior walls, kitchen and bath cabinets, and sheds of 200 square feet or less bought as a kit or pre-built (Seminole County).
Hillsborough County: lists "siding, soffit, exterior window replacement, exterior door replacement, and roof repair/replacement (non-structural)" as possible exemptions (Hillsborough County).

So a kit shed can be exempt in Seminole County and still need a permit in Miami-Dade, and a window swap can be a possible exemption in unincorporated Hillsborough but a permit job in Orlando. Read your own department's list before you buy materials. No source we read treats roofing as automatically exempt.

Flood zones: check this first

The exemption is off the table if any part of the property is in a flood hazard area as defined by the Florida Building Code. "Partially" matters: a lot does not have to be fully inside the mapped zone to lose the exemption. Look up your address on the FEMA Flood Map Service Center or your county's flood map before you file anything. If you are in one, the normal permit rules apply.

The written request: how it works in practice

The statute requires the written request, but the process and paperwork vary by department:

Forms and portals: Miami-Dade takes requests through its online portal or in person. Hillsborough uses its HillsGovHub portal. Naples accepts requests in person, by email, or online. Indian River County and Vero Beach use a paper exemption application that asks for the job value, the entire scope of work, and a signed copy of the contract.
Fees: the statute does not mention a fee for the request, but some departments charge one. Miami-Dade will not process a request until its non-refundable fee is paid. Lake Worth Beach says an administrative processing fee applies. Ask before you file.
Wait for approval: Lake Worth Beach says owners must wait for written approval, and that starting before an approved request is on file "may be considered unpermitted work." Martin County says owners must obtain exemption approval before proceeding.
No inspection: Martin County says exempt work "will not be inspected by Building Department staff" and that owners and contractors are responsible for compliance.

Keep the approval with your house records; it may be the only official paperwork the job produces.

Exempt from a permit does not mean exempt from the code

The exemption removes the building permit and inspection. It does not remove the rules. Hillsborough County says exemptions do not waive "any other requirements of the building code," and the Florida Building Code's own exemption section says the same. With no inspector checking, the code risk sits with you and your contractor.

Other approvals can still apply:

Zoning: Lake Worth Beach created a separate zoning permit for fences, hardscape, landscaping, sheds, and pergolas that no longer need a building permit. Miami-Dade still requires a zoning permit for chain-link and picket fences. Orlando says land development, planning, and civil permits are not included in the exemption.
Historic districts: Lake Worth Beach still sends qualifying projects through historic preservation review where it applies.
Contractor licensing: the exemption is about permits, not licenses. Florida's owner-builder licensing exemption is a separate rule in s. 489.103(7).

HOAs: what changed and what did not

HB 803 also added a rule for homeowners' associations. Under s. 720.3035(1)(c), an association or its architectural committee "may not require a building permit to be issued by a governmental authority to a parcel owner as a prerequisite for review" of a proposed improvement.

That ends a chicken-and-egg problem where some HOAs would not review plans until the owner had a permit. It does not remove the HOA's own approval rights under your covenants. See our guide to HOA approval vs a city building permit.

Insurance, wind mitigation, and resale

Folder of home project paperwork, receipts and photos on a kitchen table beside house keys

A permit leaves a public record; an exemption may leave only the approval letter and your contract. That matters later:

Wind mitigation credits: Florida's wind mitigation inspection form asks for each roof covering's permit application date or its Florida Building Code or Miami-Dade product approval number (form OIR-B1-1802). If roof or opening work is ever done under an exemption, keep the product approval numbers, invoices, and photos, because there will be no permit date to point to.
Insurance claims: we found no official guidance on how insurers treat exempt work. Ask your agent what documentation it wants.
Resale: buyers and inspectors often check permit history. If they find new work with no permit, the approval letter is how you show it was exempt rather than unpermitted. Our guide to renovating without a permit explains what happens when paperwork is missing.

