Florida building permits

Where to get a building permit in Florida

Apply to the building department of the city, town or county where the property is (the steps).

Our Florida city guides, with each department's contacts, fees, inspections and project rules:

• Jacksonville
• Miami
• Tampa

Florida state agencies

These offices set statewide codes or license the trades. They do not issue permits for most home projects.

Building code in Florida

For homes, the residential code is the 8th Edition (2023) Florida Building Code, Residential¹⁰, in effect since December 31, 2023³ (statewide minimum; local governments may go further¹¹).

Every code family, edition and effective date is on Florida building codes.

State rules on which work needs a permit

Fla. Stat. §§ 553.79(1)(a), (1)(g)-(i), 553.73(10), 553.80(1)(d), 553.80(3)(b) · in effect July 1, 2026²²

• Permit required by default. (1)(a) Unless otherwise provided by law, after the effective date of the Florida Building Code adopted as herein provided, it shall be unlawful for any person, firm, corporation, or governmental entity to construct, erect, alter, modify, repair, or demolish any building within this state without first obtaining a permit therefor from the appropriate enforcing agency or from such persons as may, by appropriate resolution or regulation of the authorized state or local enforcing agency, be delegated authority to issue such permits, upon the payment of such reasonable fees adopted by the enforcing agency.²⁰
• $7,500. (g)1. 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.²⁰
• Excluded: flood hazard area. Work on a property that is partially or entirely located in a flood hazard area as defined by the Florida Building Code.²⁰
• Excluded: electrical, plumbing, structural, mechanical, gas. Any electrical, plumbing, structural, mechanical, or gas work performed on property containing a single-family dwelling.²⁰
• No splitting projects. A construction project may not be divided into more than one project for the purpose of evading the requirements of this paragraph.²⁰
• Written request required. 3. To qualify for the exemption under subparagraph 1., the owner or the owner’s 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.²⁰
• Temporary hurricane and flood barriers exempt on conditions. (h)1. 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 for the installation of temporary residential hurricane and flood protection walls or barriers that meet all of the following conditions…²⁰
• Retaining wall spanning parcels: single permit. (i) If a retaining wall spans more than one lot or parcel, a local government that issues building permits must issue a permit for a retaining wall for the project as a whole and may not require a building permit for each lot or parcel upon which a retaining wall is installed on the property of a single-family or two-family residential dwelling or a townhouse.²⁰
• $7,500. 1. 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.²¹
• Categories exempt from the code. The following buildings, structures, and facilities are exempt from the Florida Building Code as provided by law, and any further exemptions shall be as determined by the Legislature and provided by law…¹¹
• Nonresidential farm buildings. (c) Nonresidential farm buildings on farms.¹¹
• 720 square feet. (h) Storage sheds that are not designed for human habitation and that have a floor area of 720 square feet or less are not required to comply with the mandatory wind-borne-debris-impact standards of the Florida Building Code.¹¹
• 400 square feet. Such buildings that do not exceed 400 square feet may be delivered and installed without need of a contractor’s or specialty license.¹
• Sheds still need site permitting. Erection, assembly, and construction at the site are subject to local permitting and inspections.¹
• Local option single-family code exemptions. (b)1. At its own option, each enforcement district or local enforcement agency may adopt rules granting to the owner of a single-family residence one or more exemptions from the Florida Building Code relating to…¹
• 1,000 square feet. Addition, alteration, or repairs performed by the property owner upon his or her own property, provided any addition or alteration shall not exceed 1,000 square feet or the square footage of the primary structure, whichever is less.¹
• $5,000. Addition, alteration, or repairs by a nonowner within a specific cost limitation set by rule, provided the total cost shall not exceed $5,000 within any 12-month period.¹
• Permit expiry for single-family dwellings. A building permit issued by a local government for a single-family dwelling expires 1 year after the issuance of the permit or on the effective date of the next edition of the Florida Building Code, whichever is later.²⁰
• Temporary barrier exemption excluded in flood hazard areas. 2. The exemption under subparagraph 1. does not apply to work on a property that is partially or entirely located in a flood hazard area as defined by the Florida Building Code.²⁰
• Local option exemptions excluded in mapped flood hazard areas unless not a substantial improvement. 2. However, the exemptions under subparagraph 1. do not apply to single-family residences that are located in mapped flood hazard areas, as defined in the code, unless the enforcement district or local enforcement agency has determined that the work, which is otherwise exempt, does not constitute a substantial improvement, including the repair of substantial damage, of such single-family residences.¹
• Local government has no legal duty for exempted work. 4. A local government has no legal duty to the owner, contractor, or successors or assigns thereof for exempted work performed under this paragraph.²⁰

Applies to

Owners of single-family dwellings and their contractors²⁰

Can local rules be stricter?

