What Florida HB 803 (2026) Means for Municipalities, Counties, and Developers in Florida
On May 6, 2026, the Governor signed House Bill 803 (2026) into law and it took effect on July 1, 2026. It amended Section 533.791, Florida Statutes, regarding permit review timelines, the role of private providers (i.e., a licensed engineer, architect, or building code administrator authorized under Section 553.791, Florida Statutes, to perform plans review and building inspections in place of the local building department), discretion in permitting decisions, and administrative requirements for building departments.
Key Provisions of the Bill
- A 10-business day permit “shot clock” to review plans or issue permits when a private provider is used, down from the prior 20-business day deadline. For single-trade work on a single-family or two-family dwelling, it drops to 5-business days. If the deadline is missed by the building department, the permit application is deemed to be approved.
- A mandatory 50% reduction in commercial permit fees when a developer or contractor uses a Florida private provider for all qualifying plans review and inspections. Partial scope permits a 25% reduction. Local governments are also prohibited from charging plans review or inspection fees when those services are performed by a qualifying private provider.
- Requires local governments to use of uniform commercial and resident permit applications by July 1, 2027.
- Exempts certain small, non-structural residential projects under $7,500 from building permit requirements, while still requiring permits for plumbing, structural, electrical, mechanical, flood-zone, and gas work.
- Limits local governments’ ability to review plans approved by qualifying private providers and adds new private provider requirements.
Katie Berkey, Esq., AICP, is a Board Certified Specialist in City, County and Local Government Law and a certified Professional Planner by the American Institute of Certified Planners (AICP); she is also a shareholder with Becker & Poliakoff. Katie represents clients in zoning, land use and planning matters.
