Spending $7,500 on home repairs may not seem like much in 2026. But a bill approved by a Florida House of Representatives panel on Wednesday would allow construction work below that threshold without a building permit, a change that could have an unexpected impact on inspections and some insurance claims.
House Bill 1049, by state Rep. Tiffany Esposito, R-Fort Myers, would bar local governments from requiring permits for work that is projected to cost less than $7,500 on a single-family home. Permits would still be allowed for structural, electrical and plumbing work below that level, and contractors would need to keep records of their work, the bill notes.
Current permit requirements vary across Florida by county and city, with many jurisdictions mandating permits if the work would cover more than 120 square feet, even for fencing and outdoor sheds. Some counties require a permit when heating and air conditioning work will cost $5,000 or more, according to local governments. Miami-Dade County ordinances allow exemptions for most minor work under $500.
“This bill is aimed at things like decks, fencing, home improvements – not major construction projects,” Esposito said at the House Industries and Professional Activities Subcommittee Wednesday.
She said she arrived at the $7,500 level after meeting with stakeholders.
Concerns have been raised about the bill and its impact on the quality of work. Roofing work, always an issue for Florida property insurers, may or may not be considered structural under the wording of the bill.
Courtney Mooney, associate director of public policy for the Florida Association of Counties, told the subcommittee that the bill as drafted would not allow local governments to inspect work, even if requested by a homeowner.
“You can’t do an inspection without a permit,” Mooney said. The group hopes to work with Esposito to answer those concerns as the bill progresses through the House.
One panel member asked if the bill would preempt local governments’ authority, a trend seen in Florida and other states across the country on a number of fronts. Esposito said it would.
Subcommittee members did not examine how the bill, if signed into law, might affect the insurance industry. Insurers are unlikely to seek subrogation action against contractors for claims as small as $7,500 if the work is deemed to be poor quality or is responsible for damage claims. And many homeowners’ insurance deductibles these days are greater than that amount. But it’s possible that shoddy work on an unpermitted and uninspected minor project could exacerbate significant wind or water damage–and insurance claims–years later.
House Bill 1049 does not address homeowners’ associations, suggesting that HOAs would be able to require municipal permits on work projects of less than $7,500 in value, lawmakers said.
The bill also would waive permit requirements for backup home power systems, such as generators and whole-house batteries—as long as the work is done by a licensed contractor or utility company.
Esposito’s bill was approved by a near-unanimous vote from the subcommittee Wednesday. It was approved last week by the House Intergovernmental Affairs Subcommittee. It now moves to the full House State Affairs Committee.
A Senate bill that would bar insurers from refusing to write or renew HO policies solely because of the age of the roof was set for review by the Senate Banking and Insurance Committee Wednesday. But SB 808, by state Sen. Corey Simon, R-Tallahassee, was temporarily pulled before the meeting.
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Florida
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