SB 1234 — Building Permits and Inspections

authorizing the Florida Building Commission to adopt rules;

prohibiting a local government that issues building permits from requiring a building permit for each lot or parcel upon which a retaining wall is installed on the property of certain buildings;

prohibitingproviding alimits political subdivision from imposing certain requirements for glazinginspection onfees; certain proposed Page 3 of 46 CODING:

prohibiting a local government from requiring building permits for certain projects;

prohibiting a construction project from being divided into more than one project for a specified purpose;

providing an exception;

requiring certain persons to file a notice of work with the local enforcement agency;

specifying what information Page 1 of 40 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 constructionis orto restorationbe projects;included in such notice;

providing anthat exception;a local government has no legal duty to the owner, the contractor, or their successors or assigns for specified work performed;

defining the terms “glazing” and “primary facade”;

definingrequiring theall termpermit “registration”;applications be able to be submitted electronically;

revisingrequiring thecertain authorizationservices ofto abe feesubject ownerto oran theagreement, feerather owner’sthan contractor to use a privatewritten providercontract; for certain services to include plans review;

requiringproviding that thesuch writtenagreement authorizationis ofnot arequired fee owner to abe contractorsubmitted foras thepart use of a privatepermit providerapplication; be explicit;

providingprohibiting thata local building official or local government entity from requesting such explicitagreement writtenor authorizationconsent beform submittedas toa thecondition localfor buildingissuing official;a permit;

prohibitingspecifying arequirements localfor enforcementreduced agency from requiring that the explicit written authorization be submitted as part of a permit applicationfees; or as a condition for issuing a permit;

specifying how the permit fee must be calculated;

requiring the local jurisdiction to promptly provide equal access to all permitting and inspection documents and reports to the private provider, fee owner, and contractor under certain circumstances;

specifying requirements for reduced permit fees and surcharge calculations;

requiringprohibiting local enforcementgovernmental agenciesentities toand createlocal abuilding registrationofficials systemfrom foraltering privatea providersform andadopted privateby providerthe firmscommission; working in their jurisdiction;

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Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26 20261234c2 requiring a local enforcement agency to establish a method to register and update registration information electronically;

prohibiting local enforcement agencies from charging an administrative fee for registration or updating registration;

requiring private providers and private provider firms to include certain information when registering;

prohibiting a private provider or a private provider firm from working in the local enforcement agency’s jurisdiction until it registers;

requiring the private provider or private provider firm to update its registration within a specified timeframe if there is a change in specified information;

prohibiting local enforcement agencies from altering a form adopted by the commission;

revisingrequiring thethat authorization for a feecertain owneraffidavit orhave the feeability owner’s contractor to usebe asubmitted privateelectronically; provider to provide inspection services for single-trade inspections for a single-family or two-family dwelling;

requiring local enforcement agencies to accept electronically submitted affidavits;

providing that a local building official may reviewPage certain2 formsof and40 documentsCODING: for completeness only;

requiring that written notice of incomplete forms be given to an applicant within a specified timeframe;

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Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 requiringreview thecertain written notice to state with specificity which forms orand documents arefor incomplete;completeness only;

requiring that written notice of incomplete forms be given to an applicant within a specified timeframe;

requiring the written notice to state with specificity which forms or documents are incomplete;

revising the circumstances for when any time periods are tolled for any incomplete forms or documents;

revising the timeframe in which the local building official has to issue the requested permit or provide a second written notice;

deletingspecifying arequirements requirementfor ofa private providersprovider’s thatduly areauthorized performingrepresentatives; required inspections to provide notice to the local building official of specified information;

deleting aprovisions provisionrequiring authorizinga theprivate localprovider buildingto officialprovide notice to visit the local building siteofficial as often as necessary to verifyperform certaininspections; information;

prohibiting the local jurisdiction from charging reauditany orfees related to the reinspection feesor underany certainadministrative circumstances;matter related to the reinspection;

providing that local enforcementbuilding agenciesofficials are not responsible for the administration or supervision of services performed by a private provider;

conformingproviding provisionsthat the responsibility to changesverify madelicensure byand insurance requirements for a private provider firm’s duly authorized representative is the act;private provider’s management firm;

prohibiting a local building officialsofficial from failingverifying certaincompliance inspectionsor understoring certaininformation circumstances;relating to such verification;

revisingprohibiting thelocal timeframebuilding inofficials whichfrom failing certain recordsPage must3 beof provided;40 CODING:

