Florida Owner-Builder Permit Guide

Florida presents unique challenges and opportunities for owner-builders. With mandatory statewide building codes driven by hurricane requirements, strict licensing laws, and significant regional variations, building your own home in the Sunshine State requires careful navigation. However, the state's strong owner-builder exemptions and year-round building season make it very achievable.

Florida Building Code Overview

Florida has had a mandatory statewide building code since 1974, strengthened significantly after Hurricane Andrew in 1992.

Current Code Adoption

As of 2025, Florida uses:

2023 Florida Building Code, Residential (7th Edition, based on 2021 IRC)
2023 Florida Energy Conservation Code (based on 2021 IECC)
2020 National Electrical Code with Florida amendments
2023 Florida Plumbing Code
2023 Florida Mechanical Code

Update Cycle: Florida updates codes every 3 years, usually 1-2 years after new IRC release. Next update expected 2026.

Florida-Specific Amendments

Florida's amendments are extensive, primarily driven by hurricane protection:

Wind Load Requirements: Highest in nation (120-185 mph depending on location)
High Velocity Hurricane Zones (HVHZ): Miami-Dade and Broward counties have even stricter requirements
Roof Construction: Enhanced attachment requirements statewide
Impact-Resistant Requirements: Windows/doors in many coastal areas
Flood Protection: Strict BFE compliance in flood zones
Termite Protection: Required statewide
Pool Safety: Comprehensive barriers required for all pools
Energy Code: Enhanced for hot, humid climate
Product Approval: Products must have Florida Product Approval number

High Velocity Hurricane Zone (HVHZ)

Miami-Dade and Broward Counties have the nation's strictest residential building code:

All products must pass Miami-Dade Protocol testing (missile impact, pressure cycling)
"Miami-Dade Approved" label required on windows, doors, roofing, fasteners
Significantly higher costs: +25-40% for materials
More complex engineering requirements
Longer permit review times

If building in HVHZ, budget extra time and money for compliance.

Florida Owner-Builder Laws

Florida has clear owner-builder exemptions but with strict requirements and limitations.

Legal Rights

Under Florida Statute 489.103(7), property owners may:

Construct or improve a one-family or two-family residence
Act as own contractor without contractor license
Perform work themselves or hire workers
Pull building permits as owner-builder

Critical Restrictions

Owner-Occupancy Requirement:

Must personally occupy OR lease to related family member for at least 1 year after completion
"Related family member" defined as: spouse, parent, child, sibling, grandparent, grandchild
Cannot build spec homes for sale
Cannot build rental properties for non-family members

One-Year Rule:

Can only pull owner-builder permit for one home per year
Prevents operating as unlicensed contractor
Strictly enforced

Sworn Affidavit Required:

Must file Owner-Builder Disclosure Statement with permit application
Notarized affidavit stating you understand limitations
Acknowledges you cannot claim lien rights as contractor
Must be recorded in public records

Lien Rights:

As owner-builder, you cannot file construction liens for your own labor
But suppliers and subcontractors CAN lien your property
Must file Notice of Commencement to protect yourself

Licensed Trades Requirements

Florida requires licensed contractors for virtually all trades:

Must Be Licensed:

Electrical: Licensed electrician (ER or EC license)
Plumbing: Licensed plumber (CF or CFC license)
HVAC: Licensed mechanical contractor (CM or CAC license)
Roofing: Licensed roofing contractor (CC or CCC license)
Pool/Spa: Licensed pool contractor (CP or CPC license)
Septic: Licensed septic contractor

Owner Can DIY (with proper permits):

Demolition
Painting
Flooring (non-structural)
Basic carpentry (non-structural)
Landscaping

Gray Areas (check local jurisdiction):

Framing (some counties allow owner, some require licensed contractor)
Drywall
Cabinets
Tile work

Reality: Most owner-builders hire licensed contractors for all major trades and focus on project management, finish work, and general labor.

