Florida lets property owners skip the contractor and pull permits themselves, as an owner-builder. It can save money on the right project. On the wrong one, it makes you legally responsible for everything a contractor would normally carry: the code, the inspections, the workers, and the liability if someone gets hurt.
Here's exactly what Florida's law requires, and how to decide whether it's worth it.
Quick answer
The owner-builder exemption is in section 489.103(7) of the Florida Statutes. To use it:
- You must own the property and act as your own contractor
- It covers one- or two-family homes (and farm outbuildings) for your own use, not for sale or lease
- It covers commercial buildings for your own use only up to $75,000 in cost
- You must personally supervise the work on site
- You must personally appear and sign the permit application
- You must sign an owner-builder disclosure statement
- If you sell or lease within 1 year of completion, the law presumes you built it for sale, which violates the exemption
Who can't use it?
- Businesses. Florida's Attorney General has said corporations can't use the exemption, and suggested LLCs have the same problem. Many building departments require the property to be in your personal name, not a company or trust.
- Flippers and landlords building to sell or rent within a year.
- Anyone hoping to hand supervision to an unlicensed "helper." The law says you can't delegate supervision to anyone who isn't licensed for that work.
What are you actually signing up for?
The disclosure statement spells it out. As an owner-builder, you're the contractor. That means:
- You're responsible for code compliance and for passing every inspection
- You must directly supervise all work not done by licensed contractors
- Anyone you pay to do work must be licensed for that trade, or you may be breaking the law by hiring them
- You can be liable for injuries to workers and for unpaid workers' claims
- Your homeowner's insurance may not cover construction accidents. Ask your agent first
When does owner-builder make sense?
- You're doing simple work yourself on the home you live in
- You're hiring licensed trade contractors (electrical, plumbing, HVAC) for their parts and coordinating them yourself
- You have the time to be on site and meet inspectors
- You're not selling or renting the place within a year
When does it usually not?
- Structural work, roofing, or anything in the High-Velocity Hurricane Zone you've never done before
- Gas and complex electrical work
- Large projects with many trades and inspections
- Any property held in an LLC
- Anything you might sell soon
What does the application look like?
Requirements vary by city, but expect:
- The permit application, signed in person by you at the building department
- The owner-builder disclosure statement
- ID and proof of ownership (often a driver's license and deed or tax record)
- Sometimes proof you live there, and a notarized affidavit
- Plans and documents for the scope, the same as any permit
What's new for solar and storm repairs?
The law includes a few special owner-builder cases: certain shingle roof repairs after a declared emergency, and certain solar installations where the local permitting office takes part in a federal program. For solar, a licensed electrician still has to do the wiring. Ask your building department whether these apply where you live.
Can a permit expediter help an owner-builder?
Yes, with the paperwork, though not the signature. You still have to appear in person to sign. We can prepare the application and plans package, tell you exactly what the city will ask for, track review and schedule inspections, so your trip to the building department is one trip.
Frequently asked questions
Can I pull an owner-builder permit on a rental property?
Generally no, if you plan to lease it. The exemption is for your own use, and leasing within a year is presumed to violate it.
Can I hire a handyman as an owner-builder?
Only for work that doesn't need a license. Licensed work, like electrical, plumbing, HVAC and roofing, must be done by licensed contractors.
Do I still need a Notice of Commencement?
Yes. The Notice of Commencement rules apply to owner-builders too, for jobs over the threshold. See our NOC answer.
Thinking about owner-builder?
Tell us about the project. We'll be straight with you about whether it makes sense, and handle the building permit paperwork either way. Call us or request a callback.