authorizing certain persons to sign Page 6 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 certificatesinspections ofunder compliance;certain circumstances;

authorizingrevising athe localtimeframe buildingin officialwhich to perform certain buildingrecords inspectionsmust underbe certainprovided; circumstances;

authorizing certain persons to sign certificates of compliance;

authorizing a local building official to perform certain building inspections only if the local building official has actual knowledge that a private provider did not perform a required inspection;

deletingrevising the timeframe in which a provisionlocal authorizingbuilding certainofficial governmentalmust entitiesprovide tothe establishapplicant awith systemthe written certificate of registrationoccupancy foror certaincertificate privateof providers,completion privateafter providerit firms,is andautomatically dulygranted authorizedand representatives;issued;

authorizing certain entities to establish a registration system;

prohibiting a local building official from charging certain administrative fees;

conforming a provision to changes made by the act;

requiring thatthe aDepartment privateof providerBusiness orand privateProfessional providerRegulation firm subject to anmaintain audita bestatewide givenregistry notice of suchlicensed auditpersons toand bebusiness performedorganizations withinqualified ato specifiedact timeframe;as private providers;

prohibitingrequiring certaina entitieslocal fromenforcement prohibitingagency orto discouraginguse the usestatewide ofregistry privateto providers;verify certain information;

revisingproviding athat provision authorizing a county, a municipality, a school district, or an independent special district to use a private providerprovider’s orregistration privatein provider firm, or a licensed building inspector or a person who holds the samedepartment’s licensureregistry oris certificationdeemed assufficient ato privatesatisfy provider,any tolocal provideregistration certainrequirements; services;

prohibiting a local enforcement agency Page 4 of 40 CODING:

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words underlined are additions.

Florida Senate - 2026 CS for SB 1234 580-02718-26 20261234c1 from requiring a private provider to submit a separate local registration or pay a registration fee for any project in its jurisdiction if the private provider is currently active in the statewide registry;

requiring certain notice before an audit;

prohibiting certain entities from discouraging the use of private providers;

revising a provision authorizing a county, a municipality, a school district, or an independent special district to use a private provider firm or a licensed building inspector, or a person who holds the same licensure or certification as a private provider, to provide certain services;

revisingrequiring the timeframecommission into whichdevelop a localuniform governmentbuilding mustpermit approve,application approvefor withmandatory conditions,use orby denylocal certaingovernments; work on certain buildings if such work is valued at less than a specified sum;

providing a requirement for the application;

requiring that such building permit applications, to the extent feasible, be capable of integration with existing building permit software systems used by local governments and account for local amendments to the Florida Building Code;

requiring a local government to make certain decisions relating to certain building permits within a specified timeframe;

specifying that certain permit applications are deemed approved and must be issued within a certain timeframe;

providing an Pageeffective 7date. of 46 CODING:

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Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 effectiveBe date.It Enacted by the Legislature of the State of Florida:

Be It Enacted by the Legislature of the State of Florida:

A building permit issued by a county for a single-family dwelling expires 1 year after the issuance of the permit or on the effective date of the next edition of the Florida Building Code, whichever is later;later.

however,This this paragraph does not prevent a local government from extending the building permit beyond the1 expirationyear. date.

place on probation or reprimand the licensee, revoke, suspend, or deny the issuance or renewal of the certificate or registration, require financial restitution to a consumer for financial harm directly related to a violation of a provision of this part, impose an administrative fine not to exceed $10,000 per violation, require Page 86 of 4640 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 restitution to a consumer for financial harm directly related to a violation of a provision of this part, impose an administrative fine not to exceed $10,000 per violation, require continuing education, or assess costs associated with investigation and prosecution, if the contractor, financially responsible officer, or business organization for which the contractor is a primary qualifying agent, a financially responsible officer, or a secondary qualifying agent responsible under s.

SectionParagraphs 553.382,(h) Floridaand Statutes,(i) isare amendedadded to subsection (7) of section 553.73, Florida Statutes, to read:

553.382553.73 PlacementFlorida ofBuilding certainCode.— housing.—Notwithstanding(7) any(h)1. other law or ordinance to the contrary, in order to expand the availability of affordable housing in this state, any Page 9 of 46 CODING:

The commission shall modify the Florida Building Code to exempt from building permit requirements the installation of temporary residential hurricane and flood protection walls or barriers that meet all of the following conditions:

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Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 residentiala. 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 any lot in a recreational vehicle park, or in a mobile home condominium, cooperative, or subdivision.