Contractor License Lookup

Verify all contractor licenses:

Department of Business and Professional Regulation (DBPR): www.myfloridalicense.com
Check status, disciplinary actions, insurance
Required to provide license number before contracting

Permit Costs in Florida

Florida permit costs are among the highest in the nation, particularly in coastal counties.

Typical Fee Structure

Fees based on construction valuation (square footage x local multiplier):

Building Permit:

Calculation: Construction value x fee rate
Rate: $5-$8 per $1,000 of construction value (varies by county)
Minimum fees: $200-$500

Plan Review:

Usually 65-80% of permit fee
Separate line item in most counties

Trade Permits (if separate):

Electrical: $100-$300
Plumbing: $100-$300
Mechanical: $100-$300
Roofing: $75-$200

County-Specific Examples

Miami-Dade County (HVHZ):

2,000 sq ft home ($400K construction value): ~$5,000 building permit
Plan review: ~$3,200
Structural review (required): ~$800
Hurricane windstorm mitigation: ~$400
Technology surcharge: $150
Total permits: ~$9,550
Plus separate trade permits: ~$600
Grand Total: ~$10,150

Broward County (HVHZ):

2,000 sq ft home: ~$4,200 building permit
Plan review: ~$2,700
Structural review: ~$600
Total permits: ~$7,500

Palm Beach County:

2,000 sq ft home: ~$3,200 building permit
Plan review: ~$2,100
Total permits: ~$5,300

Orange County (Orlando):

2,000 sq ft home: ~$2,800 building permit
Plan review: ~$1,800
Total permits: ~$4,600

Lee County (Fort Myers):

2,000 sq ft home: ~$2,600 building permit
Plan review: ~$1,700
Total permits: ~$4,300

Polk County (central FL, inland):

2,000 sq ft home: ~$2,200 building permit
Plan review: ~$1,400
Total permits: ~$3,600

Escambia County (Pensacola):

2,000 sq ft home: ~$2,400 building permit
Plan review: ~$1,500
Total permits: ~$3,900

Additional Fees

Impact Fees (major cost in growing areas):

Schools: $2,000-$8,000
Roads: $1,000-$5,000
Parks/Recreation: $500-$2,000
Emergency Services: $500-$1,500
Water/Sewer: $3,000-$10,000
Total impact fees: $7,000-$30,000+ (varies dramatically by county/city)

Other Fees:

Address assignment: $25-$50
Tree removal permit: $50-$200 per tree (protected species)
Environmental review: $200-$1,000 (wetlands, endangered species)
Archaeological review: $100-$500 (some areas)
Flood zone review: $200-$500
Re-inspection fee: $50-$150 per failed inspection (after 2nd failure)

Processing Timelines

Florida timelines vary widely but are generally longer than most states due to strict requirements.

Plan Review Timeline

HVHZ Counties (Miami-Dade, Broward):

First review: 30-60 business days
Resubmittal: 15-30 business days
Structural review: 20-40 business days (concurrent)
Total to approval: 10-16 weeks typical
Complex designs: 16-24 weeks

Other Coastal Counties:

First review: 20-40 business days
Resubmittal: 10-20 business days
Total to approval: 6-10 weeks

Inland Counties:

First review: 15-30 business days
Resubmittal: 7-15 business days
Total to approval: 4-8 weeks

Expedited Review (if available):

Fee: +50-100% of review fee
Timeline: Cut in half
Not all counties offer this

Permit Issuance

Once approved:

Issuance: 1-5 business days
Some counties: same-day pickup

Permit Validity

Initial validity: 6 months without inspection (Florida Statute requirement)
Can be extended if work progressing
Expires if no inspections for 180 days
Must complete within reasonable time or resubmit

Hurricane and Wind Requirements

This is what makes Florida unique and expensive.

