HB 803 — CS/CS/HB 803: Building Permits and Inspections

requiring local enforcement agencies to issue within a specified timeframe certain building permits if Page 4 of 51 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 certainspecified conditionsdate; are met;

authorizing licensed contractors to commence work before the permit is issued;

requiring owners who install certain systems to follow applicable permitting requirements;

prohibiting counties, municipalities, and special districts from adopting or enforcing certain ordinances or rules;

authorizing certain inspections to be done in person or virtually to verify compliance with certain codes;

prohibiting more than one inspection;

providing an exception;

authorizing the use of private providers for certain inspections;

providing notice requirements for noncompliance;

authorizing a stop-work order only under certain circumstances;

requiring, upon request, a reinspection of certain work within a specified timeframe;

prohibiting a failed inspection report from being the sole basis for withholding or revoking a certificate of occupancy;

requiring certain persons to notify certain entities within a reasonable timeframe that certain systems are affixed to a dwelling or townhouse;

providing construction;

Page81 5Be It Enacted by the Legislature of 51the CODING:State of Florida:

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words underlined are additions.

hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 Be It Enacted by the Legislature of the State of Florida:

Section 1.

However, this paragraph does not prevent a local government from extending a building permit beyond the expiration date.

489.129 Disciplinary proceedings.— (1) The board may take any of the following actions Page 64 of 5141 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 489.129 Disciplinary proceedings.— (1) The board may take any of the following actions against any certificateholder or registrant:

553.80 to enforce the building code, absent a finding of fraud or deceit in the practice of contracting, or gross negligence, repeated negligence, or negligence resulting in a significant danger to Page 75 of 5141 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 practice of contracting, or gross negligence, repeated negligence, or negligence resulting in a significant danger to life or property on the part of the building official, in a proceeding under chapter 120.

Section 553.382, Florida Statutes, is amended to read:

553.382 Placement of certain housing.—Notwithstanding any other law or ordinance to the contrary, in order to expand the availability of affordable housing in this state, any residential manufactured building that is certified under this chapter by the department may not be denied a building permit for placement be placed on a mobile home lot in a mobile home park, on a lot in a recreational vehicle park, or in a mobile home condominium, cooperative, or subdivision.

Any such housing unit placed on a mobile home lot is a mobile home for purposes of chapter 723 and, therefore, all rights, obligations, and duties under chapter 723 apply, including the specifics of the prospectus.

However, a housing unit subject to this section may not be placed on a mobile home lot without the prior written approval of the park owner.

Each housing unit located on a mobile home lot and subject to this section shall be taxed as a mobile home under s.

320.08(11) and is subject to payments to the Florida Mobile Home Relocation Fund under s.

723.06116.

Section 4.

Page553.79 8Permits; of 51 CODING:

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hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 553.79 Permits;

Whenever a permit required under this section is denied or revoked because the plan, or the construction, erection, alteration, modification, repair, or demolition of a building, is found by the local enforcing agency to be not in compliance with the Florida Building Code, the local enforcing agency shall identify the specific plan or project features that do not comply with the applicable codes, identify the specific code chapters and sections upon which the finding is based, and provide this information to the permit Page 96 of 5141 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 section is denied or revoked because the plan, or the construction, erection, alteration, modification, repair, or demolition of a building, is found by the local enforcing agency to be not in compliance with the Florida Building Code, the local enforcing agency shall identify the specific plan or project features that do not comply with the applicable codes, identify the specific code chapters and sections upon which the finding is based, and provide this information to the permit applicant.

A local enforcement agency must allow applicantsPage to7 submit completed applications, including payments, attachments, drawings, or other requirements or parts of the41 completedCODING: permit application, must be able to be submitted electronically to the appropriate building department.

Accepted methods of electronic submission include, but are not limited to, e-mail submission of applications in Portable Document Format or submission of applications through an electronic fill- in form available on the building department's website or Page 10 of 51 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 throughapplicants ato third-partysubmit submissioncompleted managementapplications, software.including payments, attachments, drawings, or other requirements or parts of the completed permit application, must be able to be submitted electronically to the appropriate building department.

Accepted methods of electronic submission include, but are not limited to, e-mail submission of applications in Portable Document Format or submission of applications through an electronic fill- in form available on the building department's website or through a third-party submission management software.