AnyThe suchwall housingor unitbarrier placed on a mobile home lot is anonhabitable mobile home for purposes of chapter 723 and, therefore, all rights, obligations, and dutiesnonload-bearing. under chapter 723 apply, including the specifics of the prospectus.

However,b. 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.

EachThe housingwall unitor locatedbarrier onis ainstalled mobileon homethe lotresidential andproperty subjectof toa thissingle-family sectionor musttwo-family shalldwelling beor taxedtownhouse. as a mobile home under s.

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

723.06116.The wall or barrier is constructed to mitigate or prevent storm surge or floodwaters from entering a structure or property.

Sectiond. 4.

SectionThe 553.385,wall Floridaor Statutes,barrier is createdinstalled toby read:a contractor licensed under part I of chapter 489.

553.385e. Permitting and zoning of offsite-constructed residential dwellings;

parity.—The (1)wall Asor usedbarrier incomplies thiswith section,applicable thelocal term:zoning, drainage, easement, and setback requirements.

(a) “Local government” means a county or municipality.

(b) “Offsite-constructed residential dwelling” means a manufactured building as defined in s.

553.36(13) which is intended for single-family residential use, or a manufactured home as defined in s.

320.01(2)(b) which is constructed in whole or in part offsite and is treated as real property.

(2)(a) An offsite-constructed residential dwelling must be permitted as of right in any zoning district where single-family detached dwellings are allowed.

(b) A local government may not adopt or enforce any zoning, Page 10 of 46 CODING:

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words underlined are additions.

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26 20261234c2 land use, or development regulation that treats an offsite- constructed residential dwelling differently or more restrictively than a single-family site-built dwelling allowed in the same district.

(c) This section does not prohibit a local government from applying generally applicable architectural, aesthetic, design, setback, height, or bulk standards to offsite-constructed residential dwellings, provided such standards apply equally to site-built single-family dwellings permitted in the same district.

A local government may adopt compatibility standards that are limited to the following architectural features:

1.

Roof pitch.

SquareThe footagecommission ofmay livableadopt space.rules under s.

120.54 to incorporate necessary standards to implement this paragraph.

TypeA andlocal qualitygovernment ofhas exteriorno finishinglegal materials.duty to the owner, the contractor, or their successors or assigns for work performed pursuant to this paragraph.

4.(i) The commission shall modify the Florida Building Code to state that building permits for retaining walls installed on the residential property of a single-family or two-family dwelling or a townhouse are not required for each lot or parcel.

FoundationSection enclosure.4.

5.Paragraphs (a), (c), and (d) of subsection (1) of section 553.79, Florida Statutes, are amended, and paragraph (g) is added to that subsection, to read:

Existence and type of attached structures.

6.

Building setbacks, lot dimensions, and the orientation of the home on the lot.

(d) A local government may not treat offsite-constructed residential dwellings differently than factory-built buildings subject to s.

553.38 based on the method or location of construction.

(3) A local government may not adopt or enforce any zoning, land use, or development ordinance or regulation that conflicts with this section or s.

553.38, or that imposes different or more restrictive treatment on an offsite-constructed residential dwelling based on its method of construction or the presence of components built off site.

Local government ordinances or regulations may not have the effect of excluding offsite- Page 11 of 46 CODING:

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words underlined are additions.

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26 20261234c2 constructed residential dwellings and must be reasonable and uniformly enforced without any distinction as to the type of housing.

Any such ordinance or regulation is void and unenforceable as applied to offsite-constructed residential dwellings.

Section 5.

Present paragraphs (b) through (m) of subsection (1) of section 553.77, Florida Statutes, are redesignated as paragraphs (c) through (n), respectively, a new paragraph (b) is added to that subsection, and present paragraph (c) of that subsection is amended, to read:

553.77 Specific powers of the 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 construction projects and a uniform residential building permit application to be used statewide for residential construction projects.

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

(d)(c) Upon written application by any substantially affected person or a local enforcement agency, issue declaratory statements pursuant to s.

120.565 relating to new technologies, techniques, and materials which have been tested where necessary and found to meet the objectives of the Florida Building Code.

This paragraph does not apply to the types of products, materials, devices, or methods of construction required to be approved under paragraph (g) (f).

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Florida Senate - 2026 CS for CS for SB 1234 595-03191-26 20261234c2 Section 6.