Wind Speed Design Requirements

Florida uses Ultimate Wind Speed (3-second gust):

South Florida Coast: 170-185 mph

Miami-Dade, Broward, Palm Beach coastal
Highest requirements in nation

Southeast/Southwest Coastal: 160-170 mph

Monroe (Keys), Collier, Lee coastal
Martin, St. Lucie coastal

Gulf Coast: 150-170 mph

Pinellas, Hillsborough, Manatee, Sarasota coastal
Panhandle coastal counties

Inland Florida: 120-140 mph

Central Florida
Still higher than most U.S. states

Hurricane Construction Requirements

Roof System:

Enhanced shingle attachment (6-8 nails per shingle vs. 4 standard)
Ring-shank nails for sheathing (8d vs. 6d standard)
Hurricane straps/clips at every rafter connection
Continuous load path from roof to foundation
Gable end bracing
Soffit/fascia attachments rated for wind pressure

Windows and Doors:

Impact-resistant glass OR approved shutters required in many coastal areas
Miami-Dade: Impact glass mandatory
Other coastal: Impact glass or engineered shutters
Opening protection must withstand debris impact and pressure

Garage Doors:

Must be wind-rated for design pressure
Reinforcement required in many areas
Impact rating required in some coastal areas

Roof Covering:

Must have Florida Product Approval
Impact resistance ratings (Class 3-4 in some areas)
Underlayment: Enhanced in coastal areas

Wall Bracing:

Continuous shear bracing
Higher nailing schedules
Properly blocked let-in bracing or structural sheathing

Cost Impact

Hurricane requirements add significantly to costs:

HVHZ (Miami-Dade/Broward): +25-40% total construction cost
Other coastal counties: +15-25% total construction cost
Inland counties: +5-10% total construction cost

For 2,000 sq ft home ($300K base cost):

HVHZ: +$75,000-$120,000
Coastal: +$45,000-$75,000
Inland: +$15,000-$30,000

Energy Code Requirements

Florida's hot, humid climate drives specific energy requirements.

2023 Florida Energy Conservation Code

Climate Zone: All of Florida is Climate Zone 1A (hot-humid)

Minimum Requirements:

Wall insulation: R-13 (or R-20 if no exterior insulation)
Ceiling insulation: R-38 (R-30 acceptable in some applications)
Windows: U-0.50, SHGC 0.25 (solar heat gain critical)
Ducts: R-6 minimum (R-8 if in attic)
Air sealing: 5 ACH or less (blower door test)

Duct Testing Required:

Total leakage: Less than 6 CFM per 100 sq ft
Professional testing required
Cost: $300-$500

Cool Roof Requirements (some jurisdictions):

Solar reflectance index (SRI) requirements
Light-colored roofing preferred
Reduces cooling loads significantly

Florida-Specific Energy Strategies

Critical for Florida:

High SEER AC: Minimum 14 SEER, but 16+ SEER recommended
Dehumidification: Separate dehumidification or AC with dehumidification mode
Radiant Barrier: Required in attic in some counties, highly recommended everywhere
Proper Ventilation: Ridge and soffit vents essential
Low-E Windows: East and west exposures critical
Overhangs: Shade windows from direct sun (especially south)

ROI Considerations:

AC runs 8-12 months in Florida
Every $1 spent on better insulation/windows saves $3-5 in energy over 10 years
Don't skimp on energy efficiency

Flood Zone Requirements

Much of Florida is in flood zones - critical consideration.

Flood Zone Designations

High-Risk Zones (Special Flood Hazard Areas):

Zone AE/A: High risk, Base Flood Elevation (BFE) determined
Zone VE/V: High risk coastal, wave action (most restrictive)

Moderate/Low Risk:

Zone X (shaded): 0.2% annual chance
Zone X (unshaded): Minimal risk

Building in Flood Zones

Zone AE Requirements:

Lowest floor must be at or above BFE
Many jurisdictions require BFE + 1 foot (freeboard)
Crawl space or elevated slab required
Flood vents required in foundation walls
Utilities elevated above BFE

Zone VE Requirements (coastal high hazard):

Home must be elevated on pilings/columns
No fill allowed under structure
Breakaway walls below BFE
Higher engineering requirements
Significantly more expensive (+$40,000-$100,000)

Cost Impact:

Elevated slab (Zone AE): +$15,000-$35,000
Pile foundation (Zone VE): +$50,000-$150,000
Flood insurance: $500-$5,000+ annually

Check Before Buying:

FEMA Flood Maps: msc.fema.gov
Get Elevation Certificate before purchasing
Factor flood insurance into budget

Inspection Requirements

Florida has comprehensive inspection requirements.

