Florida's New $7,500 Permit Exemption: What HB 803 Means for Home Repairs

Florida homeowners got some welcome news in May 2026: Governor DeSantis signed House Bill 803, which eliminates the building permit requirement for many residential repairs and improvements valued under $7,500. The law takes effect July 1, 2026, and it's the most significant change to Florida's permitting landscape in years. But the exemption has important limits — if you're planning a project this summer, here's exactly what you need to know before picking up a tool or calling a contractor.

What Does Florida HB 803 Actually Do?

Before HB 803, virtually every non-cosmetic home repair or improvement in Florida required a building permit — regardless of how small or inexpensive the project was. Under the new law, local governments that issue building permits must exempt the owner of a single-family dwelling, or their licensed contractor, from obtaining a permit for work valued at less than $7,500. This covers cosmetic and general improvements like interior and exterior painting, flooring replacement, drywall repairs, cabinet installation, and similar work that doesn't involve the home's core structural or mechanical systems.

The law was designed to reduce bureaucratic friction for minor home maintenance — the kind of work that homeowners have historically skipped permits on anyway, often unknowingly. By creating a formal exemption, the state is acknowledging reality while still protecting against serious safety risks through the carve-outs described below.

Which Projects Qualify for the $7,500 Permit Exemption?

The exemption applies to non-structural, non-trade residential work on a single-family home valued under $7,500. Projects that typically qualify include:

• Interior and exterior painting
• Flooring replacement (tile, laminate, hardwood, vinyl plank, carpet)
• Drywall patching and finish work
• Cabinet installation or replacement (not involving plumbing or electrical)
• Minor landscaping structures not attached to the home
• Trim, millwork, and cosmetic repairs that don't affect load-bearing elements

The guiding principle is that the work must be genuinely cosmetic or finish-level. The moment a project touches electrical, plumbing, mechanical, gas, or structural systems, you're outside the exemption — regardless of cost. For example, painting your house doesn't need a permit (as we explain in our Florida painting permit guide), but replacing your water heater still does (see our water heater permit guide). If you're unsure whether your project qualifies, it's worth a quick call to your county building department before starting work.

What's NOT Covered — The Critical Exceptions

This is where many homeowners will run into confusion, so read carefully. Local governments may still require a permit for any of the following types of work, regardless of project value:

• Electrical work — Panel upgrades, new circuits, outlet additions, ceiling fans with new wiring, and any other electrical work remains permit-required in most counties.
• Plumbing work — Pipe replacements, fixture upgrades, water heater swaps, and any other plumbing work under Florida's plumbing permit rules still requires a permit.
• Structural work — Load-bearing walls, foundations, framing changes, and roof replacements still require permits. A new roof is always permit-required in Florida, even if the project cost is under $7,500.
• Mechanical and gas work — HVAC systems, ductwork, and gas line work remain fully regulated and permit-required.
• Properties in flood hazard areas — If any part of your property falls within a FEMA-designated Special Flood Hazard Area (SFHA), the exemption does not apply at all. Given Florida's extensive flood zone footprint, this is a major carve-out that affects hundreds of thousands of homes statewide.

Before assuming you're in the clear on flood zones, verify your property's status at FEMA's Flood Map Service Center or ask your county building department directly. Many Florida homes — even those miles from the coast — sit in mapped flood zones.

How Do You Actually Use the Exemption?

The exemption isn't automatic and it isn't silent. Under HB 803, if you hire a licensed contractor to do the work, they must file a notice of permit exemption with the local building department within 30 days of completing the job. This notice must include the contractor's name and license number, the scope of work performed, and documentation showing the project value is under $7,500.

If you're doing the work yourself as the homeowner (a valid option for many cosmetic repairs), you are not required to submit a notice. However, you should keep records of the work performed and its cost in case questions arise during a future sale or insurance claim.

The law also explicitly prohibits "project splitting" — breaking a larger renovation into multiple smaller contracts to stay under the $7,500 threshold. If the true scope of your project exceeds $7,500, you need a permit for the whole thing.

What Did HB 803 Change for HOAs?

HB 803 included a notable win for homeowners navigating restrictive homeowners' associations. The law now prohibits an HOA or architectural review committee from requiring a government-issued building permit as a prerequisite for their own architectural review of a proposed improvement. Previously, some HOAs would refuse to even consider a homeowner's application until a permit was issued — creating circular delays. Under the new law, HOAs must process their review independently of the permitting process, which should significantly speed up the approval timeline for homeowners in deed-restricted communities.

Faster Inspections for Permitted Projects

Even if your project still requires a permit, HB 803 brought improvements to the inspection process. The law prohibits counties from charging extra fees when homeowners choose to use a private inspection provider instead of a municipal inspector. And if the government fails to complete a required reinspection within two business days, the private provider's report must be accepted as approved. For larger projects in busy counties like Orange County and Miami-Dade County, this could meaningfully cut the time between inspections and final sign-off.

What Should Florida Homeowners Do Right Now?

If you've been putting off minor cosmetic repairs because the permit process felt like overkill, the new law gives you real relief starting July 1, 2026. But if your project touches electrical, plumbing, mechanical, structural, or gas systems — even minor work — the permit requirement remains in place. Skipping a required permit is still risky: it can void your homeowner's insurance, trigger code enforcement action, and create costly problems when you go to sell your home. For the full picture on those consequences, read our guide on what happens if you build without a permit in Florida.

For projects that still require a permit — including anything touching your home's trades or structure — working with a licensed contractor who knows how to navigate your county's portal is the most efficient path. If you need reliable home repair or improvement work in the Tampa Bay area, Best Bay Services handles a wide range of residential projects and properly permitted improvements. For permit-exempt work like painting, drywall repair, and general handyman tasks in Valrico, Brandon, and Riverview, Best Valrico Handyman offers upfront pricing on the exact types of projects that no longer require a permit under HB 803.

Skip the headache — tell us about your project and we'll match you with a licensed permit pro in your county.