Florida’s $7,500 exemption.
What qualifies. And what does not.

Planning & permits · Small residential projects

Florida changed its building permit laws in 2026 through House Bill 803.

Beginning July 1, 2026, a local government that issues building permits must exempt an owner of a single family dwelling. Or the owner’s contractor. From obtaining a building permit for certain work valued at less than $7,500.

The exemption is narrow. It does not apply to every small residential project, and it does not mean all work below $7,500 can be performed without contacting the building department.

The law excludes properties in flood hazard areas and excludes electrical, plumbing, structural, mechanical and gas work regardless of project value. The owner or contractor must also submit a written exemption request with documentation describing the nature and value of the work. (Florida Senate)

The First Important Detail: The Work Must Be Under $7,500

The enrolled law states that the work must be valued at less than $7,500.

That means:

• $7,499 may fall within the monetary threshold.
• Exactly $7,500 does not.
• A project above $7,500 does not.

The threshold is based on the value of the work, not merely the amount of one payment, one subcontract or one material purchase. The statute requires documentation demonstrating the nature and value of the complete work being performed. (Florida Senate)

The law does not provide a detailed valuation formula within this paragraph. Owners and contractors should therefore use a complete, supportable project value and confirm how the applicable local enforcement agency expects value to be documented.

Who Can Use the Exemption?

The exemption applies to:

• The owner of a single family dwelling; or
• The owner’s contractor

The statute does not create a general exemption for commercial property, multifamily projects, vacant commercial land or every type of residential structure.

The wording also does not make the exemption automatic. A written request must be submitted to the local enforcement agency.

Which Properties Are Excluded?

The exemption does not apply when the property is partially or entirely located in a flood hazard area as defined by the Florida Building Code. (Florida Senate)

This is especially important in Florida because a property may be affected by floodplain regulations even when an owner has never experienced flooding.

Owners should not rely solely on:

• Whether flood insurance is currently required
• A real estate listing
• A neighbor’s flood zone status
• A general online map
• The absence of previous flooding

The applicable building department or floodplain administrator should confirm whether the property is within a Florida Building Code flood hazard area for purposes of the exemption.

Which Types of Work Are Always Excluded?

The under-$7,500 exemption does not apply to:

• Electrical work
• Plumbing work
• Structural work
• Mechanical work
• Gas work

These categories remain outside the exemption regardless of whether the project costs $500, $2,000 or $7,000. (Florida Senate)

Electrical work

Examples may include:

• New wiring
• Relocated outlets
• Electrical panel work
• New circuits
• Lighting circuits
• Service changes
• Generator connections

Plumbing work

Examples may include:

• Relocating plumbing fixtures
• New water or drain lines
• Water heater work
• Sewer connections
• Re piping
• Plumbing alterations

Structural work

Examples may include:

• Removing or altering load bearing walls
• Modifying structural framing
• Enlarging structural openings
• Foundation work
• Structural roof repairs
• Changes affecting wind resistance or load paths

Mechanical work

Examples may include:

• Air conditioning replacement
• Duct modifications
• New mechanical equipment
• Ventilation alterations
• Exhaust systems requiring mechanical review

Gas work

Examples may include:

• Gas piping
• Gas appliance connections
• Propane system alterations
• Gas water heater connections

The precise classification of a particular scope should be confirmed with the building official before work begins.

What Work Might Qualify?

Potentially qualifying work is generally limited to small, nonstructural work that does not involve the excluded trades and is not located on a flood hazard property.

Depending on the scope and local interpretation, possible examples may include:

• Interior painting
• Flooring installation
• Baseboards and interior trim
• Cabinet replacement without plumbing, electrical or structural changes
• Countertop replacement
• Minor nonstructural drywall repairs
• Interior finish replacement
• Limited cosmetic repairs

Some of these activities may already have been permit exempt under local practices. The new statute becomes most relevant when a local government would otherwise have required a building permit for a minor project that meets every statutory condition.

The safest question is not simply, “Does the project cost less than $7,500?”

The correct questions are:

1. Is the property eligible?
2. Is the complete value under $7,500?
3. Does any part involve an excluded trade?
4. Is any portion structural?
5. Are other local approvals still required?
6. Has the written exemption request been submitted?