Minimum Required Inspections

Building Slab/Monolithic Pour: Before pouring
Building Footing/Stem Wall: Before pouring
Building Foundation: After foundation complete
Electrical Underground: Before covering
Plumbing Underground: Before covering, must pressure test
Building Frame: After framing complete
Structural Frame: Special inspector if engineered (trusses, beams)
Electrical Rough-In: Before insulation/drywall
Plumbing Rough-In: Before covering, must pressure test
Mechanical Rough-In: Before covering
Insulation: After installation, before drywall
Gas Test: If gas lines installed
Truss Bracing: During framing (some counties)
Sheathing Nailing: During roof/wall sheathing (spot checks)
Final Building: All work complete
Final Electrical: All devices installed, power on
Final Plumbing: All fixtures installed, tested
Final Mechanical: HVAC operational, tested
Energy Final: Duct testing, blower door (if required)

Additional Inspections (as needed)

Pool/Spa: Multiple inspections (steel, gunite, plaster, barrier)
Seawall: If waterfront property
Hurricane Protection: Impact windows, shutters
Elevations: Flood zone properties

Inspection Scheduling

Most counties: Online scheduling (24-48 hours advance)
Call-in scheduling still exists in some rural counties
Inspection windows: Usually 8am-12pm or 12pm-4pm
Must be present for most inspections
Failed inspection: 24-48 hour delay for re-inspection

Common Inspection Failures

Improper hurricane straps/clips
Incorrect nailing patterns on sheathing
Missing blocking or headers
Improper plumbing vents
GFCI outlets missing (required in many locations)
Handrail height incorrect
Smoke detector placement wrong
Missing flood vents (flood zones)

Special Florida Considerations

Termites and Pests

Florida has serious termite pressure - take seriously.

Pre-Treatment Required:

Chemical soil treatment before slab pour
Licensed pest control operator
Cost: $700-$1,500
Warranty: Usually 1 year included

Post-Treatment Recommended:

Annual inspections: $75-$150
Bait stations: $600-$1,200 initial, $300-$500 annually
Treatment if active: $1,200-$3,000+

Building Strategies:

Pressure-treated lumber for all plates on slab
Avoid wood-to-ground contact
Proper drainage (termites love moisture)
Physical barriers (stainless mesh) in high-risk areas

Septic Systems

Much of Florida uses septic - important considerations.

Florida Department of Health regulates septic:

System Types:

Conventional: Rare now, most areas require advanced
Aerobic Treatment Unit (ATU): Most common, $8,000-$15,000
Performance-Based: Advanced systems, $12,000-$25,000

Site Evaluation:

Required first step: $400-$800
Soil testing, water table evaluation
High water table common in Florida (challenging)

Permits and Timeline:

Permit: $400-$1,000
Licensed contractor required for installation
Timeline: 6-10 weeks from evaluation to final approval

Maintenance:

ATU systems require maintenance contracts: $200-$400/year
Pumping: Every 3-5 years, $300-$500

Wells

Common in rural Florida areas.

