Starting July 1, 2026, Florida law requires local building departments to exempt certain residential work valued under $7,500 from building permit requirements. The change comes from House Bill 803 (HB 803), signed into law by Governor Ron DeSantis on May 6, 2026.

The exemption is narrower than it may first appear. It excludes several trades entirely, requires a written request even when a project qualifies, and leaves Florida’s contractor licensing requirements untouched.

What Is Florida House Bill 803?

Florida House Bill 803 (HB 803) is a 2026 law that amends the Florida Building Code, building permit requirements, and rules related to inspections and private providers statewide.

Governor Ron DeSantis signed HB 803 into law on May 6, 2026, and its provisions took effect July 1, 2026. The bill passed both chambers of the Florida Legislature unanimously (Senate 37-0, House 109-0).

The Florida Senate’s official bill summary is available at flsenate.gov.

What Does the $7,500 Permit Exemption Cover?

Under HB 803, a local government that issues building permits must exempt an owner of a single-family dwelling, or that owner’s contractor, from the requirement to obtain a building permit for work valued at less than $7,500 on the owner’s property.

This covers smaller, non-structural residential projects, such as:

• Minor repairs
• Small cosmetic or non-trade work
• Limited fence or decking projects that don’t involve structural or trade work

The exemption is designed to speed up minor projects that previously required the same permitting process as larger jobs.

What Work Is Excluded From the Exemption?

The $7,500 exemption does not apply to any of the following, regardless of project cost:

• Electrical work
• Plumbing work
• Structural work
• Mechanical work
• Gas work
• Any work on property located in a flood hazard area

If a project touches one of these categories, a building permit is still required, even if the total cost falls under $7,500.

Does HB 803 Change Contractor Licensing Requirements?

No. HB 803 changes permitting requirements, not licensing requirements.

Florida contractor licensing law is unaffected by this bill. Work that requires a state-certified or state-registered contractor still requires one, whether or not the project qualifies for the permit exemption.

Contractors evaluating their own license classification can review Gold Coast Schools’ guide to Florida certified contractor requirements.

Is the Exemption Automatic?

No. Using the exemption requires a few extra steps.

Owners and contractors must submit a written request to the local building department, along with documentation showing the nature and value of the work. The completed work must still comply with the Florida Building Code.

HB 803 also prohibits splitting one larger project into multiple smaller invoices to fall under the $7,500 threshold. Local building departments can treat that as a single combined project and require a permit accordingly.

What Else Does HB 803 Change?

The permit exemption is the headline provision, but HB 803 makes several other changes to Florida’s building permit and inspection system:

• Faster review timelines. Permit applications for work valued under $15,000 now require a 5-business-day response from the local building department.
• Expanded private provider authority. Licensed engineers, architects, and building code administrators authorized to perform plan reviews and inspections in place of the local building department now operate under expanded rules, with mandatory local registration systems.
• HOA restrictions. Homeowners’ associations can no longer require a building permit as a prerequisite for architectural review of an owner’s proposed improvements.
• One-year permit expiration. Building permits for single-family dwellings now expire after one year.
• Temporary flood barriers. Local governments must also exempt qualifying temporary residential hurricane and flood protection walls from permitting.

Could the $7,500 Threshold Change in the Future?

There is active discussion in the Florida Legislature about raising the minimum project value that requires a permit, which would let homeowners take on more minor repair work without one.

Florida contractors and homeowners should watch future legislative sessions for updates to this threshold and monitor the Florida Building Commission for official guidance.

Stay Current With Gold Coast Schools

Building code and permitting rules change on a regular cycle, and Gold Coast Schools helps Florida construction professionals stay current.

For currently licensed contractors, Gold Coast offers Florida contractor continuing education, including courses covering laws and rules updates.

For professionals pursuing a Florida contractor license, Gold Coast Schools also offers Florida contractor exam preparation, including courses, reference materials, and practice resources for multiple license classifications.

Frequently Asked Questions

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The 9th Edition (2026) Florida Building Code takes effect December 31, 2026, replacing the 8th Edition (2023), which has been in effect since December 31, 2023.

