Why Permits Matter in Florida
Florida's building permit system exists to ensure that construction meets minimum safety standards. Unpermitted work in Florida creates real problems at sale time — sellers must disclose known unpermitted work, lenders may require it to be remediated, and some unpermitted work must be torn out and redone. The permit fee is trivial compared to these risks. Always permit work that requires it.
Projects That Typically Require a Permit in Florida
Always Requires a Permit
- New construction (any structure)
- Room additions and enclosed porch/sunroom conversions
- Structural alterations (moving or removing walls, especially load-bearing)
- Full roof replacements (all counties; repairs above certain square footage)
- Electrical panel upgrades and subpanel installation
- New electrical circuits (including EV charger installation)
- HVAC system replacement (full system: air handler, condenser)
- Pool and spa installation
- Garage conversions
- Deck and pergola construction over a certain size
- Fence installation (height/placement requirements vary by jurisdiction)
- Generator installation (stationary/standby)
- Solar panel installation
- Gas line installation or extension
- Plumbing rough-in and rerouting
Usually Requires a Permit (Verify with Your Jurisdiction)
- Window replacement (especially if changing opening size)
- Door replacement (exterior, especially if opening size changes)
- Water heater replacement (required in some FL counties)
- Bathroom remodel involving plumbing relocation
- Kitchen remodel involving electrical or plumbing work
- Irrigation system installation
- Shed or accessory structure (over ~120 sq ft in most jurisdictions)
Usually Does NOT Require a Permit
- Painting (interior or exterior)
- Flooring replacement (no structural work)
- Cabinet replacement (no plumbing/electrical relocation)
- Countertop replacement
- Fixture replacement (same location — toilet, sink, light fixture)
- Minor repairs and maintenance
- Landscape work
When in doubt, call your local building department before starting work. They'd rather answer your question over the phone than issue a stop-work order after work begins.
The Florida Permit Process
- Application: Your licensed contractor submits a permit application to the local building department with plans (for larger projects) and a project description. Most Florida jurisdictions now accept online applications via ePlan or similar portal.
- Plan review: Building department reviews plans for code compliance. Simple projects: 1–5 business days. Complex projects: 2–6 weeks. Some jurisdictions (especially Miami-Dade and Broward) are slower.
- Permit issuance: Permit is issued; posted at the job site. Work may begin.
- Inspections: Various inspections at defined stages (framing, rough electrical, rough plumbing, insulation, final). The inspector must approve each stage before proceeding to the next.
- Final inspection and CO: Final inspection is performed; Certificate of Occupancy or Certificate of Completion issued.
Permit Fees in Florida
Permit fees are set by each local jurisdiction and vary widely. Rough ranges:
- Simple permit (water heater, window replacement): $50–$150
- HVAC replacement: $100–$350
- Roof replacement: $200–$600 (plus state surcharge: $2/permit)
- Kitchen or bath remodel: $300–$800
- Room addition (per square foot): $1–$3/sq ft
- Pool installation: $400–$1,200
Permit fees are almost always included in your contractor's bid for large projects. For DIY work you're self-permitting, call the building department for current fee schedules.
Unpermitted Work: The Risks
Buying a home with unpermitted work in Florida comes with real exposure:
- Disclosure requirement: Sellers must disclose known unpermitted improvements. Non-disclosure is grounds for a lawsuit.
- Lender refusal: Some lenders (especially FHA and VA) require that all improvements be permitted and inspected. Unpermitted work can kill a sale.
- Insurance issues: A homeowners claim related to unpermitted work (electrical fire from unpermitted wiring, roof leak from unpermitted repair) can be denied.
- Retroactive permit requirements: A new buyer may be required to obtain after-the-fact permits ("permit after completion") and bring the work up to current code — which can require opening walls to expose previously concealed work.
- Demolition orders: In rare cases, building officials can order unpermitted structures demolished.
If you're buying a home with unpermitted work, negotiate a significant price reduction or seller repair credit to account for the cost and risk of remediation.
Homeowner-Pulled Permits
Florida allows homeowners to pull permits for work on their own primary residence without a contractor license — this is called the "owner-builder" exemption. However, using this exemption for major trades (electrical, plumbing, HVAC, roofing) means you personally assume all responsibility for code compliance. More importantly, some contractors suggest you pull the permit yourself to avoid needing a license — this is a red flag. A legitimate licensed contractor should pull their own permit. If a contractor asks you to pull the permit, ask why — and verify their license status carefully.