Permit Exemptions

Beginning July 1, 2026, Florida House Bill 803 introduces new permit exemptions for certain types of small home improvement projects. If you’re planning work valued under $7,500, you may now qualify for a simplified process that does not require a building permit, if your project meets the criteria below. Please note that there are still established permit exemptions that are outlined in the section titled Permit Exemptions.

Who Is Eligible for This New Exemption?

Permit exemptions apply only to the following types of homes:

• Single-family homes
• Two-family homes (duplexes)
• Townhouses, defined as single-family units up to three stories tall, attached in groups of two or more, separated by property lines and open to a yard or street on at least two sides

These exemptions also apply to work on accessory structures located on eligible properties.

Important: Units in multi-family buildings do not qualify.

Where Exemptions Do Not Apply

Properties located partially or entirely within a flood hazard area are not eligible. To check your flood zone, visit FEMA’s Flood Map Service Center and search for your address.

Work That Still Requires a Permit

Even if your project stays under $7,500, the following work always requires permits:

• Electrical work
• Plumbing work
• Structural work (including windows, doors, wind-resistant fences, and sheds)
• Mechanical work
• Gas work

Please Note: Non-wind-resistant fences (e.g., chain-link, picket) remain exempt from building permits but do require a zoning permit.

Project Limitations

A project cannot be split into smaller phases to avoid permitting rules.

How to Request a Permit Exemption

To qualify, the property owner or contractor must submit through our portal:

• A written request for the exemption
• A copy of the contract or documentation showing the nature and value of the work

To apply in person:

Permitting and Inspection Center

11805 SW 26 Street

Miami, FL 33175

Hours: 7:30 a.m. – 4:00 p.m.

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Permit Exemptions

Please note that the exemptions listed in this section for unincorporated Miami-Dade County are from Florida Building Code permit requirements only, unless otherwise noted. Other State and County regulatory departments and agencies may require approvals or permits.

I.   Buildings and Structures

A. Under Section 553.73(10) of the Florida Statutes, the following buildings and structures are exempt from compliance with the Florida Building Code:

1. Buildings and structures specifically regulated and preempted by the federal government.
2. Railroads and ancillary facilities associated with the railroad.
3. Non-residential farm buildings on farms (Requires Zoning Improvement Permit).
4. Temporary buildings or sheds used exclusively for construction purposes (Requires Zoning Improvement Permit).
5. Mobile or modular structures used as temporary offices, except that the provisions of Part II relating to accessibility by persons with disabilities shall apply to such mobile or modular structures.
6. Electric utilities' structures or facilities, as defined in Section 366.02, Florida Statutes, which are directly involved in the generation, transmission or distribution of electricity.
7. Temporary sets, assemblies, or structures used in commercial motion picture or television production, or any sound-recording equipment used in such production, on or off the premises.
8. Chickees constructed by the Miccosukee Tribe of Indians or the Seminole Tribe of Florida. The term "chickee" means an open-sided wooden hut that has a thatched roof or palmetto or other traditional materials, and that does not incorporate any electrical, plumbing, or other non-wood features (Requires Zoning Improvement Permit). Please note that Seminole or Miccosukee member will need to provide proof of tribal card and hold a chickee license issued by Miami-Dade County, or be a corporate officer of a general contractor.
9. Family mausoleums not exceeding 250 square feet in area which are prefabricated and assembled on site or preassembled and delivered on site and have walls, roofs and a floor constructed of granite, marble, or reinforced concrete.

B. Also, the Miami-Dade County Regulatory and Economic Resources Department does not have enforcement responsibility for:

1. Miami-Dade County School Board facilities and State Universities on State-owned property.
2. Toll collection facilities under the jurisdiction of the turnpike enterprise of the Florida Department of Transportation. Requirements of the Florida Building Code will be enforced
   exclusively by the turnpike enterprise.
3. Buildings and structures on private property preempted by State statute.
4. Poles, masts and towers for supporting antenna used in the operation of amateur radio stations licensed by the FCC provided that:
5. 1. when they are attached to a supporting structure, the pole, mast or tower is 20 feet or less above the roof of the supporting structure to which it is attached; or,
   2. when they stand on natural ground, the pole, mast or tower is 35 feet or less in height.