The 2026 Florida Building Code update affects contractors, builders, roofing professionals, designers, inspectors, and other construction professionals working on projects governed by Florida’s statewide building requirements.

For contractors, the most important steps are to understand the new code cycle, identify projects that may cross the December 31 effective date, verify the rules that apply to their trade, and make sure continuing education and contractor exam materials are current.

What Is Changing in the 2026 Florida Building Code?

The 9th Edition Florida Building Code is a broad code-cycle update rather than a single change to one construction requirement.

The Florida Building Commission develops and updates the Florida Building Code on a three-year cycle. For the 9th Edition, the Commission selected the 2024 International Codes and 2023 National Electrical Code as model codes for the update process.

According to the Florida Building Commission, 1,500 model-code changes were reviewed and 658 were approved.

Technical Advisory Committees also reviewed 556 proposed public code modifications and recommended 345 for approval.

Because the update covers a broad range of construction requirements, the effect on an individual contractor depends on the contractor’s license, trade, project type, location, and scope of work.

Potential areas affected by a new Florida Building Code edition can include:

• Construction methods
• Structural requirements
• Roofing requirements
• Building materials and product specifications
• Energy requirements
• Inspection procedures
• Engineering requirements
• Compliance documentation

Florida contractors should review the final provisions that apply to their specific work rather than relying solely on broad summaries of the new edition.

When Does the 9th Edition Florida Building Code Take Effect?

The 9th Edition (2026) Florida Building Code takes effect December 31, 2026.

Until that transition occurs, the 8th Edition (2023) Florida Building Code remains the current statewide edition.

Projects that are being designed, estimated, contracted, or prepared for permitting near the end of 2026 deserve additional attention because the applicable code can affect construction requirements, specifications, engineering, costs, and project timelines.

Contractors should confirm the applicable code edition with the local authority having jurisdiction when a project falls close to the transition date.

What Should Florida Contractors Do Before December 31, 2026?

Florida contractors do not need to wait until the end of 2026 to prepare for the new code.

A practical approach is to review projects, education requirements, and reference materials well before the effective date.

Before December 31, 2026, Florida contractors should:

1. Review upcoming projects. Identify projects that may be permitted or begin construction near the code transition.
2. Check changes affecting their trade. Focus on provisions that apply directly to the contractor’s license classification and scope of work.
3. Confirm permitting requirements. Ask the applicable local authority which code edition will govern projects close to the effective date.
4. Review estimating and specifications. Determine whether new requirements could affect materials, engineering, installation methods, or costs.
5. Verify continuing education requirements. Make sure contractor CE requirements are satisfied for the applicable renewal cycle.
6. Check contractor exam references. Candidates preparing for a Florida contractor exam should verify that their books and study materials match the approved exam references.

Preparing early can reduce the risk of building estimates, schedules, or study plans around outdated requirements.

How Could the 2026 Florida Building Code Affect Roofing Contractors?

Roofing requirements are one area Florida contractors should review carefully during the 9th Edition transition.

Florida’s commonly referenced 25% roof rule is sometimes described too broadly.

Historically, the Florida Existing Building Code included a threshold under which repairing, replacing, or recovering more than 25% of a roof area within a 12-month period could trigger broader code-compliance requirements.

However, Florida law already contains an important exception.

For qualifying existing roofing systems built, repaired, or replaced in accordance with the 2007 Florida Building Code or a later edition, Florida law allows only the portion being repaired, replaced, or recovered to be constructed in accordance with the current code.

As a result, the statement that “more than 25% roof damage automatically requires a full roof replacement” does not accurately describe every Florida roofing project.

Roofing contractors should review the final 9th Edition provisions and the requirements that apply to the specific property, roofing system, project scope, and local jurisdiction.

Contractors interested in entering the roofing trade can also review Gold Coast Schools’ guide to how to get a Florida roofing contractor license.

Which Florida Building Code Applies to a Project Near the Transition?

Projects that fall close to December 31, 2026 may require additional planning.

Contractors should avoid assuming that a project will automatically fall under one edition based only on its anticipated construction date.

Instead, verify the applicable requirements with the authority having jurisdiction.