However,(f) thisA paragraph does not prevent a local government frommay extendingnot require a buildingcontract permitbetween beyondPage the8 expirationof date.41 CODING:

(f) A local government may not require a contract between a builder and an owner, any copies of such contract, or any associated document, including, but not limited to, letters of intent, material costs lists, labor costs, or overhead or profit statements, for the issuance of a building permit or as a requirement for the submission of a building permit application.

Inspection fees may not be based on the total cost of a project Page 11 of 51 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 a builder and mayan owner, any copies of such contract, or any associated document, including, but not exceedlimited theto, actualletters inspectionof intent, material costs incurredlists, bylabor costs, or overhead or profit statements, for the localissuance enforcementof agency.a building permit or as a requirement for the submission of a building permit application.

Inspection fees may not be based on the total cost of a project and may not exceed the actual inspection costs incurred by the local enforcement agency.

A local government that issues building permits may not require an owner of a single-family dwelling or the owner's contractor to obtain a building permit to perform any work that is valued at less than $7,500 on the owner'ssingle-family property.dwelling's lot.

However, a local government may require a building permit for any electrical, plumbing, structural,or mechanical,structural work, not including the repair or gasreplacement workof exterior doors or windows, performed on propertya lot containing a single-family dwelling regardless of the value of the work.

A construction project may not be divided into more than one project for the purpose of evading the requirements of this section.

ForA anycontractor workwho performedperforms bywork athat persondoes othernot thanrequire thea propertybuilding ownerpermit under thethis exemptionparagraph inmust subparagraphmaintain 1.,for theat personleast performing5 theyears work must file a noticewritten ofrecord permit exemption with the local enforcement agency that includes the name and license number of the person or entity hired to perform the work, the scope of the work performed, the property address at which the work was performed, and the value of such work as proof that such work complies with subparagraph 1.

A(h)1. notice of permit exemption must be filed within 30 days after the date the work begins.

A noticelocal isgovernment that issues building permits may not requiredrequire foran workowner performedof personallya bysingle-family dwelling or the propertyowner's owner.contractor to obtain a building permit for the installation of Page 9 of 41 CODING:

A local government has no legal duty to the owner, contractor, or successors or assigns thereof for work performed under this paragraph.

Page 12 of 51 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 (h)1.temporary residential hurricane and flood protection walls or barriers that meet all of the following conditions:

A local government that issues building permits may not require an owner of a single-family dwelling or the owner's contractor to obtain a building permit for the installation of temporary residential hurricane and flood protection walls or barriers that meet all of the following conditions:

A local government has no legal duty to the owner, contractor, or successors or assigns thereof for work performed under this paragraph.

3.

PageSection 134. of 51 CODING:

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hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 Section 5.

(a) "Applicable codes" means the Florida Building Code and any local technical amendments to the Florida Building Code but doesPage not10 includeof the41 applicableCODING: minimum fire prevention and firesafety codes adopted pursuant to chapter 633.

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words underlined are additions.

hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/HB 803 2026 does not include the applicable minimum fire prevention and firesafety codes adopted pursuant to chapter 633.

468.603(5) and (8) involving the review of building plans as well as those services involving the review of site plans and site work engineering plans or their Pagefunctional 14equivalent, to determine compliance with applicable codes and those inspections required by law, conducted either in person or virtually, of 51each CODING:phase of construction for which permitting by a local enforcement agency is required to determine compliance with applicable codes.

(e) "Deliver" or "delivery" means any method of delivery Page 11 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 functionalused equivalent,in toconventional determinebusiness complianceor withcommercial applicablepractice, codesincluding anddelivery those inspections required by law,electronic conductedtransmissions eithersuch inas persone-mail or virtually,submission ofthrough eachan phaseelectronic offill-in constructionform foravailable whichon permittingthe bybuilding adepartment's localwebsite enforcementor agencythrough isa requiredthird-party tosubmission determinemanagement compliancesoftware. with applicable codes.

(e) "Deliver" or "delivery" means any method of delivery used in conventional business or commercial practice, including delivery by electronic transmissions such as e-mail or submission through an electronic fill-in form available on the building department's website or through a third-party submission management software.

(h) "Electronic transmission" or "submitted electronically" means any form or process of communication not directly involving the physical transfer of paper or another tangible medium which is suitable for the retention, retrieval, and reproduction of information by the recipient and is retrievable in paper form by the receipt through an automated Page 1512 of 5141 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 (h) "Electronic transmission" or "submitted electronically" means any form or process of communication not directly involving the physical transfer of paper or another tangible medium which is suitable for the retention, retrieval, and reproduction of information by the recipient and is retrievable in paper form by the receipt through an automated process.