You Cannot Split a Larger Project Into Smaller Jobs

The law expressly states that a construction project may not be divided into multiple projects to evade permitting requirements. (Florida Senate)

For example, a $12,000 renovation cannot legitimately be converted into:

• One $6,000 contract for labor; and
• One $6,000 contract for materials

Similarly, one larger scope should not be divided by:

• Room
• Construction phase
• Separate invoices
• Multiple subcontractors
• Owner purchased materials
• Repeated small contracts

when the divisions are intended to avoid the permit requirement.

The relevant value is the bona fide value of the complete construction project.

A Written Request Is Still Required

The exemption is not intended to operate as an informal verbal understanding.

To qualify, the owner or the owner’s contractor must submit a written request for exemption to the local enforcement agency.

The request must include:

• A copy of the contract; or
• Other documentation demonstrating the nature and value of the work

The statute therefore creates a documented exemption process. Not a system in which an owner simply decides privately that no permit is necessary. (Florida Senate)

What Should the Written Request Include?

Local governments may develop their own procedures, but a clear submission should generally identify:

• Property address
• Property owner
• Contractor, when applicable
• Contractor license number
• Detailed scope of work
• Total value
• Supporting contract or estimate
• Confirmation that no electrical work is included
• Confirmation that no plumbing work is included
• Confirmation that no structural work is included
• Confirmation that no mechanical work is included
• Confirmation that no gas work is included
• Confirmation regarding flood hazard status
• Requested written acknowledgment of the exemption

Owners and contractors should preserve the submission and any response with the project records.

Sample Exemption Request Language

Subject: Request for Building Permit Exemption Under Section 553.79(1)(g), Florida Statutes

I am requesting confirmation that the work described below qualifies for the building permit exemption applicable to certain work valued at less than $7,500 on property owned by the owner of a single family dwelling.

Property address: [ADDRESS]

Property owner: [NAME]

Contractor: [NAME AND LICENSE NUMBER, IF APPLICABLE]

Description of work: [DETAILED SCOPE]

Total value of work: $[AMOUNT]

The attached contract or supporting documentation describes the nature and value of the complete project. The proposed work does not include electrical, plumbing, structural, mechanical or gas work. The project has not been divided into separate scopes to avoid permitting requirements.

Please provide written confirmation regarding whether the project qualifies for the exemption and advise whether any separate zoning, planning, floodplain or other local approval is required.

This sample should be adapted to the jurisdiction’s required form or procedure.

The Exemption Does Not Eliminate Other Requirements

A building permit exemption does not necessarily eliminate:

• Zoning approval
• Fence or setback review
• Historic district review
• Floodplain approval
• Right of way approval
• Utility approval
• HOA or condominium approval
• Contractor licensing requirements
• Occupational licensing
• Product approval requirements
• Contract requirements
• Lien law obligations
• Insurance requirements
• Applicable safety standards

HB 803 changes the building permit requirement for qualifying work. It does not state that every other law, regulation or private restriction is waived.

Does the Work Still Need to Be Performed Properly?

Yes.

The practical absence of a building inspection should not be treated as permission to perform unsafe or defective construction.

Owners should still require:

• A written scope
• Proper materials
• Manufacturer compliant installation
• Qualified workers
• Photographs of concealed work
• Warranties
• Receipts
• Product documentation
• Contractor insurance information
• Final written acceptance

This becomes particularly important because the statute provides that the local government has no legal duty to the owner, contractor, successors or assigns concerning work performed under the exemption. (Florida Senate)

In practical terms, the owner should not assume the building department is reviewing or approving the quality of exempted work.

Does the Exemption Allow Unlicensed Contracting?

No general authorization for unlicensed contracting was created.

The law exempts qualifying work from the building permit requirement. It does not broadly eliminate Florida contractor licensing requirements or allow a person to perform work that otherwise requires a particular license.

HB 803 also amended contractor discipline language to recognize work performed without a permit when the absence of the permit is otherwise authorized by law. That protection does not authorize a contractor to work outside the scope of the contractor’s license. (Florida Senate)

Property owners should verify licenses through Florida DBPR before hiring a contractor.

Can a Contractor Proceed Without Contacting the Building Department?

That is not the recommended interpretation.

The statute requires submission of a written exemption request with supporting documentation. A contractor should not merely decide that a permit is unnecessary and begin work without creating the required record.

A prudent contractor should:

1. Evaluate the entire scope.
2. Confirm the complete value.
3. Check flood hazard status.
4. Identify whether any excluded work is involved.
5. Submit the written exemption request.
6. Obtain written acknowledgment when available.
7. Retain the documentation in the project file.

