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F L O R I D A H O U S E O F R E P RE S E N T A T I V E S
A bill to be entitled 1
An act relating to building permits for single -family 2
dwellings; amending s. 125.56, F.S.; prohibiting the 3
expiration of certain building permits issued by a 4
county before a certain timeframe or a specified 5
event, whichever is later; amending s. 489.129, F.S.; 6
providing that certain persons are not subject to 7
discipline for performing a job without the applicable 8
permits if otherwise authorized by law; amending s. 9
553.79, F.S.; prohibiting the expiration of certain 10
building permits issued by a local government before a 11
certain timeframe or a specified event, whichever is 12
later; prohibiting a local government from requiring 13
building permits for certain projects; providing an 14
exception; requiring a contractor who performs work 15
without a building permit to maintain certain records; 16
amending s. 553.792, F.S.; requiring a local 17
government to issue a building permit for certain 18
building permit applications within a spe cified 19
timeframe; specifying that certain permit applications 20
are deemed approved by a local government; requiring 21
the local government to issue such permit within a 22
certain timeframe; providing an effective date. 23
24
Be It Enacted by the Legislature of t he State of Florida: 25
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Section 1. Paragraph (d) of subsection (4) of section 27
125.56, Florida Statutes, is amended to read: 28
125.56 Enforcement and amendment of the Florida Building 29
Code and the Florida Fire Prevention Code; inspection fees; 30
inspectors; etc.— 31
(4) 32
(d) A county that issues building permits may send a 33
written notice of expiration, by e -mail or United States Postal 34
Service, to the owner of the property and the contractor listed 35
on the permit, no less than 30 days before a building permit is 36
set to expire. The written notice must identify the permit that 37
is set to expire and the date the permit will expire. A building 38
permit issued by a county for a single -family dwelling may not 39
expire before 180 days after the issuance of the permit or th e 40
effective date of the next edition of the Florida Building Code, 41
which is updated every 3 years pursuant to s. 553.73(7)(a), 42
whichever is later. 43
Section 2. Paragraph (o) of subsection (1) of section 44
489.129, Florida Statutes, is amended to read: 45
489.129 Disciplinary proceedings. — 46
(1) The board may take any of the following actions 47
against any certificateholder or registrant: place on probation 48
or reprimand the licensee, revoke, suspend, or deny the issuance 49
or renewal of the certificate or registr ation, require financial 50
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restitution to a consumer for financial harm directly related to 51
a violation of a provision of this part, impose an 52
administrative fine not to exceed $10,000 per violation, require 53
continuing education, or assess costs associated w ith 54
investigation and prosecution, if the contractor, financially 55
responsible officer, or business organization for which the 56
contractor is a primary qualifying agent, a financially 57
responsible officer, or a secondary qualifying agent responsible 58
under s. 489.1195 is found guilty of any of the following acts: 59
(o) Proceeding on any job without obtaining applicable 60
local building department permits and inspections , unless 61
otherwise provided by law . 62
63
For the purposes of this subsection, construction is consi dered 64
to be commenced when the contract is executed and the contractor 65
has accepted funds from the customer or lender. A contractor 66
does not commit a violation of this subsection when the 67
contractor relies on a building code interpretation rendered by 68
a building official or person authorized by s. 553.80 to enforce 69
the building code, absent a finding of fraud or deceit in the 70
practice of contracting, or gross negligence, repeated 71
negligence, or negligence resulting in a significant danger to 72
life or property on the part of the building official, in a 73
proceeding under chapter 120. 74
Section 3. Paragraphs (a) and (c) of subsection (1) of 75
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section 553.79, Florida Statutes, are amended, and paragraph (g) 76
is added to that subsection, to read: 77
553.79 Permits; applications; issuance; inspections. — 78
(1)(a) Unless otherwise provided by law, after the 79
effective date of the Florida Building Code adopted as herein 80
provided, it shall be unlawful for any person, firm, 81
corporation, or governmental entity to construct, e rect, alter, 82
modify, repair, or demolish any building within this state 83
without first obtaining a permit therefor from the appropriate 84
enforcing agency or from such persons as may, by appropriate 85
resolution or regulation of the authorized state or local 86
enforcing agency, be delegated authority to issue such permits, 87
upon the payment of such reasonable fees adopted by the 88
enforcing agency. The enforcing agency is empowered to revoke 89
any such permit upon a determination by the agency that the 90
construction, erection, alteration, modification, repair, or 91
demolition of the building for which the permit was issued is in 92
violation of, or not in conformity with, the provisions of the 93
Florida Building Code. Whenever a permit required under this 94
section is denied or r evoked because the plan, or the 95
construction, erection, alteration, modification, repair, or 96
demolition of a building, is found by the local enforcing agency 97
to be not in compliance with the Florida Building Code, the 98
local enforcing agency shall identify the specific plan or 99
project features that do not comply with the applicable codes, 100
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identify the specific code chapters and sections upon which the 101
finding is based, and provide this information to the permit 102
applicant. A plans reviewer or building code ad ministrator who 103
is responsible for issuing a denial, revocation, or modification 104
request but fails to provide to the permit applicant a reason 105
for denying, revoking, or requesting a modification, based on 106
