On July 1, 2026, Florida becomes one of the most homeowner-friendly states in the country for repair and renovation work. Here’s exactly what that means — trade by trade, room by room — and what it still doesn’t cover.
If you’ve ever hesitated to book a flooring install, a fence replacement, or a bathroom tile job because you weren’t sure whether a permit was required, that hesitation is about to get a lot simpler. But only if you understand the specific rules, the dollar limits, and the one geographic fact that will stop a lot of Sarasota and Bradenton homeowners cold.
What the Law Actually Says
CS/CS/HB 803 (Chapter 2026-63) was signed by Governor DeSantis on May 6–7, 2026. The House vote was 114-0. The Senate vote was 37-0. It was sponsored by Rep. Dana Trabulsy and takes effect July 1, 2026.
The core rule is straightforward: starting July 1, local governments in Florida must exempt single-family dwelling owners — or the contractors working for them — from building permits for any project valued at less than $7,500, as long as the project is not in a FEMA Special Flood Hazard Area and does not fall into one of five excluded trade categories.
That’s the rule. Now let’s unpack every piece of it.
The $7,500 Threshold — Exactly How It Works
The $7,500 figure is per project, not per year and not per room.
No splitting projects. The law includes an explicit anti-splitting provision. You cannot divide a $10,000 project into two $4,999 projects to avoid permits. If the scope is connected — same scope of work, same property, same contractor — it’s one project. If it exceeds $7,500, the whole project requires a permit.
No partial exemption. If a project hits $7,501, the entire project needs a permit. There is no exemption on the first $7,500.
The written request is not optional. The exemption is not automatic. Before work begins, the owner or contractor must submit a written request to the local building department with documentation — typically a contract or quote showing scope and value. Each county will establish its own process. The time to call and ask is before July 1, not after work starts.
Bill text: https://www.flsenate.gov/Session/Bill/2026/803/BillText/er/PDF
Bill summary: https://www.flsenate.gov/Committees/BillSummaries/2026/html/803
The Flood Zone Wall — Read This Before You Assume Anything
Here is the fact that many online summaries of this law skip, and it matters enormously in Southwest Florida: if your property sits even partially in a FEMA Special Flood Hazard Area — Zone A, AE, V, VE, or similar — the HB 803 exemption does not apply.
This is not a minor carve-out. Coastal Sarasota, coastal Manatee, and large portions of Charlotte County include significant AE and VE flood zone designations. Siesta Key, Longboat Key, Anna Maria Island, Nokomis, Englewood, parts of downtown Bradenton, and low-lying neighborhoods throughout the region are affected. Check your flood zone at FEMA’s Flood Map Service Center: https://msc.fema.gov. Free lookup, about two minutes.
What You Can Do Without a Permit After July 1
The following applies to single-family homes, outside flood zones, for projects under $7,500, with the written exemption request submitted before work begins.
Flooring. LVP, tile, hardwood, laminate, carpet — install and demo. No permit required.
Kitchen. Cabinet installation (no wall removal), countertop replacement, like-for-like appliance swaps on existing connections, interior painting, tile backsplash with no plumbing moves. No permit required for any of these.
Bathroom. Cosmetic tile work (no plumbing relocation), grab bars, vanity swap at same stub locations, paint and drywall, towel bars and accessories. No permit required.
Drywall and paint. Patching, replacing drywall on non-structural walls, all interior painting. Permit-free. This covers the bulk of moisture damage repair after a wet season.
Fences. Installation and repair under $7,500. HOA rules and local height limits still apply. No-permit does not mean no-HOA-approval.
Exterior doors and windows. One of the most significant specific provisions in the law. The structural framing carve-out explicitly excludes exterior door and window replacement — local governments cannot require permits for these swaps. Windows must carry a valid Florida product approval number (FL#) to satisfy Florida Building Code requirements independent of permit status.
Deck surface repair. Replacing decking boards only, no changes to footings, framing, or ledger attachment. No permit required. Any work on the structure itself — footings, posts, ledger — is still structural framing and requires a permit.
What Still Requires a Permit — The Five Hard Rules
1. Electrical work. Any new wiring, circuits, outlets, or panel work.
2. Plumbing. Any work on supply lines or drain lines. Adding a drain, moving a supply line, or adding a hose bib requires a permit.
3. Mechanical (HVAC and ventilation). Any work on central heating, cooling, or ventilation systems.
4. Gas. Natural gas and propane lines and connections.
5. Structural framing. Load-bearing walls, footings, foundations. Exception: exterior door and window replacement.
Roofing: The Special Case
On paper, a roofing project under $7,500 outside a flood zone might qualify for the exemption. In practice, pulling a permit on roofing work in Florida is still the right call.
The Florida Building Code’s 25% rule means that replacing more than 25% of a roof’s surface within 12 months triggers a full code-compliance upgrade for the entire roof. A permit documents what percentage of the roof was affected and when. Without that record, a subsequent repair could trigger a full upgrade with no baseline to reference.
More critically: Florida insurance carriers may require proof that roofing work was permitted and inspected before paying a storm damage claim. A permit is your documentation that materials were approved and an inspector signed off. Our recommendation: for roofing, pull the permit even when you technically might not have to.
Your County’s Role After July 1
Sarasota County Building Department
(941) 861-6678 | https://www.scgov.net/government/planning-and-development-services/building
Manatee County Building Division
(941) 749-3012 | https://www.mymanatee.org/departments/development-services-department/building-division
9000 Town Center Parkway, Lakewood Ranch
Charlotte County Building and Construction
(941) 743-1201 | https://www.charlottecountyfl.gov/departments/community-development/building-construction/permits/
For licensed trade work, verify contractor licensing at the Florida DBPR: https://www.myfloridalicense.com/dbpr/
The Insurance Trap — Document Even When You Don’t Have to Permit
Permits create a public record. When an insurance adjuster investigates a storm damage claim, they want to know that improvements were documented and materials were code-compliant. Without that record, you bear the burden of proving work was done correctly.
Even when HB 803 means no permit is required, document everything: dated photos before, during, and after; materials invoices with product names and FL# numbers; a written scope of work. Store it somewhere that survives a storm.
5 Questions Before You Start Any Project After July 1
- Is the property in a FEMA Special Flood Hazard Area? (msc.fema.gov)
- Does the project involve electrical, plumbing, mechanical, gas, or structural work?
- Is the total project value under $7,500? (Do not split projects.)
- Have you submitted the written exemption request to your county building department before work begins?
- Have you documented scope, materials, and photos for your insurance records?
What HANDYS Does
HANDYS handles the permit-free lane: flooring, tile, drywall, paint, cabinets, countertops, fixtures, fences, door and window swaps, grab bars, deck surface repair, furniture assembly. When a job needs a licensed electrician, plumber, HVAC tech, or structural engineer, we refer to trusted licensed partners. We don’t do panel work, re-pipes, structural modifications, or central HVAC.
If you’re not sure which category your project falls into, call us. We’ll tell you straight.
Questions about what your specific project requires? Call 941-207-6969 for a free quote within 24 hours, or visit handys.now.
