Owner-builder permits in Florida: who qualifies, what you sign and what you take on

The short answer

Yes, Florida lets an owner act as their own contractor. Section 489.103(7) of the Florida Statutes exempts a property owner who builds or improves property for their own use and personally supervises all work that is not done by licensed contractors. Read it at the Florida Legislature website.

The exemption is real, but it is narrow, and the paperwork puts the risk on you. This page explains the main rules in plain words. It is not legal advice.

Who qualifies

Under subsection (7)(a)1, the exemption covers farm outbuildings, one- or two-family residences and commercial buildings, at a cost that does not exceed $75,000, if the building is not offered for sale or lease. If you sell, lease, or offer to sell or lease the building within one year after it is completed, the law presumes you did the work for sale or lease. That presumption is what the one-year rule is about.

You may have read that the owner must live in the home. We did not find a live-in requirement in the text of this subsection, so we do not claim one. The only occupancy language we found is in (7)(a)4, which covers finishing a permitted project after a listed contractor substantially completed the work: the owner is not required to occupy the home for at least one year after completion. Your permit office may ask other questions, so check with them.

Subsection (7)(a)2 also covers repairing or replacing shingles after a governor-declared emergency.

What you must do

• Supervise personally. You supervise all work not done by licensed contractors. Under (7)(b), you cannot hand direct supervision to someone who is not licensed for the work, and the exemption does not cover anyone who acts as a contractor for you.
• Appear and sign. Under (7)(c), you personally appear at the permit office and sign the application. The disclosure statement must be completed and signed by the property owner.
• Know what the disclosure says. It has 12 numbered statements. They cover your direct on-site supervision, that you are the responsible party of record, and your liability for injuries to unlicensed workers.

The risks the form spells out

Two lines in the disclosure matter most. One says your homeowner's insurance may not provide coverage for injuries to workers. Another covers your duties for FICA, withholding and workers' compensation if you use unlicensed workers.

In plain terms: if you hire unlicensed help and someone is hurt, you may be on the hook. Call your insurance agent before you sign.

You also still need the permit and the inspections. Inspections still happen, and the work has to meet the Florida Building Code.

Owner-builder versus hiring a contractor

An owner-builder saves a contractor's management and may save money on paper. In return you schedule every trade, buy materials, handle inspections, and take on the legal responsibility. A bad schedule or a failed inspection costs you time. Read what a general contractor does to see the work you would be taking on.

The $2,500 handyman rule is a different thing. That is about who can be hired without a license. See the Florida handyman $2,500 limit.

Where to apply

Ask the building department for your address. In unincorporated Manatee County, the Permitting Section's number is 941-748-4501 extension 3800, and permits are filed in the county's Accela Online Services portal. In unincorporated Hillsborough County, applications go through HillsGovHub, and questions about what needs a permit go to Permitting@HCFL.gov. A city has its own office.

Questions to settle with the permit office before you apply

• Does my project fit the $75,000 cost limit, and how does the office count cost?
• Which documents do I bring when I appear in person to sign?
• Does the office want anything else for the project, such as plans? (Hillsborough's alterations checklist asks for plans that follow the current Florida Building Code, digitally signed and sealed by a Florida-registered architect or engineer, and a certified copy of the notice of commencement before the first inspection.)
• What happens to the permit if I run out of time or the project stalls? Manatee County's page says permits expire after 180 days if no required inspections have been approved.

See our notice of commencement guide and our permit expiration guide.

If you may sell in the next few years

The one-year sale rule is the part that catches people. If you sell or lease, or even offer to, within a year of finishing, the law presumes the work was for sale or lease. A flip is not what this exemption is for. If a move is possible, talk to a licensed contractor and to the permit office before you choose the owner-builder route.

How Hildebrand handles this

If you want one licensed contractor to run the whole job, that is what we do. Hildebrand Construction & Remodeling is a Florida licensed general contractor (CBC1257253), licensed since 2009. We pull every required permit and meet Florida Building Code inspections. Plumbing and electrical are done by licensed trade partners that we manage and coordinate. The price does not change without your written approval.

Start with a free in-home visit and a written estimate, no trip fee. See our process and how we price.

Questions homeowners ask