(k) "Local building official" means the individual within the governing jurisdiction responsible for direct regulatory administration or supervision of plans review, enforcement, and inspection of any construction, erection, alteration, demolition, or substantial improvement of, or addition to, any structure for which permitting is required to indicate Page 1613 of 5141 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 (k) "Local building official" means the individual within the governing jurisdiction responsible for direct regulatory administration or supervision of plans review, enforcement, and inspection of any construction, erection, alteration, demolition, or substantial improvement of, or addition to, any structure for which permitting is required to indicate compliance with applicable codes and includes any duly authorized designee of such person.

(m) "Plans" means building plans, site engineering plans, or site plans, or their functional equivalent, submitted by a Pagefee 17owner ofor 51fee CODING:owner's contractor to a private provider or duly authorized representative for review.

(n) "Private provider" means a person licensed as a building code administrator under part XII of chapter 468, as an engineer under chapter 471, or as an architect under chapter 481.

For purposes of performing inspections under this section Page 14 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 feefor owneradditions orand feealterations owner'sthat contractorare limited to a1,000 privatesquare providerfeet or dulyless authorizedto representativeresidential forbuildings, review.the term "private provider" also includes a person who holds a standard certificate under part XII of chapter 468.

(n) "Private provider" means a person licensed as a building code administrator under part XII of chapter 468, as an engineer under chapter 471, or as an architect under chapter 481.

For purposes of performing inspections under this section for additions and alterations that are limited to 1,000 square feet or less to residential buildings, the term "private provider" also includes a person who holds a standard certificate under part XII of chapter 468.

A certificate of occupancy or certificate of Pagecompletion. 18 of 51 CODING:

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hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 completion.

Any documents required by the local building official to determine that the fee owner has secured all other government approvalsPage required15 byof law.41 CODING:

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words underlined are additions.

hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/HB 803 2026 approvals required by law.

(t)(s) "Stop-work order" means the issuance of any written statement, written directive, or written order which states the Pagereason 19for ofthe 51order CODING:and the conditions under which the cited work will be permitted to resume.

(2)(a) Notwithstanding any other law or local government ordinance or local policy, the fee owner of a building or structure, or the fee owner's contractor upon written authorization from the fee owner, may choose to use a private Page 16 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 reasonprovider forto theprovide orderplans review or building code inspection services with regard to such building or structure and themay conditionsmake underpayment whichdirectly to the citedprivate workprovider willfor bethe permittedprovision toof resume.such services.

(2)(a)All Notwithstandingsuch anyservices othershall lawbe or local government ordinance or local policy, the feesubject owner of a building or structure, or the fee owner's contractor upon explicit written authorizationcontract frombetween the fee owner, may choose at any time to use a private providerprovider, to provide plans review or buildingthe codeprivate inspectionprovider's servicesfirm, withand regardthe tofee suchowner building or structurethe andfee mayowner's makecontractor, paymentupon directlywritten toauthorization theof private provider for the provisionfee ofowner. such services.

All such services shall be the subject of a written contract between the private provider, or the private provider's firm, and the fee owner or the fee owner's contractor, upon explicit written authorization of the fee owner.

(b) If a fee an owner or the fee owner's contractor Pageretains 20a private provider for purposes of 51plans CODING:review or building inspection services, the local jurisdiction must reduce the permit fee by the amount of cost savings realized by the local enforcement agency for not having to perform such services.

Such reduction may be calculated on a flat fee or percentage basis, or any other reasonable means by which a local Page 17 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 retainsenforcement aagency privateassesses providerthe cost for purposesits of plans review or building inspection services, the local jurisdiction must reduce the permit fee by the amount of cost savings realized by the local enforcement agency for not having to perform such services.

Such reduction may be calculated on a flat fee or percentage basis, or any other reasonable means by which a local enforcement agency assesses the cost for its plans review or inspection services.

(c) If a fee an owner or the fee owner's a contractor retains a private provider for purposes of plans review or building inspection services, the local jurisdiction must Pageprovide 21equal ofaccess 51to CODING:all permitting and inspection documents and reports to the private provider, owner, and contractor if such access is provided by software that protects exempt records from disclosure.