A useful way to organize an active project pipeline is to divide projects into three groups:

1. Projects expected to be permitted well before December 31, 2026
2. Projects expected to be permitted after the 9th Edition takes effect
3. Projects close enough to the transition that the applicable code should be confirmed before final pricing, engineering, or design decisions are made

Projects in the third category deserve the most attention because a code change could potentially affect cost, specifications, products, engineering, or project schedules.

How Does the Code Change Affect Florida Contractor Continuing Education?

Florida Building Code changes are also relevant to contractors maintaining an active license.

Florida certified contractors generally renew their licenses on August 31 of even-numbered years, while registered contractors generally renew August 31 of odd-numbered years.

Florida contractors generally complete 14 hours of board-approved continuing education during the applicable renewal cycle.

Required continuing education subjects may include:

• Workplace safety
• Workers’ compensation
• Business practices
• Advanced building code
• Laws and rules

Requirements can vary by license classification and individual circumstances.

Contractors should confirm their current requirements through the Florida Construction Industry Licensing Board.

Does the 2026 Code Change Affect Florida Contractor Exams?

A Florida Building Code transition can also matter for candidates preparing for a contractor licensing examination.

Many Florida contractor examinations are open-book, which means candidates need to know how to navigate the approved reference materials efficiently.

Before purchasing books or beginning an extended study plan, candidates should confirm which references are currently approved for the examination they intend to take.

This is particularly important during a code transition.

Studying from an outdated code book may mean practicing with a reference that does not match the materials required for the examination.

Candidates who are still determining which Florida contractor license to pursue can review Gold Coast Schools’ guide to Florida certified contractor requirements.

How Can Florida Contractors Prepare for the New Building Code?

The best preparation strategy is to focus on the requirements most relevant to your own work.

Florida contractors preparing for the 9th Edition should:

• Monitor official Florida Building Commission updates
• Review code changes affecting their license classification
• Identify projects that may cross the December 31, 2026 transition
• Confirm applicable code requirements with local authorities
• Review estimating templates and project specifications where appropriate
• Verify continuing education requirements
• Use current approved references when preparing for licensing examinations

The Florida Building Commission should remain a primary source for official Florida Building Code information.

Prepare for Your Next Step With Gold Coast Schools

Whether you are maintaining an existing Florida contractor license or preparing to earn one, Gold Coast Schools provides education and exam preparation for Florida construction professionals.

For currently licensed contractors, Gold Coast offers Florida contractor continuing education, including 14-hour CILB continuing education options.

Available course formats include:

• Online courses
• Livestream instruction
• Classroom courses
• Correspondence options

For professionals pursuing a Florida contractor license, Gold Coast Schools also offers Florida contractor exam preparation, including courses, reference materials, practice resources, and preparation for multiple contractor license classifications.

Using current education and reference materials can help contractors prepare for licensing requirements while staying informed as Florida’s construction standards change.

Frequently Asked Questions

The post Florida’s 9th Edition Building Code Is Expected December 31: What Contractors Should Do Before Then appeared first on Gold Coast Schools.

This guide is designed to give you the confidence and knowledge you need to succeed. We will walk through everything you need to know about the exam, from its structure and format to the specific topics you’ll be tested on. With the right preparation, you can pass on your first try and get started on your new career path.

Key Takeaways

• Exam Structure: The Florida Real Estate Exam consists of 100 multiple-choice questions that you must complete within 3.5 hours. A passing score is 75% or higher.
• Core Topics: The exam heavily focuses on real estate brokerage activities, contracts, property rights, and appraisal, so you should dedicate extra study time to these areas.
• Math Is Included: About 6-10 questions will test your math skills on topics like transaction closings, so be sure to practice your calculations.
• Preparation Is Essential: With a pass rate often hovering around 50-55%, dedicated preparation is crucial. Using high-quality exam prep materials significantly increases your chances of success.

Overview of the Florida Real Estate Exam

The Florida Real Estate Exam is the final step you must take before you can apply for your real estate license. Its purpose is to ensure that you have the foundational knowledge required to professionally and ethically represent clients in real estate transactions. Understanding what to expect will help you feel more prepared and confident on exam day.