What Happens if the Scope Changes?

A project that initially qualifies may stop qualifying if the scope expands.

Examples include discovering:

• Damaged structural framing
• Electrical violations
• Plumbing leaks
• Mold requiring broader demolition
• Mechanical changes
• Gas line conflicts
• Additional work that raises the value to $7,500 or more

When the scope changes, work should pause while the contractor and owner determine whether a building permit or trade permit is now required.

The original exemption should not be assumed to cover materially different work.

Common Misunderstandings

“Anything below $7,500 is permit free.”

Incorrect. Flood hazard properties and electrical, plumbing, structural, mechanical and gas work are excluded.

“The limit is $7,500 or less.”

Incorrect. The statutory language says less than $7,500.

“I can divide the job into smaller invoices.”

Incorrect. The statute prohibits dividing a construction project to evade permit requirements.

“No paperwork is required.”

Incorrect. A written request and documentation showing the nature and value of the work must be submitted.

“The building department is responsible if something goes wrong.”

The statute states that the local government has no legal duty concerning work performed under the exemption.

“No permit means no code or safety requirements.”

Incorrect. The exemption concerns the permit requirement. Other applicable legal and contractual obligations may remain.

“The exemption applies to commercial construction.”

The specific under-$7,500 provision applies to the owner of a single family dwelling or the owner’s contractor.

Homeowner Checklist

Before beginning work, confirm:

• The property contains a single family dwelling.
• The property is not partially or entirely in a qualifying flood hazard area.
• The complete project value is below $7,500.
• The scope contains no electrical work.
• The scope contains no plumbing work.
• The scope contains no structural work.
• The scope contains no mechanical work.
• The scope contains no gas work.
• The project has not been divided to avoid permitting.
• A written exemption request has been prepared.
• The contract or supporting scope and value documentation is attached.
• Separate zoning, HOA or other approvals have been checked.
• The contractor’s license and insurance have been verified.
• Any later scope change will be reviewed before proceeding.

Contractor Checklist

Contractors should maintain:

• Signed contract
• Detailed scope
• Complete project valuation
• Written exemption request
• Proof of submission
• Local agency response
• Flood hazard verification
• License information
• Insurance certificate
• Change orders
• Product information
• Before and after photographs
• Final customer acknowledgment
• Warranty documentation

Maintaining a complete file helps demonstrate that the contractor evaluated and relied upon the statutory exemption in good faith.

Frequently Asked Questions

When did Florida’s $7,500 exemption take effect?

HB 803 took effect July 1, 2026. (Florida Senate)

Does work valued at exactly $7,500 qualify?

No. The statute applies to work valued at less than $7,500.

Does the exemption apply in a flood zone?

No, when the property is partially or entirely in a flood hazard area as defined by the Florida Building Code.

Can I use the exemption for a small electrical project?

No. Electrical work is excluded regardless of value.

Can I use it for a small plumbing repair?

Not when the work falls within plumbing work covered by the exclusion.

Can a contractor submit the request?

Yes. The owner or the owner’s contractor may submit the written request.

Is an estimate sufficient?

The statute permits a contract or other documentation demonstrating the nature and value of the work. The local agency may have a required form or documentation procedure.

Does the building department have to inspect the work?

The work is exempted from the building permit requirement, and the statute states that the local government has no legal duty concerning the exempted work.

Can a city voluntarily issue a permit anyway?

The statute directs local governments to exempt qualifying owners and contractors. A property owner should discuss unusual circumstances or a voluntary inspection request with the local building official before work begins.

Final Takeaway

Florida’s new under-$7,500 permit exemption can reduce administrative delays for genuinely minor, nonstructural work on eligible single family properties.

It should not be treated as a blanket permission to perform residential construction without oversight.

The safest approach is to document the complete scope, verify the property’s flood status, confirm that no excluded trade is involved, submit the required written request and obtain clarification from the local enforcement agency before construction begins.

Planning repairs or improvements to a South Florida home? RIDIS can help define the scope, identify potential permit requirements and organize the project before work begins.

Informational Notice

This guide provides general educational information and is not legal, building code, floodplain or licensing advice. Local procedures and project classifications can vary. Owners and contractors should obtain project specific guidance from the applicable building department and qualified Florida professionals.