Paragraphs (a), (b), (c), and (f) of subsection (1) and paragraph (a) of subsection (24) of section 553.79, Florida Statutes, are amended, and paragraphs (g) through (j) are added to subsection (1) of that section, to read:

inspections.— (1)(a) Unless otherwise provided by law, after the effective date of the Florida Building Code adopted as herein provided, it is shall be unlawful for any person, firm, corporation, or governmental entity to construct, erect, alter, modify, repair, or demolish any building within this state without first obtaining a permit therefor from the appropriate enforcingPage agency8 or from such persons as may, by appropriate resolution or regulation of the40 authorizedCODING: state or local enforcing agency, be delegated authority to issue such permits, upon the payment of such reasonable fees adopted by the enforcing agency.

The enforcing agency is empowered to revoke any such permit upon a determination by the agency that the construction, erection, alteration, modification, repair, or demolition of the building for which the permit was issued is in violation of, or not in conformity with, the provisions of the Florida Building Code.

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 13 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 applicant.enforcing agency or from such persons as may, by appropriate resolution or regulation of the authorized state or local enforcing agency, be delegated authority to issue such permits, upon the payment of such reasonable fees adopted by the enforcing agency.

The enforcing agency is empowered to revoke any such permit upon a determination by the agency that the construction, erection, alteration, modification, repair, or demolition of the building for which the permit was issued is in violation of, or not in conformity with, the provisions of the Florida Building Code.

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 applicant.

Installation, replacement, removal, or metering of any load management control device is exempt from and is shall not be subject to the permit process and fees otherwise required by this section.

(b)(c) A local enforcementgovernment agencythat shallissues post each type of building permitpermits application,may asPage adopted9 by the commission, including a list of all40 requiredCODING: attachments, drawings, or other requirements for each type of application, on its website.

A local enforcement agency must post and update the status of every received application on its website until the issuance of the building permit.

A local enforcement agency shall allow applicants to submit completed applications, 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.

A building official may accept completed applications, including payments, attachments, drawings, or other requirements or parts of the completed permit application, may also be submitted in person in Page 14 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 send a nonelectronicwritten format,notice atof expiration, by e-mail or United States Postal Service, to the discretionowner of the property and the contractor listed on the permit, no less than 30 days before a building official.permit is set to expire.

(c) A local government that issues building permits may send a written notice of expiration, by e-mail or United States Postal Service, to the owner of the property and the contractor listed on the permit, no less than 30 days before a building permit is set to expire.

A building permit issued by a local government for a single-family dwelling expires 1 year after the issuance of the permit or on the effective date of the next edition of the Florida Building Code, whichever is later;later.

however,This this paragraph does not prevent a local government from extending the building permit beyond the1 expirationyear. date.

(f)(d) A local governmentenforcement mayagency notmust requireallow arequests 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 theinspections issuanceto ofbe asubmitted buildingelectronically permitto or as a requirement for the submissionlocal ofenforcement aagency’s appropriate building permitdepartment. application.

Acceptable methods of electronic submission include, but are not limited to, e-mail or fill-in forms form available on the website of the building department or through a third-party submission management software or application that can be downloaded on a mobile device.

Requests for inspections may be submitted in a nonelectronic format, at the discretion of the building official.

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 aconstruction localproject government may requirenot abe buildingdivided permitinto more than one project for anythe electrical,purpose plumbing,of structural,evading mechanical,the orrequirements gasof workthis Page 1510 of 4640 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 performedsection. on a lot containing a single-family dwelling, regardless of the value of the work.

AHowever, constructiona projectlocal government may notrequire bea dividedbuilding intopermit morefor thanany oneelectrical, projectplumbing, forstructural, themechanical, purposeor ofgas evadingwork performed on a lot containing a single-family dwelling regardless of the requirementsvalue of thisthe section.work.

For any work performed under this exemption by a person other than the property ownerowner, under the exemption in subparagraph 1., the person performing the work shall file a notice of permitwork exemption with the local enforcement agency whichthat includes the name and license number of the person or entity hiredhired, 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.

AThe notice ofis permitnot exemptionrequired mustfor bework filedperformed withinpersonally 30by days after the dateproperty theowner. work begins.

A noticelocal isgovernment nothas requiredno legal duty to the owner, contractor, or their successors or assigns, for work performed personallypursuant byto thethis propertyparagraph. owner.

ASection local5. government has no legal duty to the owner or contractor, or the owner’s or contractor’s successors or assigns, for work performed under this paragraph.

(h)1.