The exam is a comprehensive test covering state and federal laws, real estate principles, and practical calculations. It is administered by Pearson VUE at various testing centers across Florida. The exam consists of 100 multiple-choice questions, and you are given 3.5 hours to complete it.

Exam Structure and Format

Knowing the structure of the exam will help you manage your time effectively and focus your studies on the most important areas.

Number of Questions and Types

The 100 multiple-choice questions are broken down into three main categories:

• General Principles & Practices (45 questions): These questions cover the fundamental concepts of real estate that are applicable everywhere.
• Florida and Federal Law (45 questions): This section tests your knowledge of the specific laws and regulations that govern real estate in Florida, as well as relevant federal laws.
• Math Calculations (10 questions): This portion assesses your ability to perform essential real estate-related calculations.

Math Questions

Many aspiring agents worry about the math section, but with practice, you can master it. The math questions typically cover:

• Calculating property taxes
• Prorating expenses for closings
• Calculating loan-to-value ratios
• Understanding commission splits
• Measuring property areas

Don’t let the math intimidate you. The calculations are straightforward, and a good exam prep program will provide plenty of practice problems.

Need additional help? Check out this video series on real estate math!

Topics Covered on the Exam

The exam covers 19 different content areas, but some topics are weighted more heavily than others. Focusing your study efforts on the sections with the most questions is a smart strategy.

License law and qualifications for licensure

This area makes up about 6% of the exam. You’ll need to understand the requirements for obtaining and maintaining a real estate license in Florida, including education, application processes, and background checks.

Learn More: How to Get a Real Estate License in Florida

Real estate contracts and brokerage activities

Together, contracts and brokerage procedures account for a significant portion of the exam (around 24%). This section covers:

• The essential elements of a valid contract
• Types of real estate contracts (purchase agreements, leases)
• Brokerage relationships and disclosures
• Procedures for handling offers and counteroffers

Property rights and ownership

This topic, covering about 15% of the exam, deals with how property is owned and transferred. Key concepts include:

• Estates and tenancies (e.g., fee simple, life estate)
• Types of ownership (e.g., tenancy in common, joint tenancy)
• Deeds, titles, and ownership restrictions like easements and liens

Real estate appraisal and calculations

Appraisal and calculations make up roughly 14% of the exam. You’ll be tested on your understanding of property valuation methods, how to perform comparative market analyses (CMAs), and the math involved in closing transactions.

Exam Difficulty and Passing Criteria

It’s natural to wonder, “how hard is the Florida real estate exam?” While it is challenging, passing is absolutely achievable with the right approach.

Difficulty level and pass rate

The first-time pass rate for the Florida real estate exam is often between 50% and 60%. This statistic shouldn’t discourage you. Instead, it highlights the importance of thorough preparation. Candidates who invest in quality study materials and dedicate sufficient time to learning the concepts are much more likely to succeed.

Passing score requirements

To pass the exam, you must answer at least 75 out of the 100 questions correctly, which equals a score of 75%. You will receive your official score immediately after completing the test.

Scheduling and Taking the Exam

Once you’ve completed your 63-hour pre-licensing course and submitted your application to the state, you can schedule your exam.

How to schedule

You can schedule your exam online through the Pearson VUE website. You will need to create an account and select a testing center, date, and time that works for you. It’s a good idea to schedule your exam in advance, as popular times can fill up quickly.

Exam day requirements

Arrive at the testing center at least 30 minutes early. You will need to bring two forms of valid signature ID (one must be a photo ID) and your pre-licensing course completion certificate. Personal items like phones, bags, and watches are not allowed in the testing room.

Study and Preparation Strategies

A structured study plan is your best defense against test-day anxiety. Here are some proven methods to help you prepare effectively.

Recommended study methods

Create a study schedule that breaks the material into manageable sections. Focus on understanding the concepts rather than just memorizing facts. Use flashcards for key terms and take regular breaks to avoid burnout. A great way to test your knowledge is to take a free practice exam to see where you stand.