How HB 803 compares with Florida's older exemptions

Before HB 803, Florida's statewide permit exemptions were narrow. Section 105.2 of the Florida Building Code lists items like portable heating and cooling equipment, minor replacement parts, and clearing stoppages or stopping leaks. Section 105.2.2 lets "ordinary minor repairs" be made without a permit, but only with the building official's approval. The City of Atlantic Beach reprints that section in its list of residential work not requiring a permit.

Many local governments added their own lists on top. Atlantic Beach exempts finish work and decks under 150 square feet and less than 30 inches off grade. Unincorporated Miami-Dade has a longer list, including gutters, low wood decks, chain-link fences, and patio slabs, capped at $5,000 of exempt work in any 12-month period. Those lists still exist; HB 803 adds a statewide floor on top.

The same law added a second exemption, in s. 553.79(1)(h), for temporary hurricane and flood protection walls or barriers that are non-load-bearing and installed by a licensed contractor. It has no dollar limit but also needs a written request and also excludes flood hazard areas.

Other HB 803 changes homeowners may notice

Faster review for small permitted jobs: for an existing single-family home, local governments must approve, approve with conditions, or deny certain permits for work under $15,000 within 5 business days of a complete application. That includes structural, electrical, gas, mechanical, plumbing, and roofing permits (s. 553.792(1)(a)).
Permit expiration: a building permit issued by a local government for a single-family dwelling now expires one year after issuance or on the effective date of the next edition of the Florida Building Code, whichever is later. Local governments can still extend it (s. 125.56(4)(d) for counties; s. 553.79(1)(c)). Miami-Dade says the ninth (2026) edition takes effect December 31, 2026.
Inspection fees: they may not be based on the total cost of a project and may not exceed the actual inspection cost. Seminole County says this will raise some fees, including for roofing and A/C changeouts.

Examples: likely exempt, depends, still a permit

These examples assume a single-family home outside any flood hazard area, a complete project under $7,500, and an approved written request. Your department's list controls.

Likely exempt where local rules allow: painting, flooring, cabinet replacement without moving plumbing, drywall repair, and non-structural cosmetic work. (Lake Worth Beach's examples.)
Depends on the county: wood or vinyl fences, kit sheds, freestanding pergolas, siding and soffits, window and door swaps, and non-structural roof repairs.
Still a permit: water heaters, A/C and heat pumps, panels and new circuits, gas lines and appliances, plumbing replacements, load-bearing walls, elevated decks, pool barriers, and anything in a flood hazard area.

Common questions about the Florida $7,500 permit exemption

Do I still have to contact the building department?

Yes. The law requires a written request with a contract or other documentation. Several departments say you must wait for approval before starting.

Can I replace my roof without a permit under HB 803?

Usually not. Orlando, Naples, and Martin County treat roofing as structural, so it needs a permit at any price. Hillsborough lists non-structural roof repair or replacement as a possible exemption. Ask your department, and expect a permit in most places.

Does the exemption apply if I do the work myself?

The statute covers the owner or the owner's contractor, so it can. You still need to document the nature and value of the work. If the job is excluded, Florida's separate owner-builder rules apply.

Does HB 803 apply to condos or apartments?

No. The statute covers owners of single-family dwellings. Miami-Dade also accepts duplexes and qualifying townhouses, but says units in multifamily buildings do not qualify.

Checklist before you rely on the exemption

Confirm who issues permits for your address (city or county).
Check the flood map for the whole lot.
Make sure no electrical, plumbing, mechanical, gas, or structural work is involved, using your department's definition of structural.
Price the whole project, materials and labor, as one job, and confirm it is under $7,500.
Check zoning, historic district, and HOA approvals.
Submit the written request with the contract or a scope and cost breakdown, and pay any fee.
Wait for written approval, then keep it with your receipts, product approvals, and photos.

Not sure where your project falls? Start with our national guide, Do I need a building permit?, then check the Miami-Dade or Tampa guide if you live there.

For storm protection specifically, see our guide to hurricane shutter permits.

Last checked: October 31, 2026.

Official sources

Edited by Ahmed Khalifa, founder of PermitCove. Sources are linked inline; see our Editorial Policy.

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