No²⁰

Homeowners doing their own work

Fla. Stat. §§ 489.103(7), 489.503(6)

• Owner may act as own contractor. (7)(a) Owners of property when acting as their own contractor and providing direct, onsite supervision themselves of all work not performed by licensed contractors…²³
• $75,000. 1. When building or improving farm outbuildings or one-family or two-family residences on such property for the occupancy or use of such owners and not offered for sale or lease, or building or improving commercial buildings, at a cost not to exceed $75,000, on such property for the occupancy or use of such owners and not offered for sale or lease.²³
• 1 year. In an action brought under this part, proof of the sale or lease, or offering for sale or lease, of any such structure by the owner-builder within 1 year after completion of same creates a presumption that the construction was undertaken for purposes of sale or lease.²³
• May finish a contractor-started project. 4. When completing the requirements of a building permit, where the contractor listed on the permit substantially completed the project as determined by the local permitting agency, for a one-family or two-family residence, townhome, or an accessory structure of a one-family or two-family residence or townhome or an individual residential condominium unit or cooperative unit.²³
• No 1-year occupancy for completers. An owner who qualifies for the exemption under this subparagraph is not required to occupy the dwelling or unit for at least 1 year after the completion of the project.²³
• No delegating supervision. The owner may not delegate the owner’s responsibility to directly supervise all work to any other person unless that person is registered or certified under this part and the work being performed is within the scope of that person’s license.²³
• Must appear and sign. (c) To qualify for exemption under this subsection, an owner must personally appear and sign the building permit application and must satisfy local permitting agency requirements, if any, proving that the owner has a complete understanding of the owner’s obligations under the law as specified in the disclosure statement in this section.²³
• Violation consequences. If any person violates the requirements of this subsection, the local permitting agency shall withhold final approval, revoke the permit, or pursue any action or remedy for unlicensed activity against the owner and any person performing work that requires licensure under the permit issued.²³
• Disclosure statement required. Before a building permit can be issued, this disclosure statement must be completed and signed by the property owner and returned to the local permitting agency responsible for issuing the permit.²³
• Worker injury liability warning. 7. I understand that it is a frequent practice of unlicensed persons to have the property owner obtain an owner-builder permit that erroneously implies that the property owner is providing his or her own labor and materials. I, as an owner-builder, may be held liable and subjected to serious financial risk for any injuries sustained by an unlicensed person or his or her employees while working on my property.²³
• Owner may act as own electrical contractor. (6)(a) An owner of property making application for permit, supervising, and doing the work in connection with the construction, maintenance, repair, and alteration of and addition to a single-family or duplex residence for his or her own use and occupancy and not intended for sale or an owner of property when acting as his or her own electrical contractor and providing all material supervision himself or herself, when building or improving a farm outbuilding or a single-family or duplex residence on such property for the occupancy or use of such owner and not offered for sale or lease…²⁴
• Owner may close an open permit as owner-builder. 2. The property owner may assume the role of an owner-builder, in accordance with ss. 489.103(7) and 489.503(6).²⁰

Applies to

Owner-builders of farm outbuildings, one- and two-family residences, and limited commercial buildings²³

Contractor licensing

Fla. Stat. §§ 489.105, 489.107, 489.113, 489.117, 489.127-.129, 489.507

• License required. (2) A person must be certified or registered in order to engage in the business of contracting in this state.²⁵
• Certified: statewide. (8) “Certified contractor” means any contractor who possesses a certificate of competency issued by the department and who shall be allowed to contract in any jurisdiction in the state without being required to fulfill the competency requirements of that jurisdiction.²⁶
• Registered: local only. (10) “Registered contractor” means any contractor who has registered with the department pursuant to fulfilling the competency requirements in the jurisdiction for which the registration is issued. Registered contractors may contract only in such jurisdictions.²⁶
• Trade work must be subcontracted unless licensed. A contractor shall subcontract all electrical, mechanical, plumbing, roofing, sheet metal, swimming pool, and air-conditioning work, unless such contractor holds a state certificate or registration in the respective trade category, however…²⁵
• Construction Industry Licensing Board. (1) To carry out the provisions of this part, there is created within the department the Construction Industry Licensing Board.⁷
• Electrical Contractors’ Licensing Board. (1) There is created in the department the Electrical Contractors’ Licensing Board.⁹
• No unlicensed contracting. Engage in the business or act in the capacity of a contractor or advertise himself or herself or a business organization as available to engage in the business or act in the capacity of a contractor without being duly registered or certified…²⁷
• No work without required permit. Commence or perform work for which a building permit is required pursuant to part IV of chapter 553 without such building permit being in effect…²⁷
• First-degree misdemeanor. (2)(a) Any unlicensed person who violates any of the provisions of subsection (1) commits a misdemeanor of the first degree, punishable as provided in s. 775.082 or s. 775.083.²⁷
• Third-degree felony in declared emergency. (c) Any unlicensed person who commits a violation of subsection (1) during the existence of a state of emergency declared by executive order of the Governor commits a felony of the third degree, punishable as provided in s. 775.082 or s. 775.083.²⁷
• Unlicensed contracts unenforceable by the contractor. (1) As a matter of public policy, contracts entered into on or after October 1, 1990, by an unlicensed contractor shall be unenforceable in law or in equity by the unlicensed contractor.²⁸
• No lien for unlicensed contractor. (2) Notwithstanding any other provision of law to the contrary, if a contract is rendered unenforceable under this section, no lien or bond claim shall exist in favor of the unlicensed contractor for any labor, services, or materials provided under the contract or any amendment thereto.²⁸
• $10,000. …impose an administrative fine not to exceed $10,000 per violation…²⁹
• Licensee discipline for no permit. (o) Proceeding on any job without obtaining applicable local building department permits and inspections, unless otherwise provided by law.²⁹