Words stricken are deletions;

words underlined are additions.

hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 provide equal access to all permitting and inspection documents and reports to the private provider, owner, and contractor if such access is provided by software that protects exempt records from disclosure.

(d) IfA alocal feegovernment owner or thelocal fee owner's contractor retains a private provider for purposes of plans review or building inspectionofficial servicesmay fornot aPage commercial18 construction project, the local enforcement agency must reduce the permit fee by at least 25 percent of the41 portionCODING: of the permit fee attributable to plans review or building inspection services, as applicable.

If the fee owner or the fee owner's contractor retains a private provider for all required plans review and building inspection services, the local enforcement agency must reduce the total permit fee by at least 50 percent of the amount otherwise charged for such services.

If the local enforcement agency does not reduce such fee by at least the percentages provided in this paragraph, the local enforcement agency forfeits the ability to collect any fees for the commercial construction project.

The surcharge required by s.

553.721 must be calculated based on the amount of the reduced permit fee.

This paragraph does not prohibit a local enforcement agency from reducing a permit fee in excess of the percentages provided in this paragraph.

(e) A local government or local building official may not require additional forms beyond those required at registration, Page 22 of 51 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 require additional forms beyond those required at registration, except for the written notice required under subsection (5), if a fee owner or the fee owner's contractor uses a private provider.

The private provider or private provider firm must register with the local enforcement agency in the jurisdiction in which the provider or firm is working before Page 2319 of 5141 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 the jurisdiction in which the provider or firm is working before contracting to provide services in such jurisdiction.

(b) The name, firm, address, telephone number, and e-mail address of each private provider who is performing or will perform such services, his or her professional license or certification number, qualification statements or resumes, and, if required by the local building official, a certificate of insurance demonstrating that professional liability insurance coverage is in place for the private provider's firm, the private provider, and any duly authorized representative in the Page 2420 of 5141 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 private provider, and any duly authorized representative in the amounts required by this section.

I agree to indemnify, defend, and hold harmless the local government, the local building official, and their Page 2521 of 5141 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 government, the local building official, and their building code enforcement personnel from any and all claims arising from my use of these licensed or certified personnel to perform building code inspection services with respect to the building or structure that is the subject of the enclosed permit application.

(6)(5) After construction has commenced and if either the local building official is unable to provide inspection services in a timely manner or the work subject to inspection is related to a single-trade inspection for a single-family or two-family dwelling, the fee owner or the fee owner's contractor may elect to use a private provider to provide inspection services for a single-trade inspection for a single-family or two-family dwelling by notifying the local building official of the owner's orPage contractor's22 intentionof to41 doCODING: so by 2 p.m.

local time, 2 Page 26 of 51 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 businessor dayscontractor's beforeintention theto nextdo scheduledso inspectionby using2 thep.m. notice provided for in paragraphs (5)(a)-(c) (4)(a)-(c).

local time, 2 business days before the next scheduled inspection using the notice provided for in paragraphs (5)(a)-(c) (4)(a)-(c).

(8)(a) The local building official may not review plans, construction drawings, or any other related documents determined byPage a23 privateof provider41 toCODING: be compliant with the applicable codes.

Page 27 of 51 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 (b)by Thea localprivate buildingprovider officialto maybe reviewcompliant otherwith formsthe andapplicable documentscodes. required under this section for completeness only.

(b) The local building official mustmay providereview writtenother notice to a permit applicant of any incomplete forms orand documents required under this section no later than 10 days after receipt of a permit application or, if the permit application is relating to a single-trade plans review for acompleteness single-familyonly. or two-family dwelling, no later than 5 business days after receipt of a permit application, and an affidavit from the private provider as required in subsection (7).

The local building official must provide written notice to a permit applicant of any incomplete forms or documents required under this section no later than 10 days after receipt of a permit application and an affidavit from the private provider as required in subsection (7).

If the local building official does not provide such a written notice of the plan deficiencies within 10 days the prescribed time period, the permit application must be deemed approved as a matter of law, and the permit must be issued by the local building official on the next business day.

(c)(b) If the local building official provides a written notice of plan deficiencies to the permit applicant of any Page 2824 of 5141 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 (c)(b) If the local building official provides a written notice of plan deficiencies to the permit applicant of any incomplete forms or documents required under this section at the time of plan submission within the 10-day prescribed time period, such the time period is tolled pending resolution of the matter.

