Do You Need a Remodel Permit in Florida? Common Palm Beach County Projects and How Skipping One Hurts a Sale

Whether a project needs a remodel permit Florida building officials will review depends on the work, the building and the city or county where the home sits. A fresh coat of paint does not need one. New windows, moved plumbing and most structural changes do. The rules matter now for safety, and they matter later when you sell, because buyers, appraisers and insurers all tend to ask about permit history. This guide walks through common projects in Palm Beach County and nearby Port St. Lucie, how owner permits work, and what happens when work was done without one.

Key takeaways

• Palm Beach County's Building Division says its local amendments to the Florida Building Code require permits for most construction work.
• The county's list of items that do not need a permit includes painting, like-for-like faucet and toilet swaps, and several minor repairs under $1,000 in value.
• Replacing windows and doors generally needs a permit. West Palm Beach says so directly in its permit FAQ.
• Florida lets owners pull their own permits as owner-builders, but selling within one year after completion creates a legal presumption that you built for resale.
• Unpermitted work often surfaces through permit searches, inspections and insurance questions, and it can cost you time or money at closing.

Who decides if you need a remodel permit in Florida?

Florida uses one statewide building code. But cities and counties enforce it, and many add their own local amendments and fees. So the answer depends on where your home sits.

If you live in an unincorporated area, the Palm Beach County Building Division handles permits. If you live inside a city such as Boca Raton, West Palm Beach or Port St. Lucie, that city's building department does. HOAs and condo associations may also require their own approval, which is separate from a building permit.

Before any project, call or check the website of your building department. Ask two questions: does this job need a permit, and who is allowed to pull it?

Projects that usually need no remodel permit in Florida

The Palm Beach County Building Division publishes a list called "Items Not Requiring a Permit," and its current building FAQ page still links to it. The list itself was last revised in 2013, and it covers work under the county's jurisdiction. Cities set their own rules, so check with your city or county building department before you start. Even so, it gives a useful picture. Items on the list include:

• painting
• replacing a faucet, as long as no drywall comes off
• replacing a toilet or sink in the same location
• replacing a ceiling fan on the existing box and wiring
• removing and replacing ceramic tile, outside fire-rated assemblies
• exact kitchen cabinet replacement with no change to plumbing or electrical, in one- and two-family homes
• replacing an exterior door within the existing jamb once in a 12-month period, in one- and two-family homes
• repairing an AC or heating system without changing the system
• minor roof, drywall, stucco and siding repairs valued under $1,000

The county adds an important note. Work that needs no permit must still meet minimum code standards. In other words, "no permit" does not mean "no rules."

Florida law also changed on July 1, 2026. Under section 553.79 of the Florida Statutes, the owner of a single-family home can ask the building department to exempt work valued under $7,500 from a building permit. The exemption does not cover electrical, plumbing, structural, mechanical or gas work, or property in a flood hazard area, and you must send a written request with the contract or other proof of the work's value. The law also says the local government has no legal duty to the owner for exempted work.

Remodel projects that usually need a permit in Florida

Once you move beyond like-for-like swaps and small repairs, expect a permit. Common examples in South Florida include:

• Windows and doors. West Palm Beach's FAQ says a permit is required to replace windows and doors. Impact windows also have to meet wind-load rules.
• Bathroom and kitchen remodels that move plumbing, add circuits or change walls.
• AC replacement. The county exempts repairs, not a full system change.
• Water heater replacement. The county list only exempts repairing or replacing heating elements.
• Fences, sheds and patios. These often need zoning review for setbacks, and sheds must resist hurricane winds.
• Roofs beyond minor repairs.

Condo owners should be extra careful. West Palm Beach notes that replacing flooring in an apartment or condo requires a permit, even though flooring in a house does not.

Pulling your own permit as an owner-builder

Florida law lets you act as your own contractor on your own one- or two-family home. Section 489.103(7) of the Florida Statutes sets the rules. You must supervise the work yourself, on site, and you can't hire unlicensed people to do work that needs a license.

You also sign a disclosure statement. It says you are the responsible party on the permit and that you may be liable for injuries to workers. And it reminds you about tax and workers' compensation duties if you hire help.

West Palm Beach, for example, requires owner-builders to appear in person at City Hall at 401 Clematis Street to sign the application and affidavit. The city also says the owner can't rent the home for at least one year after completion.

