Since July 1, 2026, Florida homeowners have a new option: some small projects on single-family homes can skip the building permit entirely. The new law, HB 803, is the biggest change to everyday permitting in years.
But it's narrower than it sounds, it isn't automatic, and in Broward a lot of homes won't qualify. Here's how it works.
Quick answer
A project may skip the building permit if all of these are true:
- It's on a single-family home
- The job costs less than $7,500
- The property is not in a FEMA Special Flood Hazard Area
- There's no electrical, plumbing, mechanical (including AC), gas or structural work
- It isn't split into smaller jobs to get under the limit
And in cities like Fort Lauderdale, you have to ask first and get a written approval before starting.
What kind of work qualifies?
Cosmetic, nonstructural work. Fort Lauderdale's examples of what may qualify:
- Interior painting
- Flooring replacement
- Cabinet replacement
- Drywall repair
- Similar improvements
The building official makes the final call on each project.
What still always needs a permit?
Fort Lauderdale's guidance lists work that needs a permit no matter how small the job:
- Electrical work
- Plumbing work
- Mechanical work, including air conditioning
- Gas work
- Structural work
- Anything on property partly or fully in a Special Flood Hazard Area
- Commercial properties
- Multifamily properties, condos and apartments
- Window replacements. The city treats windows as structural, because they're part of the building envelope
So a $3,000 water heater swap still needs a permit. So does a $2,000 window. And a condo remodel isn't covered at all.
The flood zone catch
This is where many Broward homeowners get surprised. A large part of eastern Broward, including many Fort Lauderdale neighborhoods near the Intracoastal and canals, is in a Special Flood Hazard Area. If any part of your property is in one, the exemption doesn't apply.
Check your flood zone on FEMA's flood map or your city's map before planning around the exemption.
How do you request the exemption?
Using Fort Lauderdale as the example:
- Step 1. Submit the Residential Permit Exemption Request (HB 803) form through LauderBuild, the city's online portal
- Step 2. Attach proof of the scope and cost: a contract, proposal, estimate or invoice
- Step 3. Wait for the city's written determination
- Step 4. Start work only after it's approved
Other cities have their own versions of this process. Some are still setting theirs up.
Does "no permit" mean "no rules"?
No. An approved exemption only means you don't need a building permit for that scope. Zoning rules, setbacks, floodplain rules and your HOA still apply. The work still has to meet the building code, too. Nobody inspects it, but if it's done badly, it can still cause problems at sale.
What about projects that are almost exempt?
Many real projects mix exempt and non-exempt work. A kitchen refresh with new cabinets (maybe exempt) plus a moved sink (plumbing, not exempt) needs a permit for the plumbing. Splitting a project to get under $7,500 is specifically not allowed.
If you're unsure, see kitchen and bathroom remodel permits, or just ask us.
One more HB 803 change: permits on single-family homes last longer
HB 803 also changed how long building permits for single-family homes stay valid. In Fort Lauderdale's summary, a single-family permit now expires one year after it's issued, or when the next edition of the Florida Building Code takes effect, whichever is later. Other permit types still follow the usual rules. See how long a permit lasts.
Frequently asked questions
Does the exemption apply in Palm Beach County?
HB 803 is a state law, so it applies statewide, but each city or county sets up its own request process. Check with the building department for your address.
Can my contractor request the exemption?
Yes. In Fort Lauderdale, property owners or contractors can submit the request.
What if I'm not sure my home is in a flood zone?
Check before you apply. If any part of the property is in a Special Flood Hazard Area, it doesn't qualify.
Not sure if your project needs a permit?
Tell us what you're planning and where. We'll tell you whether it qualifies for the exemption or which permits it needs, and handle the building permit if it does. Call us or request a callback.