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

Florida contractors and homeowners have a new tool for small residential projects.

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.

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