FloridaHB 8032026HouseWALLET

Building Permits and Inspections

Sponsored By: Dana Trabulsy (Republican)

Signed by Governor

AppropriationIndustries & Professional Activities SubcommitteeIntergovernmental Affairs SubcommitteeCommerce CommitteeHouse CalendarRules

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Bill Overview

Analyzed Economic Effects

17 provisions identified: 13 benefits, 2 costs, 2 mixed.

More places for offsite-built homes

Beginning July 1, 2026, qualifying offsite-built single-family homes must be allowed wherever detached single-family homes are allowed. Local rules cannot treat them more strictly than site-built homes; conflicting or exclusionary rules are unenforceable. Compatibility rules are limited to roof pitch, living area, exterior materials, foundation enclosure, attached structures, setbacks, lot dimensions, and orientation. Certified residential manufactured buildings cannot be denied placement permits in mobile home parks, recreational vehicle parks, or mobile home condominiums, cooperatives, or subdivisions. Placement on a mobile home lot still requires the park owner's prior written approval, and covered units receive chapter 723 tenant and prospectus protections.

Faster certificates let owners finish projects

Beginning July 1, 2026, private-provider projects gain firm deadlines for occupancy or completion certificates. After a request and compliance certificate, officials have 2 business days for one- or two-family homes and 10 for other permits. All other legally required approvals must be complete, including payment of outstanding fees. Officials must issue the certificate or report incomplete forms or documents within that period. Without timely notice, the certificate is deemed issued the next business day, and the written certificate must follow within 10 days.

Faster decisions on home permit applications

Beginning July 1, 2026, local reviewers have 5 business days to decide complete applications for covered existing-home work under $15,000. This applies to structural, accessory-structure, alarm, electrical, gas, irrigation, landscaping, mechanical, plumbing, and roofing permits using local plan review, unless waived in writing. Complete residential applications have 30 business days below 7,500 square feet and 60 business days at or above that size. A 60-business-day deadline also covers signs, nonresidential buildings under 25,000 square feet, multifamily projects up to 50 units, specified site-plan and subdivision approvals, and grading or site alteration; site-specific permits under a master permit have 12 business days. Local governments have 10 business days to act on complete, code-compliant single-family applications filed by Florida-licensed contractors for owners in disaster-recovery block grant programs, regardless of state program administration.

Homeowners gain flexible private inspection choices

Beginning July 1, 2026, owners can choose and pay a licensed private provider for plan review, inspections, or both at any time. Contractors need explicit written owner approval and must send it to the building official; a service contract is required, but agencies cannot demand it to issue permits. Standard-certified inspectors also qualify for inspections of residential additions or alterations of 1,000 square feet or less. Officials cannot discourage private providers or block after-hours, weekend, holiday, or code-permitted virtual inspections. Providers no longer need to give the official an approximate inspection date and time.

Homeowners gain simpler permit steps

Beginning July 1, 2026, single-family home permits expire one year after issuance or when the next Florida Building Code takes effect, whichever is later. Counties may extend their permits beyond that date. Local governments must issue one permit for a retaining wall spanning multiple lots at a single-family home, two-family home, or townhouse. Homeowners associations cannot require an issued government permit before reviewing proposed structures or improvements. Any government permit otherwise required for the work is still needed.

Inspection fees stay tied to costs

Beginning July 1, 2026, local building inspection fees cannot be based on a project's total cost. Fees also cannot exceed the local agency's actual inspection costs.

Permit applicants gain online filing options

Beginning July 1, 2026, local agencies must accept completed permit applications electronically, including payments, drawings, and attachments. Officials may also accept paper applications in person. Private-provider notices and documents can be sent electronically with the same legal effect as posted or mailed papers. Jurisdictions using software that protects exempt records must promptly give owners, contractors, and private providers equal access to permit documents. By July 1, 2027, the Florida Building Commission must adopt statewide residential and commercial applications that account for local code changes and integrate with local software where feasible.

Private reviews bring lower permit fees

Beginning July 1, 2026, local permit fees must reflect savings from privately performed reviews or inspections, without charging for that work. Commercial projects receive at least a 25% cut in the review or inspection portion; using private providers for all required reviews and inspections requires at least a 50% cut in the amount otherwise charged for those services. A jurisdiction that fails to apply those commercial minimums loses the right to collect any fees for that project; the state surcharge uses the reduced fee. Local governments cannot charge private-provider registration or update fees or punitive extra fees, though reasonable actual administrative costs remain allowed. Reinspection or reaudit fees are barred when the local audit preceded the private inspection or concerns administration without detecting a code or permit violation.