(d)(c) If the permit applicant submits revisions, the local building official has the remainder of the tolled 10-day or 5-day time period plus 5 business days after the date of resubmittal to issue the requested permit or to provide a second written notice to the permit applicant stating which of the previously identified forms or documents plan features remain incomplete in noncompliance with the applicable codes, with specific reference to the relevant code chapters and sections.

(e)(d) If the local building official provides a second written notice of plan deficiencies to the permit applicant within the prescribed time period, the permit applicant may elect to dispute the issues raised in the second notice Page 2925 of 5141 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 written notice of plan deficiencies to the permit applicant within the prescribed time period, the permit applicant may elect to dispute the issues raised in the second notice deficiencies pursuant to subsection (17) (15) or to submit additional revisions to correct the issues deficiencies.

The duly authorized Pagerepresentative 30must be an employee of 51the CODING:private provider entitled to receive reemployment assistance benefits under chapter 443.

The contractor's contractual or legal obligations Page 26 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 representativeare mustnot berelieved anby employeeany action of the private providerprovider. entitled to receive reemployment assistance benefits under chapter 443.

The contractor's contractual or legal obligations are not relieved by any action of the private provider.

Reinspection or reaudit fees shall not be charged by The local jurisdiction may not charge reinspection or reaudit fees as a result of the local jurisdiction's audit inspection occurring before the performance of the private provider's inspection or for any other Pageadministrative 31matter not involving the detection of 51a CODING:violation of the building code or a permit requirement.

(11) A local enforcement agency is not responsible for the Page 27 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 administrativeregulatory matteradministration notor involvingsupervision theof detectionbuilding ofcode inspection services performed by a violationprivate ofprovider thehired buildingby codea fee owner or athe permitfee requirement.owner's contractor.

(11) A local enforcement agency is not responsible for the regulatory administration or supervision of building code inspection services performed by a private provider hired by a fee owner or the fee owner's contractor.

If the local building official does not provide specific written notice to the permit applicant within the prescribed 10-day period, the permit application is deemed approved as a matter of law, and the local building official must issue the permit on Pagethe 32next ofbusiness 51day. CODING:

(13)(11) If equipment replacements and repairs must be performed in an emergency situation, subject to the emergency Page 28 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 permitting provisions of the nextFlorida businessBuilding day.Code, a private provider may perform emergency inspection services without first notifying the local building official pursuant to subsection (9).

(13)(11) If equipment replacements and repairs must be performed in an emergency situation, subject to the emergency permitting provisions of the Florida Building Code, a private provider may perform emergency inspection services without first notifying the local building official pursuant to subsection (9).

Such inspection record may be electronically posted by the private provider, or the private Pageprovider 33may ofpost 51such CODING:inspection record physically at the project site.

The private provider may electronically transmit the record to the local building official.

The local building Page 29 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 providerofficial may postwaive suchthe requirement to provide a record of each inspection within 4 2 business days if the record physicallyis electronically posted or posted at the project site.site and all such inspection records are submitted with the certificate of compliance.

TheUnless privatethe providerrecords mayhave been electronically transmitposted and transmitted, records of all required and completed inspections shall be maintained at the recordbuilding tosite at all times and made available for review by the local building official.

The local building official may waive the requirement to provide a record of each inspection within 4 2 business days if the record is electronically posted or transmitted or posted at the project site and all such inspection records are submitted with the certificate of compliance.

Unless the records have been electronically posted or transmitted, records of all required and completed inspections shall be maintained at the building site at all times and made available for review by the local building official.

(15)(13) Upon completion of all required inspections, the private provider firm shall prepare a certificate of compliance, on a form provided by the commission acceptable to the local building official, summarizing the inspections performed and including a written representation, under oath, that the stated inspections have been performed and that, to the best of the Pageprivate 34provider's ofknowledge 51and CODING:belief, the building construction inspected complies with the approved plans and applicable codes.

The certificate of compliance may be signed by any qualified licensed individual employed full time by the Page 30 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 private provider'sprovider knowledgefirm andunder belief,whose theauthority building construction inspected complies with the approvedinspection planswas andcompleted. applicable codes.

The certificate of compliance may be signed by any qualified licensed individual employed full time by the private provider firm under whose authority the inspection was completed.

(16)(a)(14)(a) The local building official may only perform building inspections of construction that a private provider has determined to be compliant with the applicable codes if the local building official has actual knowledge that the private provider did not perform the required inspections.

