Florida's HB 803 took effect July 1, and most of the coverage stopped at one number: no building permit required for single-family work under $7,500.

That's true. It's also the least useful part of the law.

Electrical, plumbing, mechanical, gas and structural work are excluded regardless of cost, and building departments are defining structural broadly enough to include windows, doors, roofing, siding, soffits, railings, pool barriers and elevated decks. Add the flood hazard exclusion and there isn't much left, especially in Southwest Florida.

The provision worth knowing is the one that got almost no coverage. On an existing single-family home with work valued under $15,000, covering structural, electrical, mechanical, plumbing and roofing, the building department now has five business days to respond. Miss the deadline and the permit is approved by law.

There's also a change that stops HOAs from requiring a building permit before they'll review your project.

In Part 2 I go through what the law actually does, what I think of it, the owner-builder exemption and why it traps people, and where hybrid remodeling projects come apart.

Part 1 covers the money side: which parts of your project you should own, which belong to a licensed trade, and what moving that line is worth.

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Construction and remodeling consulting. Scope development, bid comparison, CAD drafting, 3D renderings, and permitting support across Southwest Florida.
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SOURCES
Florida HB 803 (2026), effective July 1, 2026
Florida Statutes 553.791 and 553.792
Florida Statute 489.103
Municipal HB 803 implementation guidance

This is general information, not legal advice. Permit requirements vary by jurisdiction. Check with your local building department before starting work.

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Most homeowners think the money in a remodel is the materials. It isn't. Labor is running 40 to 60 percent of a typical 2026 budget, and that's where the savings actually live.

In Part 1 of this two-part series I break down the hybrid remodel: which parts of your project you should own, which ones belong to a licensed trade, and what moving that line is really worth in dollars.

The rule is simple. You own the surfaces. The licensed trades own the systems.

Contractors, this one's for you too. When a client's budget comes up short, offering the split is a third option besides cutting your price or walking away from the job.

Part 2 covers the legal side: Florida's new permit rules under HB 803, the owner-builder trap, and the four ways I watch hybrid projects fall apart.

FREE REMODELING PLANNING SYSTEM Build a scope of work you can hand to three contractors and actually compare: https://merlinoconsultants.com/remodeling-planning-system/

WORK WITH ME

Remodeling Consulting, scope development, bid comparison, CAD drafting, 3D renderings, and permitting support across Southwest Florida. https://www.merlinoconsultants.com peter@merlinoconsultants.com

(239) 766-4307

Support the show: Buy Me a Coffee

buymeacoffee.com/PietroMerlino

Plan Smart. Build Well. Let's Raise the Standard Together.

You don't need to gut your kitchen to make it feel brand new. In this episode of Real Talk Remodeling, I break down the kitchen facelift, the smarter, faster way to transform your space without the full-remodel price tag.
I'll cover what a facelift actually includes, where your money makes the biggest visual difference, and the traps that turn a quick refresh into a runaway budget. We'll get into cabinet refacing versus replacement, countertops, hardware, paint, and lighting.
Here's what most people miss: a minor kitchen remodel is one of the highest-return projects in the house, recouping roughly 113% of its cost according to the latest Cost vs. Value numbers. I'll also break down what 2026 is doing to pricing, from cabinet import tariffs to the shift back toward warm wood tones.
Florida-friendly but built for homeowners and contractors anywhere. If you're weighing a facelift against a full remodel, this one's for you.
Have a topic you want covered in a future episode? Let me know in the comments.
Got questions about a remodeling or construction project?
Reach out through peter@merlinoconsultants.com
🌐 merlinoconsultants.com
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Need Help With Your Remodel?
Merlino Consulting helps homeowners navigate remodeling projects with expert guidance, scope development, proposal review, budgeting, planning, and project consulting.
Subscribe for weekly episodes of Real Talk Remodeling.
Plan Smart. Build Well. Let's Raise the Standard Together.

CHECK MY AMAZON AFFILIATE LINKS BELOW!

Affiliate Disclosure
Just a quick heads-up! Some of the links I share are Amazon Affiliate links. As an Amazon Associate, I earn a small commission if you make a qualifying purchase through one of these links.
The good news is that it doesn't cost you a penny more, the price you pay stays exactly the same. Amazon simply sends me a small commission for referring you.
Every purchase made through my affiliate links helps support the show, keeps the content coming, and maybe even helps keep the coffee pot full! Your support allows me to continue creating videos, reviews, and other content that I hope you enjoy.

WHAT I PERSONALLY USE
Sony ZV-1F Vlogging Camera Bundle.
https://amzn.to/3TzEJBB
(This bundle is perfect for vloggers and content creators! Great for capturing every moment.)

WHAT I PERSONALLY USE
FIFINE Studio Monitor Headphones.
https://amzn.to/4eZPTbh
(These headphones are perfect for recording and mixing! Great sound quality.)

WHAT I PERSONALLY USE
Focusrite Vocaster Two, Podcasting Interface.
https://amzn.to/4fzWOIk
(Capture high-quality podcast audio with this interface. Perfect for both hosts and guests!)

WHAT I PERSONALLY USE
MAONO XLR/USB Dynamic Microphone Kit.
https://amzn.to/3SZT0HE
(Check out this mic kit for seamless recording and streaming. Perfect for all your content needs.)

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Sony Alpha ZV-E10 - APS-C Mirrorless Vlog Camera Kit.
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