C. Under Section 105.2 of the Florida Building Code, permits are not required for the following. Although the work noted below is exempt from permit requirements under Section 105.2 of the Florida Building Code, this exemption does not authorize any work to be done in any manner in violation of the provisions of the Florida Building Code.

Gas:

1. 1. Portable heating appliances
   2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.

Mechanical:

1. 1. Portable heating appliance
   2. Portable ventilation equipment
   3. Portable cooling unit
   4. Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code
   5. Replacement of any part which does not alter its approval or make it unsafe
   6. Portable evaporative cooler
   7. Self-contained refrigeration system containing 10 pounds (4.54 kg) or less of refrigerant and actuated by motors of 1 horsepower (746 W) or less
   8. The installation, replacement, removal or metering of any load management control device

Plumbing:

1. 1. The stopping of leaks in drains, water, soil, waste or vent pipes provided, however, that
      if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective and
      it becomes necessary to remove and replace the same with new material such work
      shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
   2. The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, and the
      removal and reinstallation of water closets, provided such repairs do not involve or
      require the replacement or rearrangement of valves, pipes or fixtures. 

II.  Items Not Regulated by the Florida Building Code

The following construction improvements are not regulated under the Florida Building Code. Therefore, a building permit is not required. However, other regulating agencies may require a permit or approval.

1. Kitchen cabinets, vanities or paneling replacement inside residential units using same configuration. Any associated plumbing, ventilation and electrical work will require a building permit if relocated, reconfigured and or altered.
2. Playground equipment (swings, slides, monkey bars, basketball hoops and above-ground trampolines) for residential use. Note all equipment and structures shall meet zoning setbacks. Any electrical service to such playground equipment requires a permit and compliance with the Florida Building Code.
3. Decorative reflective pools and/or fishponds less than 24 inches deep or less than 250 sq. ft. in area and less than 2,250 gallons in volume (Requires Zoning Improvement Permit).
4. Excavation of swales and drainage holding areas above the water table and in compliance with the Department's environmental regulations specifically Chapter 24 of Miami-Dade County Code.
5. Ironwork for decorative purposes only (security bars, doors and railings require a permit).
6. Interior or exterior painting
7. Roof painting (water proofing roof coatings require a permit).
8. Paving and drainage of existing parking lots. (Requires Zoning Improvement Permit).
9. Painted wall sign. (Requires Zoning Improvement Permit).
10. Balloon Sign. (Requires Zoning Improvement Permit).
11. Resurfacing, re-striping or seal coating of existing parking lot. (Requires Zoning Improvement Permit). If parking layout is reconfigured or accessibility is required; a building permit is required.

III. Single-Family Residences, Duplexes, Townhouses and Condominiums

The following permit exemptions for single-family residences, duplexes, townhouses and condominium dwelling units have been established for unincorporated Miami-Dade County based upon Section 102.2.5 of the Florida Building Code.  The total cost in the aggregate of all the below noted work performed by owner-builders or contractors in any 12-month period cannot exceed $5,000.00. The permit exemptions are as follows:

Mechanical

1. Replacement of window air conditioning unit.
2. Installation of ductless range hoods.

Building

1. Replacement or repair of canvas or cloth covered awnings (New installation requires Zoning Improvement Permit).
2. Pergola and trellis (lattice work) that are non-roofed/non-wind resistant structures. (Requires Zoning Improvement Permit).
3. Installation or repair of rain gutters.
4. Enclosure of existing covered patios/balconies/porches with screening.
5. Installation of chain-link fences other than those intended to satisfy swimming pool barrier requirements (Requires Zoning Improvement Permit).
6. Concrete slabs outside of the building (other than screened patios and pool slabs); items such as, but not limited to, open patios, walkways, pavers, garbage containers do not require a building permit.
7. Removal of storage sheds which do not have electrical and/or plumbing work associated with such removal.
8. Wood Decks 18 inches or less above ground do not require a permit.
9. Resurfacing of pool not affecting any electrical connections.
10. Any enclosure or protection of exterior water heater tank(s) used solely for the purpose of housing the tank(s).
11. Surfacing of floors or slabs with carpet, tile, brick, wood or Chattahoochee in single family up to 4 dwelling units only.
12. Re-application of roof maintenance coating over existing roof.