If the local building official has such knowledge, the local building official must provide to the private provider written notice of the facts and circumstances upon which the local Pagebuilding 35official ofrelied 51for CODING:such actual knowledge before performing a required inspection.

The local building official may review forms and documents required under this section for completeness only.

No more than 10 business days, or if the Page 31 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 permit is related to single-family or two-family dwellings then no more than 2 business days, after receipt of a request for a certificate of occupancy or certificate of completion and the applicant's presentation of a certificate of compliance and approval of all other government approvals required by law, including the payment of all outstanding fees, the local building official reliedshall forissue suchthe knowledgecertificate beforeof performingoccupancy or certificate of completion or provide a notice to the applicant of any incomplete forms or documents required inspection.under this section identifying the specific deficiencies, as well as the specific code chapters and sections.

The local building official may review forms and documents required under this section for completeness only.

No more than 10 business days, or if the permit is related to single-family or two-family dwellings then no more than 2 business days, after receipt of a request for a certificate of occupancy or certificate of completion and the applicant's presentation of a certificate of compliance and approval of all other government approvals required by law, including the payment of all outstanding fees, the local building official shall issue the certificate of occupancy or certificate of completion or provide a notice to the applicant of any incomplete forms or documents required under this section identifying the specific deficiencies, as well as the specific code chapters and sections.

To resolve any identified issues deficiencies, the applicant may elect to dispute the issues deficiencies pursuant Pageto 36subsection (17) (15) or to submit a corrected request for a certificate of 51occupancy CODING:or certificate of completion.

(17)(15) If the local building official determines that the building construction or plans do not comply with the Page 32 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 toapplicable subsectioncodes, (17)the (15)official ormay todeny submitthe apermit correctedor request for a certificate of occupancy or certificate of completion.completion, as appropriate, or may issue a stop-work order for the project or any portion thereof as provided by law, if the official determines that the noncompliance poses an immediate threat to public safety and welfare, subject to the following:

(17)(15) If the local building official determines that the building construction or plans do not comply with the applicable codes, the official may deny the permit or request for a certificate of occupancy or certificate of completion, as appropriate, or may issue a stop-work order for the project or any portion thereof as provided by law, if the official determines that the noncompliance poses an immediate threat to public safety and welfare, subject to the following:

(c) Notwithstanding any provision of this section, any decisions regarding the issuance of a building permit, Pagecertificate 37of occupancy, or certificate of 51completion CODING:may be reviewed by the local enforcement agency's board of appeals, if one exists.

Any decision by the local enforcement agency's board of appeals, or local building official if there is no board of Page 33 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 certificateappeals, ofmay occupancy,be orappealed certificateto ofthe completioncommission mayas beprovided reviewed by thethis localchapter, enforcementwhich agency'sshall boardconsider ofthe appeals,matter ifat onethe exists.commission's next scheduled meeting.

Any decision by the local enforcement agency's board of appeals, or local building official if there is no board of appeals, may be appealed to the commission as provided by this chapter, which shall consider the matter at the commission's next scheduled meeting.

(b)(c) This section does not limit the authority of the local building official to issue a stop-work order for a building project or any portion of the project, as provided by law, if the official determines that a condition on the building site constitutes an immediate threat to public safety and Page 3834 of 5141 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 local building official to issue a stop-work order for a building project or any portion of the project, as provided by law, if the official determines that a condition on the building site constitutes an immediate threat to public safety and welfare.

If the private provider chooses to secure claims- made coverage to fulfill this requirement, the private provider must also maintain coverage for a minimum of 5 years after subsequent to the performance of building code inspection Pageservices. 39 of 51 CODING:

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hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 services.

Before providing building code inspection services within a local building official'sPage jurisdiction,35 a private provider must provide to the local building official a certificate of insurance41 evidencingCODING: that the coverages required under this subsection are in force.

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words underlined are additions.

hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/HB 803 2026 official's jurisdiction, a private provider must provide to the local building official a certificate of insurance evidencing that the coverages required under this subsection are in force.

(22)(20) A local building code enforcement agency may not audit the performance of building code inspection services by private providers operating within the local jurisdiction until the agency has created standard operating private provider audit procedures for the agency's internal inspection and review staff, which includes, at a minimum, the private provider audit purpose and scope, private provider audit criteria, an explanation of private provider audit processes and objections, Pageand 40detailed findings of 51areas CODING:of noncompliance.