Except to the extent strictly necessary to maintain compliance with the National Flood Insurance Program for participating communities, a local government that issues building permits may not require an owner of a single-family or two-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.

The wall or barrier is nonhabitable and nonload-bearing and is not more than 48 inches in height.

b.

The wall or barrier is installed on the residential Page 16 of 46 CODING:

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Florida Senate - 2026 CS for CS for SB 1234 595-03191-26 20261234c2 property of a single-family or two-family dwelling or townhouse.

c.

The wall or barrier does not render a code-compliant building noncompliant with codes required at the time of original construction.

d.

The wall or barrier is constructed to mitigate or prevent storm surge or floodwaters from entering a structure or property.

e.

The wall or barrier is installed by a contractor licensed under part I of chapter 489.

f.

The wall or barrier complies with applicable local zoning, drainage, easement, and setback requirements.

g.

The wall or barrier complies with ANSI/FM 2510 or is designed and certified by a professional engineer licensed in this state based on site-specific engineering analysis.

2.

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

3.

The commission may adopt rules pursuant to s.

120.54 to incorporate necessary standards to implement this paragraph.

(i) A local government that issues building permits may not require a building permit for each lot or parcel upon which a retaining wall is installed on the property of a single-family or two-family residential dwelling or a townhouse.

(j) This subsection may not be construed to limit a local government’s authority under this chapter to maintain compliance with the regulations of the Federal Emergency Management Agency or the National Flood Insurance Program, regardless of the value of the work.

(24)(a) A political subdivision of this state may not adopt Page 17 of 46 CODING:

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Florida Senate - 2026 CS for CS for SB 1234 595-03191-26 20261234c2 or enforce any ordinance or impose any building permit or other development order requirement that:

1.

Contains any building, construction, or aesthetic requirement or condition that conflicts with or impairs corporate trademarks, service marks, trade dress, logos, color patterns, design scheme insignia, image standards, or other features of corporate branding identity on real property or improvements thereon used in activities conducted under chapter 526 or in carrying out business activities defined as a franchise by Federal Trade Commission regulations in 16 C.F.R.

ss.

436.1, et.

seq.;

or 2.

Imposes any requirement on the design, construction, or location of signage advertising the retail price of gasoline in accordance with the requirements of ss.

526.111 and 526.121 which prevents the signage from being clearly visible and legible to drivers of approaching motor vehicles from a vantage point on any lane of traffic in either direction on a roadway abutting the gas station premises and meets height, width, and spacing standards for Series C, D, or E signs, as applicable, published in the latest edition of Standard Alphabets for Highway Signs published by the United States Department of Commerce, Bureau of Public Roads, Office of Highway Safety;

or 3.

Imposes a glazing requirement that results in the glazing of more than 15 percent of the surface area of the primary facade for the first 10 feet above the ground floor for a proposed new commercial or mixed-use construction or restoration project, except for individually listed contributing structures in a National Register of Historic Places district.

Such glazing requirements may not be imposed or enforced on any Page 18 of 46 CODING:

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Florida Senate - 2026 CS for CS for SB 1234 595-03191-26 20261234c2 facade other than the primary facade, and such glazing requirements may not be imposed or enforced on any portion of the primary facade higher than the first 10 feet above the ground floor.

For purposes of this subparagraph, the term:

a.

“Glazing” means the installation of transparent or translucent materials, including glass or similar substances, in windows, doors, or storefronts.

The term includes any actual or faux windows to be installed on a building facade.

b.

“Primary facade” means the single building side housing the primary entrance to the building.

Section 7.

(b) “Audit” means the process to confirm that the building code inspection services have been performed by the private provider, which is strictly limited to including ensuring that the required affidavit for the plan review has been properly completed and submitted with the permit documents and that the minimum mandatory inspections required under the buildingFlorida codePage have11 beenof performed40 andCODING: properly recorded.

The local building official may not replicate the plan review or inspection being performed by the private provider, unless expressly authorized by this section.

(c) “Building” means any construction, erection, alteration, demolition, or improvement of, or addition to, any Page 19 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 structureBuilding orCode sitehave workbeen forperformed whichand permittingproperly byrecorded. a local enforcement agency is required.

The local building official may not replicate the plan review or inspection being performed by the private provider.

The local building official may perform a site visit in connection with the audit only when the local building official has actual knowledge that the forms and documents submitted by the private provider are incomplete or incorrect, in which case the local building official must provide written notice to the private provider of the specific forms and documents that are incomplete or incorrect before performing a site visit, unless expressly authorized by this section.