The one-year rule and selling

This is the part future sellers need to know. Under section 489.103(7), selling or leasing, or offering to sell or lease, the home within one year after the work is done creates a presumption that you did the work for sale or lease. The owner-builder exemption is meant for owners, not for flipping. So if you plan to list soon, hire a licensed contractor.

How skipping a remodel permit in Florida hurts a sale

Unpermitted work rarely stays hidden. It tends to come up in four places.

Permit and title searches

Many buyers and title companies run a municipal lien and permit search. It shows open or expired permits and code cases. If the record shows a 1990s kitchen but the house has a brand-new one, a buyer will ask why. Our guide to the Florida title search explains how open permits can delay a closing.

Inspections

A buyer's inspector may spot new windows with no permit labels, an AC unit with no permit record, or wiring that does not look professional. That often leads to repair requests or a lower price.

Insurance underwriting

Insurers often ask about the age of the roof, wiring, plumbing and AC. A buyer may need proof of updates to get a quote or a discount. If the work was never permitted, that proof is harder to show, and the buyer may get a higher quote or no offer at all.

Appraisals

Appraisers may give less weight to space or features that public records do not show. For example, an enclosed garage that the property appraiser still lists as a garage may not count as living area.

Fixing work done without a remodel permit in Florida

Local rules on after-the-fact permits vary. West Palm Beach's FAQ says that if work was done without a permit, you will need a permit to remove it or pay a penalty fee of four times the regular permit fee. The city also says violations can go before a Special Magistrate, with daily fines that may be recorded as liens.

The usual path is to hire a contractor or design professional to apply for the permit, open walls if the inspector needs to see the work, and fix anything that fails. Then the permit gets closed with a final inspection. It costs money, but it is often cheaper before you list than during a deal. Our guide to selling a house with code violations or unpermitted work covers your options in more depth.

Disclosure: what sellers owe buyers

In Johnson v. Davis, the Florida Supreme Court held that a seller who knows of facts that materially affect value, and that the buyer can't readily see, must disclose them. That rule can reach unpermitted work you know about. An as-is contract does not erase that duty.

So tell your agent about any work done without a permit. Then decide together whether to permit it, price it in, or disclose it and sell as is.

Planning a remodel with resale in mind

If you may sell in the next few years, a little paperwork now saves stress later. First, ask every contractor to pull the permit in their own company's name. That way a licensed pro is on record for the work.

Next, make sure each permit gets a final inspection and shows as closed. An open or expired permit can show up in a buyer's search years later, even if the work was done well. Many owners assume the contractor closed it out, and the contractor assumed the same about the owner.

Also, keep a simple file for each project. Include the permit number, the final inspection date, the contract, product approval sheets for windows or roofing, and warranty papers. Buyers and insurers ask for these all the time.

Finally, think about which projects buyers actually value. A permitted roof, impact windows or a newer AC system often matter more to South Florida buyers than high-end finishes. Your agent can help you pick the updates that fit your price range in West Palm Beach and nearby areas.

Frequently asked questions

Do I need a remodel permit in Florida to replace kitchen cabinets?

In Palm Beach County, an exact cabinet replacement in a one- or two-family home with no change to plumbing or electrical is on the county's no-permit list. Moving sinks, adding outlets or changing walls usually needs one.

Do I need a permit to replace windows?

Generally yes. West Palm Beach says a permit is required to replace windows and doors, and county rules exempt only small repairs within an existing frame.

Can I pull my own remodel permit in Florida?

Yes, as an owner-builder on your own home, if you follow section 489.103(7). You must supervise the work and sign a disclosure. Selling within one year creates a presumption you built for resale.

Can I sell a house with unpermitted work?

Yes, but you should disclose what you know. Expect buyers, lenders and insurers to ask about it, and expect it to affect price or timing.

How do I check my home's permit history?

Ask your city or county building department, or search its online permit portal by address. Your agent or title company can also order a permit search.

Sources

• Palm Beach County Building Division, Items Not Requiring a Permit
• Palm Beach County Planning, Zoning and Building, Building FAQ
• City of West Palm Beach, Permits FAQ
• Florida Statutes, section 489.103
• Florida Statutes (2026), s. 553.79 permits and the $7,500 single-family exemption
• Johnson v. Davis, Florida Supreme Court (1985)

Planning updates before you sell? We will help you decide which projects pay off and how to handle permits and past work. Book a no-obligation listing consultation or check your home's value. Buying instead? Ask our team how to check a home's permit history before you make an offer.