compliance with the Florida Building Code or local ordinance, is 107
subject to disciplinary action against his or her license 108
pursuant to s. 468.621(1)(i). Installation, replacement, 109
removal, or metering of any load management control device is 110
exempt from and shall not be subject to the permit process and 111
fees otherwise required by this section. 112
(c) A local government that issues building permits may 113
send a written notice of expiration, by e -mail or United States 114
Postal Service, to the owner of the property and the contractor 115
listed on the permit, no less than 30 days before a building 116
permit is set to expire. The written notice must identify the 117
permit that is set to expire and the date the permit will 118
expire. A building permit issued by a local government for a 119
single-family dwelling may not expire before 180 days after the 120
issuance of the permi t or the effective date of the next edition 121
of the Florida Building Code, which is updated every 3 years 122
pursuant to s. 553.73(7)(a), whichever is later. 123
(g)1. A local government that issues building permits may 124
not require an owner of a single -family dwelling or an owner's 125
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contractor to obtain a building permit to perform any work that 126
is valued at less than $7,500 on the single -family dwelling's 127
lot. However, a local government may require a building permit 128
for any electrical, plumbing, or structural wo rk, not including 129
the repair or replacement of exterior doors or windows, 130
performed on a lot containing a single -family dwelling 131
regardless of the value of the work. 132
2. A contractor who performs work that does not require a 133
building permit under this par agraph must keep a record in 134
writing of the work performed, the property address where the 135
work was performed, and the value of such work as proof that 136
such work complies with subparagraph 1. 137
Section 4. Paragraphs (b) through (g) of subsection (1) of 138
section 553.792, Florida Statutes, are redesignated as 139
paragraphs (c) through (h), respectively, paragraph (a) of that 140
subsection is amended, and a new paragraph (b) is added to that 141
subsection, to read: 142
553.792 Building permit application to local govern ment.— 143
(1)(a) A local government must approve, approve with 144
conditions, or deny a building permit application after receipt 145
of a completed and sufficient application within the following 146
timeframes, unless the applicant waives such timeframes in 147
writing: 148
1. Within 5 business days after receiving a complete and 149
sufficient application, for an applicant using a local 150
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government plans reviewer to obtain the following building 151
permits for an existing single -family residential dwelling if 152
the value of the wor k is less than $15,000: structural, 153
accessory structure, alarm, electrical, irrigation, landscaping, 154
mechanical, plumbing, or roofing. 155
2.1. Within 30 business days after receiving a complete 156
and sufficient application, for an applicant using a local 157
government plans reviewer to obtain the following building 158
permits if the structure is less than 7,500 square feet: 159
residential units, including a single -family residential unit or 160
a single-family residential dwelling, accessory structure, 161
alarm, electrical, i rrigation, landscaping, mechanical, 162
plumbing, or roofing. 163
3.2. Within 60 business days after receiving a complete 164
and sufficient application, for an applicant using a local 165
government plans reviewer to obtain the following building 166
permits if the structu re is 7,500 square feet or more: 167
residential units, including a single -family residential unit or 168
a single-family residential dwelling, accessory structure, 169
alarm, electrical, irrigation, landscaping, mechanical, 170
plumbing, or roofing. 171
4.3. Within 60 business days after receiving a complete 172
and sufficient application, for an applicant using a local 173
government plans reviewer to obtain the following building 174
permits: signs or nonresidential buildings that are less than 175
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25,000 square feet. 176
5.4. Within 60 business days after receiving a complete 177
and sufficient application, for an applicant using a local 178
government plans reviewer to obtain the following building 179
permits: multifamily residential, not exceeding 50 units; site -180
plan approvals and subdivision plats not requiring public 181
hearing or public notice; and lot grading and site alteration. 182
6.5. Within 12 business days after receiving a complete 183
and sufficient application, for an applicant using a master 184
building permit consistent with s. 553.794 to obtain a site-185
specific building permit. 186
7.6. Within 10 business days after receiving a complete 187
and sufficient application, for an applicant for a single -family 188
residential dwelling applied for by a contractor licensed in 189
this state on behalf of a property owne r who participates in a 190
Community Development Block Grant -Disaster Recovery program 191
administered by the Department of Commerce, unless the permit 192
application fails to satisfy the Florida Building Code or the 193
enforcing agency's laws or ordinances. 194
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However, the local government may not require the waiver of the 196
timeframes in this section as a condition precedent to reviewing 197
an applicant's building permit application. 198
(b) A permit application for the construction or 199
renovation of a single -family dwelling in a jurisdiction for 200
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which a state of emergency was issued within the 24 months 201
before the submission of the application, and which is signed 202
and sealed with an attestation by an architect licensed under 203
chapter 481 or an engineer licensed under chapter 47 1 that the 204
plans in the permit comply with the Florida Building Code, is 205
deemed approved. The local government shall issue such permit 206
within 2 days after approval. 207
Section 5. This act shall take effect July 1, 2025. 208