Such private provider audit procedures must be publicly available online, and a printed version must be readily accessible in agency buildings.

The private provider audit results of staff for the Page 36 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 andprior detailedtwo findingsquarters ofalso areasmust ofbe noncompliance.publicly available.

Such private provider audit procedures must be publicly available online, and a printed version must be readily accessible in agency buildings.

The private provider audit results of staff for the prior two quarters also must be publicly available.

The local government, local enforcement agency, local building Pageofficial, 41and building code enforcement personnel may not prohibit or discourage the use of 51a CODING:private provider or a private provider firm.

(24)(22) Notwithstanding any other law, a county, a Page 37 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 official,municipality, anda buildingschool codedistrict, enforcementor personnelan mayindependent notspecial prohibitdistrict ormay discourage the use of a private provider or a private provider firm.firm, or may employ a licensed building inspector as described in s.

(24)(22) Notwithstanding any other law, a county, a municipality, a school district, or an independent special district may use a private provider or a private provider firm, or may employ a licensed building inspector as described in s.

Section 6.5.

structural, Pageaccessory 42structure, ofalarm, 51electrical, CODING:irrigation, landscaping, mechanical, plumbing, or roofing.

2.1.

Within 30 business days after receiving a complete and sufficient application, for an applicant using a local Page 38 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 accessorygovernment structure,plans alarm,reviewer electrical,to gas,obtain irrigation,the landscaping,following mechanical,building plumbing,permits orif roofing.the structure is less than 7,500 square feet:

2.1.

Within 30 business days after receiving a complete and sufficient application, for an applicant using a local government plans reviewer to obtain the following building permits if the structure is less than 7,500 square feet:

Within 60 business days after receiving a complete and sufficient application, for an applicant using a local Pagegovernment 43plans ofreviewer 51to CODING:obtain the following building permits:

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hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 government plans reviewer to obtain the following building permits:

6.5.Page 39 of 41 CODING:

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hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/HB 803 2026 6.5.

989 However, the local government may not require the waiver of the timeframes in this section as a condition precedent to reviewing an applicant's building permit application.

Section 7.6.

Page553.77 44Specific powers of 51the CODING:commission.— (1) The commission shall:

(b) By July 1, 2027, adopt by rule a uniform commercial building permit application to be used statewide for commercial Page 40 of 41 CODING:

hb803-02-c2hb803-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 803 2026 553.77construction Specificprojects powersand ofa theuniform commission.—residential (1)building Thepermit commissionapplication shall:to be used statewide for residential construction projects.

(b) By July 1, 2027, adopt by rule a uniform commercial building permit application to be used statewide for commercial construction projects and a uniform residential building permit application to be used statewide for residential construction projects.

To the extent feasible, the uniform commercial building permit application and the uniform residential building permit application adopted by the commission must be capable of integration with existing building permit software systems used by local governments and must account for local amendments to the Florida Building Code.

Section 8.7.

Section 553.796, Florida Statutes, is created to read:

553.796 Building permits for residential distributed energy generation systems and backup power systems.— (1) As used in this section, the term:

Page 45 of 51 CODING:

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hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 (a) "Backup power system" means equipment and associated components installed as a fixture at a one-family or two-family dwelling or townhouse to generate or store electrical energy primarily for intermittent use for the purpose of providing on- site electrical power during utility outages, load management, resiliency, or other similar purposes and which is capable of providing no more than 50 kilowatts of electrical output to the dwelling or townhouse or, if the system includes energy storage, has an aggregate storage capacity of no more than 100 kilowatt hours.

The term does not include a distributed energy generation system.

(b) "Distributed energy generation system" means equipment and associated components installed as a fixture at a one-family or two-family dwelling or townhouse used to generate electrical energy primarily for the purpose of offsetting part or all of the electricity requirements of the dwelling or townhouse and which is capable of providing no more than 50 kilowatts of electrical output to the dwelling or townhouse.

(2)(a) A local enforcement agency must issue a building permit for the design, installation, relocation, replacement, or repair of a distributed energy generation system that is installed by a contractor licensed under chapter 489 who is qualified to install such system or a public utility that is exempt from licensure under s.

489.503(4) or 489.103(5), if plans that are signed and sealed by a licensed professional Page 46 of 51 CODING:

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hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 engineer have been submitted to the local enforcement agency.

Such contractor, and not the local enforcement agency, must determine if the system meets the definition of a distributed energy generation system.

