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

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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
☕ Support the show: Buy Me a Coffee
buymeacoffee.com/PietroMerlino

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
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This is Part 2 of our two-part series on outdoor living spaces. In Part 1 we covered the shift to multi-zone outdoor design and outdoor kitchens. In this episode, we get into materials that actually hold up outside, lighting and technology worth the investment, wellness and sustainability trends, and the planning side most people overlook until it costs them.

Haven't watched Part 1 yet? Watch it here first: • Outdoor Living Spaces 2026: What's Actuall...

In this episode:

Materials and hardscaping that hold up long term, especially near the coast
Lighting and technology that's worth it vs. what's just a gimmick
Wellness and sustainability trends showing up in more client conversations
Drainage, permits, and utilities most people plan too late

Have a topic you want covered on 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

☕ Support the show: Buy Me a Coffee
buymeacoffee.com/PietroMerlino

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.

This is Part 1 of a two-part series on outdoor living spaces. In this episode of Real Talk Remodeling with Merlino Consulting, we cover the shift to multi-zone outdoor design, indoor-outdoor continuity, and what actually goes into a real outdoor kitchen build for 2026.
Part 2 picks up with materials, lighting, sustainability, and the planning side most people overlook, so keep an eye out for that one.
In this episode:
The shift from a single patio to multi-zone outdoor living
Indoor-outdoor continuity and the color and material trends shaping it
What goes into a real outdoor kitchen build in 2026

Have a topic you want covered on 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

☕ Support the show: Buy Me a Coffee
buymeacoffee.com/PietroMerlino

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.

In this episode of Real Talk Remodeling with Merlino Consulting, we break down what sustainable and energy-efficient building actually looks like in the real world, no fluff, no sales pitch, just what works.

We cover the four reasons this matters right now, why the building envelope is the single most important investment you can make, how to think about insulation, windows, and air sealing for your specific climate, and what to know about HVAC, solar, and smart thermostats in 2026, including a critical update on federal incentives that most homeowners don't know about yet.

Whether you're building new, mid-renovation, or just planning ahead. This episode will help you make smarter decisions and avoid costly mistakes.

Topics covered:

• Why energy costs keep climbing and what it means for your home
• The building envelope: insulation, windows, and air sealing
• HVAC efficiency, mini-splits, and ductwork done right
• The truth about solar in 2026 and what changed with federal tax credits
• Smart thermostats and where you'll actually see ROI
• How to think about cost vs. return on energy upgrades
• Why planning this stuff from day one saves you money and headaches

📩 Have a project? Reach out at peter@merlinoconsultants.com
🌐 merlinoconsultants.com
☕ Support the show: Buy Me a Coffee

buymeacoffee.com/PietroMerlino

Are all-white bathrooms officially dead?

In this episode of Real Talk Remodeling, Pietro Merlino breaks down the biggest bathroom remodeling trends shaping 2026 and explains what's driving today's design decisions.

From spa-inspired wellness spaces and earthy color palettes to oversized walk-in showers, mixed metals, smart technology, and natural materials, we cover what homeowners are asking for and what contractors need to understand to stay ahead of the market.

Whether you're planning a bathroom renovation, designing a new home, or helping clients make remodeling decisions, this episode provides practical insight into what's trending—and what trends are fading away.

In This Episode:

✔ Wellness-focused bathroom design
✔ Warm earthy colors and moody greens
✔ Sage, olive, hunter and forest green palettes
✔ Tile drenching and large-format tile
✔ Zellige and fluted tile trends
✔ Light oak and natural wood vanities
✔ Mixed metal finishes and modern hardware
✔ Walk-in showers vs. freestanding tubs
✔ Heated floors and smart bathroom technology
✔ Bathroom trends that are officially OUT

Need Help With Your Remodel?

Merlino Consulting helps homeowners navigate remodeling projects with expert guidance, scope development, proposal review, budgeting, planning, and project consulting.

Website: www.merlinoconsultants.com

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#RealTalkRemodeling #BathroomRemodel #BathroomTrends2026 #HomeRenovation #BathroomDesign #RemodelingTips #InteriorDesign #Construction #MerlinoConsulting

Explore the latest kitchen design trends of 2026, including colors, materials, lighting, and layout strategies, guided by industry expert Pietro. Learn how to create timeless, functional, and stylish kitchens that reflect current preferences and future-proof your renovation.