Exam Prep Programs

Enrolling in a high-quality exam prep program is one of the best investments you can make in your new career. Gold Coast Schools has been helping students pass their exams for 55+ years. Here’s what makes Gold Coast stand out:

• Expert Instructors: Learn from industry-leading experts who know Florida real estate law inside and out and are dedicated to your success.
• Flexible Learning Options: Choose from in-person classes, livestream sessions, or self-paced online courses to fit your schedule and learning style.
• Proven Success: Gold Coast’s exam prep materials, including simulators and cram courses, are designed to give you the confidence you need to pass on your first attempt.
• Comprehensive Support: From a dedicated customer service team to career-spanning education, Gold Coast is with you every step of the way.

Your Path to Success Starts Now

Passing the Florida Real Estate Exam is the key that unlocks the door to your new career. By understanding the exam’s content, creating a solid study plan, and using reliable resources, you are setting yourself up for success. Believe in your ability to master this material and take this important step toward achieving your goals.

Gold Coast Schools is here to support you with top-rated Florida exam prep courses and a team dedicated to your success. Your real estate career is within reach, and we’re excited to help you get there.

The post What is on the Florida Real Estate Exam? appeared first on Gold Coast Schools.

RISMedia’s Rookie of the Year Program

The Rookie of the Year program aims to recognize real estate agents who are new to the field but have already made remarkable strides. Nominees for the Real Estate Rookie of the Year award were evaluated based on their 2023 sales volume and transaction data, commitment to professional education, technological skills, and community engagement. This marks the program’s third year, and 25 regional finalists were announced.

“We are delighted to again partner with RISMedia to recognize new agents who have demonstrated they are thriving in their careers and, as such, making a difference in their communities and in their profession,” said Jennifer Dixson Hoff, Colibri Real Estate’s General Manager, Professional Portfolio and Partnerships.

Why Valdes Was Drawn to Real Estate

While living in Colorado, Valdes had a newborn and a child less than a year old. It had been a difficult time for the young mom, both financially and emotionally.

“Postpartum had hit me like a train wreck, and I was just really grasping onto any little bit of light that I could find,” Valdes said.

After seeing how happy a friend was working in the Florida real estate industry, her family decided to make a change. It was then that Valdes began researching Florida real estate schools.

Valdes’ Experience With Gold Coast Schools

Valdes was still living in Colorado when she found Gold Coast Schools’ online prelicensing program. She purchased and completed the program in Colorado while caring for two babies.

“Gold Coast Schools was awesome!” Vales said. “It was so easy. I took the exam, and I passed it on the first try. So, thank you, Gold Coast! They did a phenomenal job with training.”

Valdes moved to Florida in February, passed her real estate exam in March, and was fully licensed and placed at a real estate brokerage by April.

“I took off running,” Valdes said.

She visited her local Gold Coast campus after moving to Florida.

“Gold Coast is a phenomenal company, and they’re phenomenal in person. When I went to visit them and told them I got certified online, they greeted me with the biggest, warmest smile, as if I had been walking through their doors day in and day out,” Valdes said.

Valdes’ Life as a Real Estate Agent

Although getting started wasn’t easy, Valdes found she was well-suited for the career. “It’s great that I get to be in an industry and get paid to do what I’m naturally very good at — helping people find solutions,” she said.

Valdes was also good at finding a solution to succeed in her new career.

“Many people said to drop $1,000, $2,000, $5,000 dollars in advertising, and you’ll be fine. I didn’t have that. But what I do have is people skills. I have the time, and I have the dedication.”

Valdes is now an open house specialist. She teaches open house techniques at a regional level in South Florida, which was a great honor for the new agent.

“In a few months, you can build a very substantial business,” Valdes said. “I really look forward to being a shining star for other moms who are looking at a career change and believe that they can make something beautiful happen. I just want to be that example of perseverance, God’s grace, belief, and self-love. It takes a lot of love to come out of places, find new beginnings, and not be completely scared. Truly, just know that you are enough to start over whenever you want in life. And real estate can be a wonderful new beginning,” she said.

Valdes currently works for Keller Williams Realty in Florida.