Small home projects skip building permits

Beginning July 1, 2026, work under $7,500 on an owner's single-family home is exempt from building permits. The owner or contractor must submit a written request with a contract or other proof of the work and value. Electrical, plumbing, structural, mechanical, and gas work are excluded. The exemption also excludes property partly or entirely in a building-code flood hazard area. Projects cannot be split to avoid permit rules.

Temporary home storm barriers skip permits

Beginning July 1, 2026, temporary storm or flood barriers can be exempt from building permits. They must protect a single-family home, two-family home, or townhouse and cannot support loads or provide living space. A state-licensed contractor must install them, following local zoning, drainage, easement, and setback rules. Property partly or entirely in a building-code flood hazard area is excluded. The owner or contractor must submit a written exemption request with documents describing the work.

Private inspectors gain simpler paperwork rules

Beginning July 1, 2026, private providers have 4 business days, up from 2, to provide or post inspection records. They must use Florida Building Commission forms and keep completed records at the site unless electronically posted or transmitted. Missing site copies alone cannot cause failure when records were electronically sent within 4 business days. A qualified, licensed full-time employee of the provider firm can sign its state-form compliance certificate for inspections under the firm's authority.

Businesses face fewer local design demands

Beginning July 1, 2026, local governments cannot require glazing above 15% of the main facade's area in its first 10 feet above the ground floor. This limit covers new commercial or mixed-use construction and restoration projects. An exception applies to individually listed contributing structures in National Register historic districts. Local governments also cannot impose corporate branding design requirements or restrict gasoline-price signs' visibility to drivers.

Public projects gain more inspection options

Beginning July 1, 2026, the Florida Department of Management Services must maintain state contracts for building inspection services. Counties, cities, school districts, and independent special districts can use private firms or employ licensed inspectors or people with equivalent credentials for their own projects. For one year after a Governor-declared natural, manmade, or technological emergency, qualified people can fill 14 specified inspection or plan-review roles. They must work under the local building official. They qualify through a state term contract, eligibility in a mutual-aid partner state, or a valid license held throughout the five years before the declaration.

Mobile home taxes cover manufactured units

Beginning July 1, 2026, covered housing units on mobile home lots are taxed as mobile homes. They are also subject to payments to the Florida Mobile Home Relocation Fund. The law does not state the tax or payment amounts.

Contractors face discipline for permit violations

Beginning July 1, 2026, certified or registered contractors face licensing discipline for proceeding without required local permits or inspections. The exception is work that another law allows without them. For these rules, construction is treated as starting when a contract is signed and funds are accepted.

Private inspectors face insurance coverage rules

Beginning July 1, 2026, local agencies are not responsible for supervising owner-hired private inspections and cannot repeat license or insurance checks beyond registration. Private providers must carry professional liability coverage of $1 million per occurrence and $2 million total for projects costing $5 million or less. For projects above $5 million, minimum coverage is $2 million per occurrence and $4 million total. Claims-made policies must continue coverage for at least five years after services, through Florida-authorized insurers rated at least A by A.M. Best. Professional licensing boards retain disciplinary authority over providers.

Private inspections face narrower local oversight

Beginning July 1, 2026, officials can inspect privately approved construction only when they know required inspections were not performed. They must first give written notice explaining the facts, and document review is limited to completeness. Local agencies must give private providers at least 5 business days' notice before each audit. Audits are limited to four per year unless there is an immediate public-safety threat and must follow public procedures. These rules give providers more predictable reviews while narrowing local oversight of privately approved work.

Sponsors & Cosponsors

Sponsor

Dana Trabulsy
Republican • House

Cosponsors

Commerce Committee
Affiliation unavailable
Industries & Professional Activities Subcommittee
Affiliation unavailable
Tobin Rogers "Toby" Overdorf
Republican • House

Roll Call Votes

All Roll Calls

Yes: 260 • No: 0

House vote • 3/12/2026

House Floor Vote

Yes: 109 • No: 0

Senate vote • 3/5/2026

Senate Floor Vote

Yes: 37 • No: 0

House vote • 2/25/2026