Requirements:

Must use licensed well driller
Permit required: $200-$500
Setback from septic: 75 feet minimum
Depth: 100-800 feet (varies by region)
Cost: $3,500-$15,000
Testing required: $150-$300

Water Quality Issues:

High sulfur common (rotten egg smell)
High iron common (staining)
Saltwater intrusion in coastal areas
May need treatment: $2,000-$8,000

Sinkholes

High-risk areas:

Central Florida (Pasco, Hernando, Hillsborough)
Parts of north-central Florida

Considerations:

Geological survey recommended before purchase
Sinkhole insurance expensive
Foundation design may need engineering

Hurricane Shutters vs. Impact Windows

Impact Windows:

Pros: Permanent, no prep, insurance discount, noise reduction, UV protection
Cons: Expensive ($40,000-$80,000 for typical home)
Required in HVHZ

Hurricane Shutters:

Pros: Less expensive ($8,000-$25,000), effective
Cons: Must install before storm, storage issues, labor-intensive
Types: Panels, accordion, roll-down (roll-down most expensive)

Top Counties for Owner-Builders in Florida

1. Polk County (Central Florida)

Population: 725K
Lakeland, Winter Haven
Lower costs than coast
No hurricane surge risk (inland)
Reasonable permit fees and timelines
Growing but manageable
Good land availability

2. Lake County (North of Orlando)

Population: 385K
Beautiful lakes
Lower density than Orange County
Good infrastructure
Reasonable regulations
Land still available

3. Citrus County (Gulf Coast, north of Tampa)

Population: 155K
Less expensive than Tampa Bay area
Small-town feel
Some coastal areas, some inland
Lower permit fees
Slower pace

4. Marion County (Ocala area)

Population: 385K
Horse country
Large lots available
Lower costs
Reasonable regulations
Central location

5. St. Johns County (North of Jacksonville)

Population: 280K
High quality of life
St. Augustine area
More expensive but desirable
Good permit process
Strong economy

Counties to Approach with Caution

Miami-Dade and Broward (HVHZ):

Most expensive permits in state
Longest timelines
Highest construction costs (hurricane code)
Most complex requirements
However, strong resale market

Monroe County (Florida Keys):

Extremely limited building permits (ROGO system)
Very expensive
Complex environmental regulations
Hurricane and flood risks
Only for very experienced builders

Coastal Counties (general):

Higher costs for hurricane compliance
Flood insurance expensive
Storm risks
However, high demand and resale values

Key Resources for Florida Owner-Builders

State-Level Resources

Florida Building Commission

www.floridabuilding.org
Florida Building Code (free download)
Code interpretations
Product approvals
(850) 487-1824

Department of Business and Professional Regulation (DBPR)

www.myfloridalicense.com
Contractor license verification
File complaints
Educational resources
(850) 487-1395

Florida Department of Health

www.floridahealth.gov (septic regulations)
County health departments (septic permits)

County Building Departments

Miami-Dade County:

(786) 315-2400
www.miamidade.gov/building
Online portal: ePermits

Broward County:

(954) 765-4500
www.broward.org/Building

Palm Beach County:

(561) 233-5000
www.pbcgov.org/buildingdivision

Orange County:

(407) 836-5550
www.ocfl.net/development

Hillsborough County:

(813) 272-5600
www.hillsboroughcounty.org/en/residents/public-safety/development-services

Helpful Organizations

Florida Home Builders Association

www.fhba.com
Local chapters
Educational resources
(850) 224-4316

Owner-Builder Organizations:

Local building material suppliers often offer classes
Community colleges offer construction courses

Online Resources

FEMA Flood Maps: msc.fema.gov

Florida Product Approval: www.floridabuilding.org/pr/pr_app_srch.aspx

REScheck: www.energycodes.gov/rescheck (energy code compliance)

MyFloridaLicense: www.myfloridalicense.com (verify all contractor licenses)

Common Questions from Florida Owner-Builders

Q: Is owner-building more expensive in Florida due to licensing requirements? A: You'll spend more on licensed contractors, but can still save 15-25% overall by managing the project, doing finish work, and sourcing materials yourself. HVHZ areas: savings closer to 10-15%.

