Does Florida now exempt every home project under $7,500 from a permit?
No. Since July 1, 2026, a local government must exempt qualifying work valued under $7,500 on a single-family dwelling, but the exemption does not apply in a flood hazard area or to electrical, plumbing, structural, mechanical, or gas work. A project cannot be split to avoid a permit. The owner or contractor must submit a written exemption request and documentation to the local office. Zoning, association, licensing, product, safety, or other approval rules can still apply.
Who should pull the permit for a Florida remodel?
The permit should name the person legally responsible for the work. For hired work, that is commonly the properly licensed contractor whose license covers the scope. Confirm the permit holder directly with the local building office. Do not pull an owner-builder permit merely because someone you hired wants the job placed in your name.
What does owner-builder mean in Florida?
It means the owner is using a statutory exemption and becomes the responsible contractor of record. The owner must personally appear and sign the permit application and disclosure, provide direct onsite supervision for work not performed by licensed contractors, and cannot delegate that supervision to an unlicensed person. The exemption has property-use and sale-or-lease limits. Read section 489.103 and the local disclosure before choosing it.
When does a Florida home job need a Notice of Commencement?
Florida lien law generally calls for a Notice of Commencement before work begins unless the improvement falls within the small-contract exemption in section 713.02(5). For permitting, section 713.135 generally requires a copy before the first inspection when the direct contract is over $5,000, with a specific exception for repair or replacement of an existing HVAC system under $15,000. Ask the clerk and building office how the current rule fits the contract and permit.
Is a Notice to Owner a lien?
No. Section 713.06 says it is not a lien, cloud, or encumbrance on the property. It is a notice from a person in the construction payment chain who may have lien rights. It is generally served before or within 45 days after that person starts furnishing labor, services, or materials, and before the owner's final payment. Save it and get the right releases before later payments.
What happens if a Florida contractor takes more than a 10 percent initial payment?
For residential repair, restoration, improvement, or construction, section 489.126 generally requires a contractor who receives an initial payment totaling more than 10 percent of the contract price to apply for needed permits within 30 days and begin work within 90 days after all necessary permits are issued. Just cause or a written agreement can extend the timing. The statute's written-demand remedy has exact delivery and content rules, so get advice before relying on it.
What should I have before the last payment?
Check the final inspection and permit status. Get the contractor's final payment affidavit, compare it with every Notice to Owner, and collect the releases that fit the payment chain. Also keep final photos, paid receipts, warranties, manuals, product and engineering papers, and any association, insurer, lender, or Notice of Termination closeout that applies.
Does HOA approval come before the building permit?
Treat them as separate checks. Florida law effective July 1, 2026 says an HOA or similar committee may not require a government building permit to be issued as a prerequisite to its review of a parcel improvement. That does not erase either approval. Check the association process and the city or county permit process early enough for both to finish before work starts.