Applies to

Contractors as defined²⁶

Can local rules be stricter?

Local licensing can apply to registered contractors³⁰

Handyman limits

Fla. Stat. § 489.103(9)

• $2,500. Any work or operation of a casual, minor, or inconsequential nature in which the aggregate contract price for labor, materials, and all other items is less than $2,500…²³
• No larger-job use or splitting. (a) If the construction, repair, remodeling, or improvement is a part of a larger or major operation, whether undertaken by the same or a different contractor, or in which a division of the operation is made in contracts of amounts less than $2,500 for the purpose of evading this part or otherwise.²³
• No advertising as a contractor. (b) To a person who advertises that he or she is a contractor or otherwise represents that he or she is qualified to engage in contracting.²³
• (14) Any person who sells, services, or installs heating or air-conditioning units which have a capacity no greater than 3 tons or 36,000 Btu, which have no ducts, and which have a factory-installed electrical cord and plug.²³
• 250 square feet. (20) The sale, delivery, assembly, or tie-down of prefabricated portable sheds that are not more than 250 square feet in interior size and are not intended for use as a residence or as living quarters.²³

Applies to

Part I of ch. 489²³

Deadlines for permit decisions and inspections

Fla. Stat. § 553.792; §§ 125.022, 166.033 (development permits)

• 5 business days. 1. Within 5 business days after receiving a complete and sufficient application, for an applicant using a local government plans reviewer to obtain the following building permits for an existing single-family residential dwelling if the value of the work is less than $15,000: structural, accessory structure, alarm, electrical, gas, irrigation, landscaping, mechanical, plumbing, or roofing.³¹
• 30 business days. 2. Within 30 business days after receiving a complete and sufficient application, for an applicant using a local government plans reviewer to obtain the following building permits if the structure is less than 7,500 square feet: residential units, including a single-family residential unit or a single-family residential dwelling, accessory structure, alarm, electrical, irrigation, landscaping, mechanical, plumbing, or roofing.³¹
• 60 business days. 3. Within 60 business days after receiving a complete and sufficient application, for an applicant using a local government plans reviewer to obtain the following building permits if the structure is 7,500 square feet or more: residential units, including a single-family residential unit or a single-family residential dwelling, accessory structure, alarm, electrical, irrigation, landscaping, mechanical, plumbing, or roofing.³¹
• Timeframes apply unless waived; waiver cannot be forced. However, the local government may not require the waiver of the timeframes in this section as a condition precedent to reviewing an applicant’s building permit application.³¹
• 5 business days. (c) After an applicant submits an application to the local government, the local government must provide written notice to the applicant within 5 business days after receipt of the application advising the applicant what information, if any, is needed to deem or determine that the application is properly completed in compliance with the filing requirements published by the local government.³¹
• Deemed complete if no notice. If the local government does not provide timely written notice that the applicant has not submitted the properly completed application, the application is automatically deemed or determined to be properly completed and accepted.³¹
• 10%. (e) If a local government fails to meet a deadline under this subsection, it must reduce the building permit fee by 10 percent for each business day that it fails to meet the deadline, unless the parties agree in writing to a reasonable extension of time, the delay is caused by the applicant, or the delay is attributable to a force majeure or other extraordinary circumstances.³¹
• 20%. If the local enforcement agency fails to issue or deny the building permit within 10 business days after receiving the revisions, it must reduce the building permit fee by 20 percent for each business day that it fails to meet the deadline unless the applicant agrees to a longer period in writing.³¹
• 120 days. 2. For applications that do not require final action through a quasi-judicial hearing or a public hearing, the municipality must approve, approve with conditions, or deny the application for a development permit or development order within 120 days after the municipality has deemed the application complete.³²
• 120 days. 2. For applications that do not require final action through a quasi-judicial hearing or a public hearing, the county must approve, approve with conditions, or deny the application for a development permit or development order within 120 days after the county has deemed the application complete.³³

Applies to

Local government building permit applications³¹

Can local rules be stricter?

