Florida HB 803: What the New $7,500 Permit Exemption Means for Homeowners

If you own a home in Florida and have been frustrated by the permit process for minor repairs and improvements, a new state law just changed the rules. Florida HB 803, signed by Governor Ron DeSantis on May 7, 2026, and effective July 1, 2026, exempts certain low-cost residential work from the building permit requirement. It's one of the most significant changes to Florida's permitting framework in years — but it comes with strict limitations. Here's what every Florida homeowner needs to know.

What Is Florida HB 803 and When Did It Take Effect?

HB 803 is a sweeping permitting reform bill that addresses multiple aspects of Florida's construction permit process. Among its many provisions, the most talked-about is the permit exemption for residential projects valued under $7,500. Local governments across all 67 Florida counties are now prohibited from requiring a building permit for qualifying single-family residential work that falls below this dollar threshold — provided the work does not involve certain regulated systems.

The law became effective on July 1, 2026. Projects permitted before that date continue under the rules in place when the permit was issued. For any new work starting on or after July 1, 2026, HB 803 applies.

The law also made separate changes to permit review timelines, private provider programs, electronic permitting requirements, and permit fee caps — reforms that affect contractors and counties across Florida. This guide focuses specifically on what the $7,500 exemption means for homeowners doing residential work.

What Home Improvement Projects Qualify for the HB 803 Exemption?

To qualify for the HB 803 permit exemption, a project must meet all three of the following criteria:

• Valued under $7,500: The total cost of the work — labor and materials combined — must be less than $7,500.
• Single-family residential: The exemption applies to owner-occupied single-family homes. Commercial properties, multi-family buildings, and rental properties are not covered.
• Does not involve regulated systems: The work must not touch electrical, plumbing, mechanical, gas, or structural systems.

When all three boxes are checked, examples of work that may qualify include:

• Interior cosmetic repairs such as drywall patching and finishing
• Flooring replacement (tile, hardwood, laminate, vinyl) — see our guide on flooring permits in Florida
• Cabinet installation (not involving plumbing or electrical rough-in)
• Interior painting
• Minor trim and millwork
• Non-structural fence repairs

Note that these are general examples. Whether a specific project qualifies depends on its scope, the systems involved, and how your local building official interprets the law. When in doubt, submit a written request — described below — to get an official determination.

What Projects Are Still Required to Have a Permit Under HB 803?

The exemption is narrower than it might appear at first glance. The following categories of work still require a building permit regardless of cost:

• Electrical work: Wiring, panel upgrades, outlets, switches, lighting — any work touching the electrical system requires an electrical permit. There is no dollar-based exemption for electrical work.
• Plumbing work: Pipe repairs, fixture replacements, water heaters, and drain work require a plumbing permit. Even a $500 water heater swap is not exempt.
• HVAC and mechanical: Air handler replacements, duct modifications, and mini-split installations require a mechanical permit.
• Structural work: Anything that affects the structure of the home — load-bearing walls, roof framing, additions — requires a permit. The HB 803 exemption does not apply.
• Gas systems: Any connection to or modification of a gas supply line requires a permit.
• Roofing: Florida's wind-load requirements mean roof permits are still required. The Florida Building Code requires roof replacement permits in all 67 counties regardless of cost.
• Projects over $7,500: If the total cost of the work — even cosmetic work — exceeds $7,500, you need a permit.

For a full picture of what happens when work is done without a required permit, read our guide on what happens if you build without a permit in Florida.

How Do You Request the HB 803 Permit Exemption?

The exemption is not automatic — you must request it in writing before starting work. Under HB 803, a homeowner or contractor who believes their project qualifies for the exemption must submit a written request to the local Building Official that describes:

• The scope of work being performed
• The estimated total cost of the project (labor and materials)
• A statement confirming the work does not involve electrical, plumbing, mechanical, gas, or structural systems

The request can typically be submitted by email or letter to your county's building department. Most counties have updated their websites with HB 803 information. The building official reviews the request and confirms whether the exemption applies. Get this confirmation in writing before you start work.

This step protects you. If the project is later questioned — during a home sale inspection, for example — you have documentation showing you followed the law's process and received approval.

Can You Split a Project to Stay Under the $7,500 Threshold?

No. HB 803 explicitly prohibits splitting a larger project into multiple smaller ones to artificially stay under the $7,500 threshold. This is sometimes called "project stacking" or "permit evasion," and it is illegal under the new law.

For example, if you're remodeling a bathroom that will cost $12,000 total, you cannot break it into two $6,000 phases and claim two separate exemptions. The full scope of a connected project is evaluated together. If the total value of the work exceeds $7,500, you need a permit — even if individual phases don't. For a complete bathroom remodel, see our guide on bathroom remodel permits in Florida.

How Does HB 803 Affect HOA Permit Requirements?

HB 803 also includes an important change for homeowners in communities governed by a homeowners' association (HOA). Under the new law, HOAs are prohibited from requiring a building permit as a precondition for their architectural review process.

Previously, some HOAs required homeowners to obtain a building permit before the HOA would even consider an architectural review application. That practice is now prohibited. The HOA can still require its own approval for exterior changes, landscaping, and other matters within its authority — but it cannot make that approval contingent on first obtaining a government building permit.

This change is particularly meaningful for projects that now qualify for the HB 803 exemption. If your cosmetic improvement doesn't require a permit under HB 803, your HOA cannot demand you get one before reviewing your improvement request.

What Are the Risks of Relying on the HB 803 Exemption?

The HB 803 exemption is a genuine relief for minor residential work, but it comes with risks if misapplied:

• Misclassifying regulated work: If you incorrectly claim an exemption for work that involves electrical, plumbing, or structural systems, you're in the same position as someone who simply built without a permit. The exemption doesn't cover that work, and enforcement consequences still apply.
• Home sale complications: If a buyer's inspector or a four-point inspection flags work that appears to have been done without a permit, you'll need to show documentation of the HB 803 exemption request and approval. Without that paper trail, resolving the issue can be costly and time-consuming. For more on how open or missing permits affect sales, see our guide on open permits and your Florida home sale.
• Insurance implications: Unpermitted work that causes damage may not be covered by your homeowner's insurance. Make sure your insurer is aware of the HB 803 exemption framework if you perform exempt work.
• Local interpretation varies: Florida law sets the baseline, but building officials have some discretion in interpreting what "involves" a regulated system. Get your exemption approval in writing before starting work.

For all the details on permit fees across Florida, including what projects cost to permit statewide, see our Florida building permit cost breakdown.

How Does HB 803 Interact With Florida's 9th Edition Building Code?

Florida's 9th Edition Building Code is expected to take effect on or around December 31, 2026. The new code strengthens requirements in three areas: wind resistance, electrical safety, and flood protection. The HB 803 exemption is a separate legislative change that governs when a permit is required, while the building code governs how permitted work must be done.

The two interact in one important way: if you perform work under an HB 803 exemption that later requires a permit (because you underestimated the project scope or the building official denies the exemption request), any permit issued after December 31, 2026 will need to comply with the 9th Edition's tightened requirements — not the 8th Edition in effect today. This can increase costs for projects that are delayed or expanded.

The bottom line: if you're planning a project that's close to the $7,500 line, and it might expand in scope, consider pulling a permit under the 8th Edition before December 31, 2026 to lock in the current code requirements.

Not sure whether your project qualifies for the HB 803 exemption or requires a permit? Tell us about your project and we'll connect you with a licensed permit professional in your county who can confirm exactly what's required before you start.