Today is July 1, 2026, and there’s a buzz in North Miami Beach about some exciting changes to the way homeowners can tackle small projects. Starting today, Florida has rolled out a new law, HB 803, signed by Governor DeSantis, that allows single-family homeowners to skip the building permit process for projects valued at under $7,500. This means you can paint your living room or fix that old fence without the usual bureaucratic hassle!
What’s the catch? Well, even if a permit isn’t needed, homeowners—or contractors—must submit a short written request to the city. You’ll need to provide documentation that proves the project’s value, which must include both materials and labor. So, if your project totals exactly $7,500, sorry, you’re out of luck—you won’t qualify for this exemption. Projects valued over that amount still need permits, as do those involving certain trades like electrical, plumbing, structural, mechanical, and gas work. And if you live in a flood-hazard area? Yep, you guessed it—permits are still required.
What Projects Qualify?
Now, let’s talk about what kinds of projects are actually eligible. You can dive into interior and exterior painting, replace cabinets and countertops (just don’t mess with any plumbing!), install trim and molding, or even refinish your deck. Oh, and if you’re thinking about building a simple non-electrical shed, that could work too! But remember, if your project involves any of those five trades mentioned earlier or is located in a flood zone, you’re going to need that permit.
Documentation is key here. Homeowners must keep a record of the work done and the written request for the exemption. And while you might think you’re off the hook for permits, it’s essential to follow the Florida Building Code. Safety and compliance are still top priorities, so make sure your work meets those standards. And here’s a little tidbit: even if a permit isn’t required, contractors must still be licensed for any work they do. Homeowners can even take on some tasks without a contractor’s license under specific conditions!
Homeowners and HOAs
It gets even more interesting. HB 803 has also put a stop to homeowner associations (HOAs) requiring permits before they review improvement plans. This means a little less red tape when you want to make changes to your property! Just keep in mind that if any unpermitted work is done that doesn’t meet the Florida Building Code, your insurance might not cover any damage that occurs. And when it comes time to sell your home, you’ll need to disclose any unpermitted work. That’s just Florida real estate law for you.
So, whether you’re planning a minor renovation or just sprucing up your space, it’s a great time to be a homeowner in North Miami Beach. Just remember to keep your paperwork in order and ensure everything complies with the code. For more detailed information, you can check out the official guidelines from the North Miami Beach Building Department and explore additional insights on Florida building permit exemptions. Happy renovating!