The short answer
Florida law requires a permit to construct, alter, modify, repair or demolish a building unless the law provides otherwise (F.S. 553.79). In practice, moving or adding plumbing, adding electrical circuits, changing ventilation or removing walls needs a permit. Purely surface work such as painting, new flooring and installing cabinets generally does not, as long as no plumbing, electrical or ventilation work comes with it. Condominiums add a second approval: the association’s.
Where the line falls, item by item
The table below follows Miami-Dade County’s published Miami-Dade County permit exemptions, which apply in unincorporated Miami-Dade. The County notes that the list covers Florida Building Code permits only; other agencies may still require approvals.
| Work | Building permit? | Notes |
|---|---|---|
| Interior painting | No | Not regulated by the Florida Building Code. |
| Floor surfacing (tile, wood, carpet) | No | Not regulated by the Florida Building Code. |
| Kitchen cabinets and vanities inside a residence | No, for the cabinets | Any plumbing, ventilation or electrical work that comes with them may require a permit. |
| Replacing a faucet, sink, toilet, dishwasher or disposal in the same place | Exempt | When done by a licensed plumbing contractor. |
| Replacing switches and outlets (20 amps, 120 volts or less) | Exempt | Like-for-like devices, within the same $5,000-per-12-months cap. |
| Ductless range hood | Exempt | Within the County’s $5,000-per-12-months cap that applies to this group of residential exemptions. |
| Moving fixtures, new supply or drain lines, replacing concealed pipes | Yes | Replacing a defective concealed pipe counts as new work under the code. |
| New circuits or wiring beyond small repairs | Yes | Electrical repairs are exempt only up to $500 in labor and materials, by a licensed electrical contractor. |
| Removing or moving walls, structural work | Yes | The repair exemption covers only non-structural work up to $2,000. |
A typical kitchen or bathroom remodel combines several of these rows. Once any part of the project needs a permit, plan the whole job around the permit and its inspections.
Your city may have its own rules
Many cities, including Miami, Coral Gables and Miami Beach, run their own building departments, and Broward and Palm Beach counties and their cities do the same. Exemptions and procedures can differ from the County list above, which was last updated in December 2018. Before work starts, confirm the requirements with the building department for your address.
Condominiums need two approvals
In a condominium, a building permit is only half of it. Work inside your unit is governed by the declaration and the association’s rules, which commonly require an alteration application, certificates of insurance and set working hours. Changes to common elements need approval in the way the declaration provides, and where it is silent, Florida law requires 75% of the voting interests to approve material alterations (F.S. 718.113). Which parts of the building are common elements, such as structure, exterior walls or shared pipes, depends on your declaration, so read it before planning a layout change.
The Notice of Commencement
Florida’s lien law adds a step that is separate from the permit:
- Before improving the property, the owner records a Notice of Commencement with the county clerk and posts a copy at the job site (F.S. 713.13). Improvements with a direct contract price of $2,500 or less are exempt (F.S. 713.02).
- When the direct contract is greater than $5,000, a copy must be filed with the building department before the first inspection (F.S. 713.135).
- A notice expires after one year unless it states a later date, and payments made after it expires can count as improper payments, the situation in which owners risk paying twice.
If you are financing the work, Florida’s statutory warning advises consulting your lender or an attorney before recording the notice.
Pulling the permit yourself
Florida lets owners act as their own contractor for their own one- or two-family home, provided they personally supervise all work not done by licensed contractors and the home is not offered for sale or lease; selling within a year creates a presumption that it was built to sell (F.S. 489.103). If a contractor is doing the work, ask them to pull the permit: as an owner-builder, the legal responsibility is yours.
Questions to settle before work starts
- Which building department has jurisdiction over my address?
- Which parts of the scope need permits, and who applies for them?
- For a condominium, what does the association require, and how long does its review take?
- Is a Notice of Commencement needed, and who prepares it for me to sign?
- Which inspections are expected, and when do they fall in the schedule?
How Forma handles permits
Where the work requires a permit, preparing and managing it is part of a Forma scope, together with the inspections that follow, and condominium approvals are built into the schedule. See the services for kitchens and bathrooms, or how our process works.
Sources
- Florida Statutes F.S. 553.79 (permits required), F.S. 489.103 (owner-builder exemption), F.S. 718.113 (condominium alterations)
- Florida Statutes F.S. 713.13 (Notice of Commencement), F.S. 713.02 (improvements of $2,500 or less), F.S. 713.135 (notice filed before first inspection)
- Miami-Dade County Department of Regulatory and Economic Resources: Miami-Dade County permit exemptions (updated 12/26/2018)