Yes³¹

Private plan review and inspections

Fla. Stat. § 553.791

• Owner may choose private provider. (2)(a) Notwithstanding any other law or local government ordinance or local policy, the fee owner of a building or structure, or the fee owner’s contractor upon explicit written authorization from the fee owner, may choose at any time to use a private provider to provide plans review or building code inspection services with regard to such building or structure and may make payment directly to the private provider for the provision of such services.³⁴
• Who qualifies. (n) “Private provider” means a person licensed as a building code administrator under part XII of chapter 468, as an engineer under chapter 471, or as an architect under chapter 481.³⁴
• 1,000 square feet. For purposes of performing inspections under this section for additions and alterations that are limited to 1,000 square feet or less to residential buildings, the term “private provider” also includes a person who holds a standard certificate under part XII of chapter 468.³⁴
• Permit fee reduced by savings. (b) If a fee owner or the fee owner’s contractor retains a private provider for purposes of plans review or building inspection services, the local jurisdiction must reduce the permit fee by the amount of cost savings realized by the local enforcement agency for not having to perform such services.³⁴
• No self-inspection. A private provider may not provide building code inspection services pursuant to this section upon any building designed or constructed by the private provider or the private provider’s firm.³⁴
• 2 business days. A fee owner or the fee owner’s contractor using a private provider to provide building code inspection services shall notify the local building official in writing at the time of permit application, or by 2 p.m. local time, 2 business days before the first scheduled inspection by the local building official or building code enforcement agency that a private provider has been contracted to perform the required inspections of construction under this section…³⁴
• 10 business days. The local building official must provide written notice to a permit applicant of any incomplete forms or documents required under this section no later than 10 business days after receipt of a permit application or, if the permit application is relating to a single-trade plans review for a single-family or two-family dwelling, no later than 5 business days after receipt of a permit application, and an affidavit from the private provider as required in subsection (7).³⁴
• Deemed approved. If the local building official does not provide such written notice within the prescribed time period, the permit must be deemed approved as a matter of law…³⁴

Applies to

Any construction, alteration, demolition, improvement, addition or site work for which a local permit is required³⁴

Can local rules be stricter?

No³⁴

Selling a home with unpermitted work

Fla. Stat. §§ 689.302, 553.79(17), 475.278(2)(d)

• Seller flood disclosure required. 689.302 Disclosure of flood risks to prospective purchaser.—A seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed.³⁵
• Buyer not penalized for prior owner open permit. (17)(a) A local enforcement agency may not deny issuance of a building permit to; issue a notice of violation to; or fine, penalize, sanction, or assess fees against an arms-length purchaser of a property for value solely because a building permit applied for by a previous owner of the property was not closed.²⁰
• Rights remain against prior owner and contractor. The local enforcement agency shall maintain all rights and remedies against the property owner and contractor listed on the permit.²⁰
• 6-year closure option. (c) A local enforcement agency may close a building permit 6 years after the issuance of the permit, even in the absence of a final inspection, if the local enforcement agency determines that no apparent safety hazards exist.²⁰
• Licensee duty: known material facts. Disclosing all known facts that materially affect the value of residential real property and are not readily observable to the buyer…³⁶

Accessory dwelling units (ADUs)

Fla. Stat. § 163.31771

• Definition. (a) “Accessory dwelling unit” means an ancillary or secondary living unit, that has a separate kitchen, bathroom, and sleeping area, existing either within the same structure, or on the same lot, as the primary dwelling unit.³⁷
• Local option, not a mandate. (3) A local government may adopt an ordinance to allow accessory dwelling units in any area zoned for single-family residential use.³⁷
• Affordable-rent affidavit. (4) An application for a building permit to construct an accessory dwelling unit must include an affidavit from the applicant which attests that the unit will be rented at an affordable rate to an extremely-low-income, very-low-income, low-income, or moderate-income person or persons.³⁷
• Counts toward affordable housing. (5) Each accessory dwelling unit allowed by an ordinance adopted under this section shall apply toward satisfying the affordable housing component of the housing element in the local government’s comprehensive plan under s. 163.3177(6)(f).³⁷
• 30%. (b) “Affordable rental” means that monthly rent and utilities do not exceed 30 percent of that amount which represents the percentage of the median adjusted gross annual income for extremely-low-income, very-low-income, low-income, or moderate-income persons.³⁷

Applies to

Counties and municipalities³⁷

Can local rules be stricter?

(3) A local government may adopt an ordinance to allow accessory dwelling units in any area zoned for single-family residential use.³⁷