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Sarasota County Building Permits in 2026: The HB 803 Exemption and Which Office Takes Your Request

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Sarasota County Building Permits in 2026: The HB 803 Exemption and Which Office Takes Your Request

Florida HB 803 (chapter 2026-63, Laws of Florida) took effect on July 1, 2026 (Florida Senate, HB 803). Sarasota County states the bill "was signed into law on May 6, 2026" (Sarasota County Bulletin 2026-0002).

Checked against the official sources on October 1, 2026.

Not legal advice. The building official for your address decides whether a job needs a permit.

Which office issues your permit

The office depends on where the property sits, not on the mailing address.

The HB 803 exemption in the statute

Section 553.79(1)(g)1., Florida Statutes: "A local government that issues building permits shall exempt an owner of a single-family dwelling or the owner's contractor from the requirement to obtain a building permit to perform any work valued at less than $7,500 on the owner's property."

The exemption does not apply to (s. 553.79(1)(g)2.):

  • "Work on a property that is partially or entirely located in a flood hazard area as defined by the Florida Building Code."
  • "Any electrical, plumbing, structural, mechanical, or gas work performed on property containing a single-family dwelling."

"A construction project may not be divided into more than one project for the purpose of evading the requirements of this paragraph" (same subparagraph).

The written request, from s. 553.79(1)(g)3.: "the owner or the owner's contractor must submit a written request for exemption to the local enforcement agency with a copy of the contract or other documentation demonstrating the nature and the value of the work to be performed."

"A local government has no legal duty to the owner, contractor, or successors or assigns thereof for exempted work performed under this paragraph" (s. 553.79(1)(g)4.).

How each office takes the written request

  • Unincorporated Sarasota County: Accela has "a RES-EXEMPT record type to allow customers to request an exemption under 553.79(1)(g) and submit the supporting documentation required by the statute" (Bulletin 2026-0002).
  • City of Sarasota: "create an application through our online portal under the 'exemption' application type" (City of Sarasota exemption notice).
  • City of Venice: a completed request with the project address, owner and contractor contacts, a "Proposal, estimate, contract, invoice, or similar document showing scope and total value," and a description confirming the work is non-structural. Users register for Venice online services first (City of Venice).
  • City of North Port: by email to bldginfo@northportfl.gov or through the Development Services electronic submittal portal, with "A copy of the written contract" or other documentation of the nature and value of the work (North Port).

Sarasota County states that "failure to follow this process may result in building code enforcement action and possible financial penalties for unpermitted work" (Bulletin 2026-0002).

How local offices read the exclusions

  • Exterior windows and doors: Sarasota County and the City of Sarasota both answer "No." to the exemption, because exterior windows and doors "are considered structural and do not qualify" (Bulletin 2026-0002; City of Sarasota notice).
  • Splitting a job: both answer "No." to breaking a project into phases under the threshold: "The exemption pertains to the full scope of the project" (same documents).
  • Work named as possible examples: "Drywall replacement and roof repairs are two possible examples; however, it is important to remember that to qualify for the exemption all of the statute's requirements must be met" (same documents).
  • North Port lists as structural and not eligible: "Railings, guards, pool barrier/fences, windows and doors, siding, soffits, roofing, elevated decks, structural screen enclosures, and sheds" (North Port).
  • Venice: approval "does not waive any applicable zoning, floodplain, contractor licensing, right-of-way, fire, environmental, homeowners association, or other requirements" (City of Venice).

Rules differ by office. Read the page for your address before work starts.

Flood hazard areas and the exemption

Property "partially or entirely located in a flood hazard area" does not qualify (s. 553.79(1)(g)2.a.).

Two ways to check:

  1. Search the address on the FEMA Flood Map Service Center.
  2. Sarasota County directs owners to the property appraiser site: "Enter the address, search and on the bottom of the page you can find the required elevation" (Sarasota County Building). Sarasota County also notes that new FEMA flood maps "became effective March 2024" (same page).

Other HB 803 changes Sarasota County lists

From the Sarasota County Building page:

  • "Building inspection fees will no longer be based on the value of work performed."
  • "Temporary flood proofing on single-family residences is exempt from permitting."
  • Permits below a value threshold on an existing single-family residence "will receive expedited reviews."

Work that still needs a permit and a licensed contractor

Electrical, plumbing, structural, mechanical and gas work stay outside the exemption (s. 553.79(1)(g)2.b.). DBPR lists replacing a hot-water heater and connecting a dishwasher to drinking water as work that needs a DBPR license (DBPR).

Check any contractor on the DBPR license search. Sarasota County Contractor Licensing: 941-861-5214 (South) or 941-861-3532 (North), licensing@scgov.net (Sarasota County Licensing and Enforcement).

Owner-builder permits and the disclosure statement

Section 489.103(7) lets owners act "as their own contractor" with "direct, onsite supervision themselves of all work not performed by licensed contractors" on a one-family or two-family residence for their own use, "not offered for sale or lease."

  • The owner "must personally appear and sign the building permit application" (s. 489.103(7)(c)).
  • A sale or lease within 1 year after completion "creates a presumption that the construction was undertaken for purposes of sale or lease" (s. 489.103(7)(a)1.).
  • The required disclosure statement includes: "I understand that I may not hire an unlicensed person to act as my contractor or to supervise persons working on my building or residence."

How HANDYS fits

HANDYS is a referral service. It connects homeowners with independent local pros who do the work and set their own prices. Pros carry their own insurance. Plumbing, electrical, structural and roofing jobs go to licensed contractors.

Update log

  • October 1, 2026: published; every rule checked against the linked official source.

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