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Projects Under $7,500

New State Law Reduces Permitting for Minor Residential Projects

Beginning July 1, 2026, Florida House Bill 803 (HB 803) changes how local governments handle small residential improvement projects. Under this law, the City of West Miami Building Department will no longer require a building permit for qualifying residential work valued at less than $7,500.

The intent of HB 803 is to cut red tape for homeowners completing minor improvements, meaning less paperwork, lower fees, and shorter timelines for simple, cosmetic projects such as:

  • Cabinet installation
  • Flooring replacement
  • Drywall finishing
  • Other similar cosmetic improvements

HB 803 also extends the life of an issued building permit to one year from issuance, or until the effective date of the next edition of the Florida Building Code, whichever is later.

What the Exemption Does NOT Cover

The under-$7,500 exemption does not apply to all work regardless of cost. Certain categories of work always require a permit, no matter the project value, including work affecting:

  • Structural components
  • Electrical systems
  • Plumbing systems
  • Mechanical (HVAC) systems
  • Fire and life-safety systems
  • Work in flood zones or on properties subject to additional state/county regulation

Note: non-wind-resistant fencing (e.g., chain-link, picket) remains exempt from a building permit, but may still require a zoning permit.

Important: A project cannot be divided into smaller phases in order to stay under the $7,500 threshold and avoid permitting requirements. Doing so may be considered a violation subject to enforcement.

The Exemption Is Not Automatic

Homeowners cannot simply assume their project qualifies. To request the exemption, a property owner or contractor must:

  1. Submit a written letter or email to the Building Official describing the scope and estimated cost of the proposed work.
  2. Provide any additional documentation requested to verify project scope and cost (estimates, invoices, material lists, etc.).
  3. Wait for the Building Official's review and final written determination before beginning work.

HB 803 does not eliminate zoning requirements or other local regulations that are separate from building permitting. Homeowners may still need to comply with setback requirements, fence regulations, landscaping rules, and Homeowners' Association or Condominium Association restrictions, where applicable.

Homeowners and Contractors Remain Responsible

Even when a permit is not required, homeowners and contractors remain fully responsible for ensuring all work complies with the Florida Building Code, Miami-Dade County regulations, and City of West Miami codes and ordinances.

Questions?

When in doubt about whether your project qualifies for the exemption, contact the Building Department before starting work.

City of West Miami Building Department 901 SW 62nd Avenue West Miami, FL 33144

Phone: (305) 266-4214 Fax: (305) 266-6574

Hours: Monday – Friday, 8:30 a.m. – 3:00 p.m. (except City-observed holidays)

This page is intended as a general summary of HB 803 and does not constitute legal advice. Determinations of permit eligibility are made solely by the City of West Miami Building Official on a case-by-case basis.