The local enforcement agency shall issue the permit within 1 business day after the date on which an application is submitted and may not require any additional plans review or other approval as a condition of issuing the permit.

The licensed contractor may commence work immediately upon submitting such application under this section and does not have to wait for the permit to be issued;

however, all rules relating to interconnection of the system must be complied with before using the interconnection.

(b) A local enforcement agency must issue a building permit for the design, installation, relocation, replacement, or repair of a backup power system that is installed by a contractor licensed under chapter 489 or chapter 527 who is qualified to install such system or a public utility that is exempt from licensure under s.

489.503(4) or 489.103(5).

Such contractor, and not the local enforcement agency, must determine if the system meets the definition of a backup power system.

The local enforcement agency shall issue the permit within 1 business day after the date on which an application is submitted and may not require any additional plans review or other approval as a condition of issuing the permit.

The licensed contractor may commence work immediately upon submitting such Page 47 of 51 CODING:

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hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 application under this section and does not have to wait for the permit to be issued.

(3) The installation of a distributed energy generation system or backup power system performed by an owner and not a contractor does not qualify for permitting under subsection (2) and the owner must proceed under otherwise applicable permitting requirements.

This section does not authorize unlicensed contracting.

(4) Notwithstanding chapters 125 and 166 or any other law, a county, municipality, or special district may not adopt or enforce an ordinance, a rule, or any other measure relating to the installation, relocation, replacement, or repair of a distributed energy generation system or backup power system, beyond enforcing the standards contained in the Florida Building Code and the Florida Fire Prevention Code.

(5)(a) A local enforcement agency may conduct an inspection, in person or virtually, of a distributed energy generation system or backup power system to verify compliance with the Florida Building Code and the Florida Fire Prevention Code.

A local enforcement agency may not require more than one inspection of a backup power system except in the case of noncompliance as provided in subsection (6).

(b) An owner or the owner's contractor may choose to have the inspection of a distributed energy generation system or backup power system performed by a private provider in Page 48 of 51 CODING:

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hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 accordance with s.

553.791.

A private provider must adhere to the timelines for emergency inspections and submittal requirements of inspection reports.

The procedures in s.

553.791(13) apply to inspections under this section that are performed by a private provider.

(6) If a local enforcement agency finds that an owner or the owner's contractor has not complied with this section, the local enforcement agency must provide to the owner or contractor a written notice of correction that cites the specific code sections that are out of compliance and the required remedy to correct such noncompliance.

The local enforcement agency may issue a stop-work order only to address an immediate danger to life or safety and only for the affected portion of the work being performed.

Upon request by the owner or the owner's contractor after the noncompliance has been corrected, the local enforcement agency must reinspect the work within 2 business days after such request or on the next day inspections are being conducted, whichever is earlier.

If a reinspection does not occur within the required timeframe, a private provider inspection report completed pursuant to s.

553.791 constitutes acceptance and approval on the part of the local enforcement agency upon submission by the contractor.

(7) A failed inspection report of a distributed energy generation system or backup power system installed at or serving an existing and occupied one-family or two-family dwelling or Page 49 of 51 CODING:

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hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 townhouse may not be the sole basis for a local enforcement agency to withhold or revoke a certificate of occupancy for the dwelling or townhouse.

Instead, the local enforcement agency may withhold authorization to energize the distributed energy generation system or backup power system until any corrections are performed and verified.

(8)(a) A person who installs, alters, replaces, repairs, or modifies a distributed energy generation system or backup power system must notify each entity that supplies energy or fuel to the dwelling or townhouse to which the system is affixed.

Such notification must be made within a reasonable timeframe before the date on which the system is installed, altered, replaced, repaired, or modified.

(b) As applicable, one or more of the following entities require notification under paragraph (a):

1.

An electric utility as defined in s.

366.02.

2.

A natural gas utility as defined in s.

366.04(3)(c).

3.

A category I liquefied petroleum gas dealer as defined in s.

527.01(6).

(9) This section does not alter or abridge the jurisdiction of the Public Service Commission under chapter 366, the exemptions for municipal utilities and cooperatives under s.

366.11, or the requirements adopted pursuant to s.

366.91 relating to interconnection and net metering.

This section does not affect any tariff, service policy, or interconnection Page 50 of 51 CODING:

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hb803-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 803 2026 requirement of a utility or cooperative.

Section 9.

Section 10.8.

Page 5141 of 5141 CODING:

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