Florida HB 803: Know the Rules Before You Break Ground

Effective July 1, 2026, Florida House Bill 803 (HB 803) introduced significant changes to the state’s building permitting and inspection process. While much of the public attention has focused on permit exemptions for certain residential projects, the law also reshapes how permits are reviewed, how private providers are used, and how local governments process construction projects across Florida.

Whether you’re a property owner, commercial developer, contractor, or community association, understanding these changes can help you avoid unnecessary delays and make more informed decisions before your next project begins.

HB 803 introduces several significant changes that affect how municipalities and counties across Florida manage the permitting process. The law establishes stricter permit review deadlines, expands the role of private providers, limits certain areas of local review, and adds new administrative responsibilities for building departments.

HB 803 Change	What It Does	Why It Matters for Local Governments
Residential projects under $7,500 exempt from permits	Exempts certain small non-structural residential projects from building permit requirements, while continuing to require permits for structural, electrical, plumbing, mechanical, gas, and flood-zone work	Departments will need updated intake guidance and clearer exemption rules
Mandatory permit review deadlines	Expands Florida’s permit review deadline framework, including a new 5-business-day review category for certain residential permits	Delayed responses can create compliance risk and require permits to be issued by law
Expanded private provider framework	Limits local governments’ ability to re-review plans approved by licensed private providers and adds new private-provider requirements	Requires departments to adjust how they review, track, and oversee private-provider projects
Statewide commercial permit fee reductions	Requires mandatory permit fee reductions for qualifying private-provider projects	Departments may need to reevaluate fee schedules and permitting workflows

As these provisions take effect, local governments will need to adjust their workflows, staffing, and compliance procedures. Below, we examine the key changes and what they may mean for permitting operations throughout the state.

Residential Projects Under $7,500 May No Longer Require a Permit

One of HB 803’s most publicized changes is the exemption from building permits for certain residential work valued at less than $7,500.

However, this exemption comes with important limitations. Property owners or contractors must still submit documentation requesting the exemption, and several types of work—including electrical, plumbing, gas, mechanical, structural work, and projects located within flood hazard areas—may still require permits.

The law also prevents larger projects from being divided into smaller ones simply to qualify for the exemption.

Expanded Use of Private Providers

HB 803 further expands Florida’s long-standing private provider program by allowing licensed professionals to perform plan reviews and inspections with fewer barriers and less duplication from local building departments.

The legislation also introduces:

• Updated registration requirements
• Shorter review timelines
• Greater acceptance of virtual inspections
• Reduced local re-review of code-compliant plans approved by private providers

The goal is to improve efficiency while maintaining code compliance throughout the permitting process.

Commercial Projects May Benefit From Lower Permit Fees

For qualifying commercial projects using private providers, HB 803 now requires local governments to reduce permit fees:

• At least 25% when a private provider performs either plan review or inspections
• At least 50% when a private provider performs both plan review and inspection services

The law also requires inspection fees to more closely reflect the actual cost of providing inspection services rather than being based solely on overall project value.

Standardization Is Coming

HB 803 also moves Florida toward a more standardized permitting process.

The Florida Building Commission has been directed to develop standardized residential and commercial permit applications for statewide use by July 1, 2027, creating greater consistency across jurisdictions in the years ahead.

Changes to permitting laws can affect project timelines, construction budgets, documentation requirements, inspections, and overall project planning. Understanding how these new requirements apply before construction begins can help property owners and project teams reduce delays, improve coordination, and navigate Florida’s evolving regulatory environment with greater confidence.

Partner With Experts Before Challenges Arise

Since 2012, GlobalPro has helped property owners, businesses, and community associations prepare before unexpected events create costly setbacks.

Whether you’re planning a new project, managing property improvements, or preparing for future recovery needs, having experienced professionals who understand today’s changing regulatory landscape can help protect your interests every step of the way.

Preparation begins long before recovery is needed. Connect with GlobalPro to learn how proactive planning today can support stronger outcomes tomorrow.