Electrical*

1. Repair work performed by licensed electrical contractors that does not exceed
   $500.00 in value of materials and labor.
2. The following work is also exempt from permit requirements regardless of the value of materials and labor:
   • Repair or replacement of electrical wall switches and wall outlet devices (receptacles) 15-20 amps and 120 volts or less.
3. Low-voltage electrical systems in single-family residences, duplexes and townhouses (excludes condos).
   * All repairs or replacement of electrical equipment on existing swimming pools will require an electrical permit.

IV. Minor Repairs - Residential and Commercial Properties

The following permit exemptions for minor repairs have been established for unincorporated MiamiDade County under Section 105.2.2 of the Florida Building Code:

Electrical*

1. Repair or replacement of electric water heaters 4500 watts or less and up to a 50-gallon
   tank. If the wattage of the new water heater to be installed is greater than the wattage of the water heater to be replaced, then a permit is required for this work.
2. Change out of air conditioning equipment provided it is of the same electrical amperage. (While an electrical permit is not required for an exact air conditioning changeout, a mechanical permit is required.)
3. Repair or replacement of the following low voltage (under 98 volts) devices:
   
   1. Telephone
   2. Television
   3. Data Cable
   4. Central Vacuum
   5. Burglar Alarm
   6. Intercom System
4. Repair or replacement of electric wiring to pumps or motors less than 1 h.p.
5. Repair or replacement of time clocks.

*All repairs or replacement of electrical equipment on existing swimming pools will require an electrical permit.

Plumbing

1. Repair work performed by licensed plumbing contractors that does not exceed $500.00 in value of materials and labor.
2. The following work is also exempt from permit requirements regardless of the value of
   materials and labor when performed by a licensed plumbing contractor:
   1. Repair or replacement of gas appliances, other than water heater, by licensed plumbing contractors.
   2. Exact change out of an above ground LP tank.
   3. Repair irrigation system.
   4. Repair/replacement of faucets.
   5. Repair/replacement of water closet/bidet/urinal fixtures only.
   6. Repair/replacement of sink/lavatory/drinking fountain fixtures only.
   7. Repair/replacement of residential pool equipment other than a pool heater.
   8. Repair/replacement of shut off valve on a domestic water line.
   9. Repair/replacement of residential sink garbage disposal. 
   10. Repair/replacement of residential dishwasher.
   11. Repair/replacement of electric water heater up to 50-gallon capacity by licensed plumbing contractors.

Mechanical

1. Repair work performed by licensed mechanical contractors that does not exceed $500 in value of materials and labor.
2. The following work is also exempt from permit requirements regardless of the value of materials and labor when performed by a licensed mechanical contractor:
   
   1. Repair of air conditioning duct.
   2. Repair or replacement of coil, compressor or refrigerant piping inside equipment by licensed air conditioning or mechanical contractor.
   3. Repair or replacement of non-combustion heating inside equipment by licensed air conditioning or mechanical contractors.
   4. Repair or replacement of fans inside equipment.

Building

1. Repair work performed by licensed building contractors that is not structural in nature and does not change the occupancy, does not affect life safety and the value of which does not exceed $500.00 in labor and materials.
2. The replacement or repair of any roof covering performed by a licensed roofing contractor
   not exceeding $2,000.00 in value of materials and labor and work not exceeding two roofing
   squares in extent.
3. Repair or exact replacement of interior doors do not require a permit unless if used for life
   safety purposes.
4. Repair or replacement of exterior single and double door slabs. Door together with door
   frame replacement requires a permit.
5. Repair or replacement of window glass panes. Window assembly replacement requires a
   permit.
6. Cement plaster (stucco) resurfacing of existing masonry and concrete walls not involving any
   structural work regardless of value for single-family, duplex and townhouse or less than
   $2,000.00 for all other uses. All other work will require a permit including but not limited to
   Exterior Insulation Foam System (EIFS), siding or applications over metal or wire lath.

V.  Satellite Antennas

Pursuant to federal law, a permit is not required for the installation or repair of satellite antennas that are one meter (approximately 39 inches) or less in diameter which are located on commercial or industrial properties. For residential properties, the installation or repair of satellite antennas attached to primary structures which are one meter (approximately 39 inches) or less in diameter are exempt from permit requirements. Note that permit exemption does not exclude dishes from being safely installed.