Q: Can I get financing as owner-builder in Florida? A: Yes, but challenging. Look for:

Local credit unions
USDA loans (rural areas)
Smaller regional banks
Owner-builder specific lenders
Expect 20-25% down, higher rates

Q: How much does hurricane code really add to costs? A: HVHZ (Miami-Dade/Broward): +$50,000-$100,000 on typical home. Other coastal: +$30,000-$60,000. Inland: +$10,000-$25,000. But you get insurance discounts and storm protection.

Q: Should I build in a flood zone? A: Only if you understand costs. Zone AE: manageable (+$15,000-$35,000). Zone VE: expensive (+$50,000-$150,000). Factor in flood insurance ($1,000-$5,000/year). Consider higher ground if available.

Q: Can I DIY any major work? A: Very limited in Florida. You can:

Project management
General labor
Painting, flooring
Landscaping You must hire licensed contractors for: Electrical, plumbing, HVAC, roofing, framing (in most counties), pools.

Q: What's the biggest mistake Florida owner-builders make? A: Underestimating hurricane code costs and timeline. Get detailed quotes early. Plan for longer permit reviews in coastal counties. Don't cut corners on wind protection - it'll fail inspection and cost more to fix.

Florida Owner-Builder Timeline Example

Timeline for 2,000 sq ft home in coastal county (not HVHZ):

Months 1-3: Planning & Permitting

Land purchase: 2-8 weeks
Plans (with engineering): 4-8 weeks
Permit submittal and review: 6-10 weeks
Impact fees and permit issuance: 1 week

Month 3-4: Site Work

Clear and rough grade: 1 week
Septic installation: 2-3 weeks
Well drilling: 1-3 weeks
Driveway: 1 week
Temporary power: 1-2 weeks

Month 4-5: Foundation

Layout: 2-3 days
Plumbing under slab: 3-5 days
Foundation forms and pour: 1-2 weeks
Cure: 1 week

Month 5-7: Framing

Frame walls: 2-4 weeks
Frame roof with hurricane ties: 2-3 weeks
Sheathing with enhanced nailing: 1-2 weeks
Windows and doors (impact-rated): 1-2 weeks

Month 7-8: Exterior

Roofing (enhanced attachment): 2-3 weeks
Siding: 2-3 weeks

Month 8-10: Mechanicals

Electrical rough-in (licensed): 1-2 weeks
Plumbing rough-in (licensed): 1-2 weeks
HVAC rough-in (licensed): 1-2 weeks
Inspections and corrections: 1-2 weeks

Month 10-12: Insulation & Drywall

Insulation: 1 week
Drywall: 3-4 weeks
Paint: 2-3 weeks

Month 12-14: Finishes

Cabinets and counters: 2-3 weeks
Flooring: 2-3 weeks
Trim: 2-3 weeks
Final electrical/plumbing (licensed): 2 weeks

Month 14-15: Final

Exterior finishing: 1-2 weeks
Final inspections: 1-2 weeks
Punch list: 1-2 weeks
Certificate of Occupancy

Total: 14-15 months (part-time owner-builder)

HVHZ areas: Add 2-4 months for longer permit review and more complex construction.

Final Thoughts for Florida Owner-Builders

Florida's combination of strict building codes and strong owner-builder exemptions creates a unique environment. You have the legal right to build your own home, but you'll need to hire licensed professionals for most major work. The key to success:

Budget for hurricane requirements - They're expensive but non-negotiable and protect your investment
Hire licensed trades - It's the law and worth it for the expertise
Plan for longer timelines - Permit reviews take months in many counties
Check flood zones - Can add $50,000+ to costs, factor in early
Focus on energy efficiency - AC runs most of the year, good ROI
Don't fight the code - Florida's requirements are there for good reasons (Hurricane Andrew taught hard lessons)

Whether building in the panhandle, central Florida, or south Florida, respect the climate, follow the code, and build for the long term. Your home will withstand hurricanes that would destroy standard construction, and that peace of mind is priceless.

Last updated: November 2025. Florida Building Code updates every 3 years. Always verify current requirements with your local building department before beginning construction.