To All the Moms Out There Considering a Real Estate Career

Valdes offers these words of encouragement to young moms considering a career switch to real estate.

“I want you all to know this – you can do it if you believe you can do it. If you are looking for a career in real estate and you believe in yourself, you are one hundred percent capable of doing it and doing it with grace,” Valdes said.

Visit the Gold Coast Schools’ website to learn more about Florida real estate prelicensing packages. Like Valdes, you can become a real estate agent in Florida in just a few months.

“If you do believe that this is something that you’re called for, I highly suggest you give it a shot and really lean in on yourself,” Valdes said. “You’ve got this.”

The post Gold Coast Schools Alumni, Sasha Valdes, Named Finalist for Real Estate Rookie of the Year Program appeared first on Gold Coast Schools.

Florida’s burgeoning tech sector is reshaping the housing market in ways that are both exhilarating and challenging. This transformation presents a unique set of opportunities and obstacles for real estate agents and aspiring professionals in the Sunshine State. With a confident, forward-looking perspective, let’s explore how the tech boom influences property values, remote work dynamics, affordability, and investment potential in Florida.

Tech Job Migration to Florida

The Federal Bureau of Labor Statistics reports that Florida ranked eighth in the U.S. in job growth in 2023. Many of those jobs are tech jobs – from companies like Nvidia, Microsoft, and Tesla.

For real estate professionals, understanding this shift is crucial. The influx of tech jobs is changing the demographic landscape, driving demand for housing, and altering buyer preferences.

Rising Property Values in Tech Hubs

The tech sector’s expansion is fueling property value increases in key Florida cities. Tech hubs like Miami, Tampa, and Orlando are seeing a significant rise in real estate prices, reflecting the growing demand. This growth offers a positive outlook for sellers and presents a ripe environment for real estate agents to thrive.

However, it’s essential to approach these changes with a balanced perspective. While rising property values exemplify the market’s vitality, they also require us to guide our clients through the nuances of investing and selling in such a dynamic setting. Agents must also help buyers navigate a more competitive and complex housing market.

Remote Work and Housing Choices

The rise of remote work is another critical factor shaping Florida’s housing market. Tech professionals, empowered by the flexibility to work from anywhere, make thoughtful choices about where they call home. This trend encourages a broader exploration of Florida’s diverse communities, increasing interest in areas beyond the conventional tech hubs.

Real estate agents have a unique opportunity to showcase the vast array of housing options available across Florida. They can build lasting relationships by connecting clients with homes matching their lifestyle and work requirements.

Affordability Challenges

While the tech sector’s growth brings many positives, it also raises concerns about housing affordability. Spiraling property values can make it challenging for first-time buyers and local residents to find affordable housing. As empathetic and expert real estate professionals, you must acknowledge these challenges and advocate for solutions that ensure everyone can benefit from Florida’s growth.

By engaging in community discussions and supporting initiatives to increase housing options, we can contribute to a more inclusive and equitable market.

Opportunities for Investors

For investors, Florida’s tech-driven housing market is rich with possibilities. The demand for rental properties is rising, especially in areas with high-tech job concentrations. Investors keen on tapping into this market can find substantial rewards, but it requires a nuanced understanding of where and how to invest.

Real estate agents with in-depth knowledge of the local market and an eye for future trends can provide invaluable guidance to investors looking to capitalize on Florida’s tech boom.

Florida’s tech sector is not just transforming the housing market; it’s reshaping the foundation of how we live, work, and connect. Real estate agents who position themselves at the forefront of this change can unlock new opportunities, build meaningful relationships, and contribute to a thriving, inclusive community.

Remember, a real estate agent’s role extends beyond transactions; it’s about empowering people to achieve their housing dreams. With confidence, expertise, and empathy, you, as a real estate agent, can lead the way in Florida’s tech-driven real estate landscape.

Gold Coast Schools continues to be your trusted advisor in all things related to the real estate industry. Sign up for continuing education courses offered by Gold Coast Schools to learn valuable insights into the Florida tech boom and how it affects the housing market.

The post The Impact of Florida’s Growing Tech Sector on the Housing Market appeared first on Gold Coast Schools.