(c) “Building” means any construction, erection, alteration, demolition, or improvement of, or addition to, any structure or site work for which permitting by a local enforcement agency is required.

(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 submissionany throughother an electronic fill-in form availableof onelectronic thecommunication buildingused department’sto websitetransmit orinformation. through a third-party submission management software.

(f) “Duly authorized representative” means an agent of the privatePage provider12 identified in the permit application who reviews plans or performs inspections as provided by this section and who is licensed as an engineer under chapter 471 or as an architect under chapter 481 or who holds a standard or provisional certificate under part XII of chapter40 468.CODING:

A duly authorized representative who only holds a provisional certificate under part XII of chapter 468 must be under the direct supervision of a person licensed as a building code administrator under part XII of chapter 468.

(g) “Electronic signature” means any letters, characters, or symbols manifested by electronic or similar means which are Page 20 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 executedprivate provider identified in the permit application who reviews plans or adoptedperforms inspections as provided by athis partysection withand who is licensed as an intentengineer tounder authenticatechapter 471 or as an architect under chapter 481 or who holds a writingstandard or record.provisional certificate under part XII of chapter 468.

A duly authorized representative who only holds a provisional certificate under part XII of chapter 468 must be under the direct supervision of a person licensed as a building code administrator under part XII of chapter 468.

(g) “Electronic signature” means any letters, characters, or symbols manifested by electronic or similar means which are executed or adopted by a party with an intent to authenticate a writing or record.

All notices,notices documents, and applications provided for in this section may be transmitted electronically and shall have the same legal effect as if physically posted or mailed.

(j) “Immediate threat to public safety and welfare” means a building code violation that, if allowed to persist, constitutes an immediate hazard that could result in death, serious bodily injury,Page or13 significantof property40 damage.CODING:

This paragraph does not limit the authority of the local building official to issue a Notice of Corrective Action at any time during the construction of a building project or any portion of such project if the official determines that a condition of the building or portion thereof may constitute a hazard when the building is put into use following completion as long as the condition cited is shown to be in violation of the building code or approved plans.

(k) “Local building official” means the individual within the governing jurisdiction responsible for direct regulatory administration or supervision of plans review, enforcement, and Page 21 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 inspectioninjury, of any construction, erection, alteration, demolition, or substantialsignificant improvementproperty of,damage. 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.

This paragraph does not limit the authority of the local building official to issue a Notice of Corrective Action at any time during the construction of a building project or any portion of such project if the official determines that a condition of the building or portion thereof may constitute a hazard when the building is put into use following completion as long as the condition cited is shown to be in violation of the building code or approved plans.

(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.

The plans reviewed by the private provider, inclusive of site plans by a licensed reviewer, or in the case of a single-tradesingle- trade plans review where a private provider uses an automated or software-based plans review system pursuant to subsection (7) (6), the information reviewed by the automated or software-based plans review system to determine compliance with one or more applicable codes.

The affidavit from the private provider required under subsection (7) (6).

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words underlined are additions.

Florida Senate - 2026 CS for SB 1234 580-02718-26 20261234c1 4.

All permit applications must be able to be submitted electronically.

For purposes of performing inspections under this section for additions and alterations that are limited to 2,500 1,000 square Pagefeet 22or less to residential buildings, the term “private provider” also includes a person who holds a standard certificate under part XII of 46chapter CODING:468.

(o) “Private provider firm” means a business organization, including a corporation, partnership, business trust, or other legal entity, which offers services under this chapter to the public through persons licensees who are acting as agents, employees, officers, or partners of the firm.

A person who is licensed as a building code administrator under part XII of chapter 468, an engineer under chapter 471, or an architect under chapter 481 may act as a private provider for an agent, employee, or officer of the private provider firm.

(p) “Request for certificate of occupancy or certificate of completion” means a properly completed and executed application Page 15 of 40 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 feetfor: or less to residential buildings, the term “private provider” also includes a person who holds a standard certificate under part XII of chapter 468.

(o) “Private provider firm” means a business organization, including a corporation, partnership, business trust, or other legal entity, which offers services under this chapter to the public through licensees who are acting as agents, employees, officers, or partners of the firm.

A person who is licensed as a building code administrator under part XII of chapter 468, an engineer under chapter 471, or an architect under chapter 481 may act as a private provider for an agent, employee, or officer of the private provider firm.

(p) “Registration” means the roster of authorized private provider firms held by each local enforcement agency.

(q)(p) “Request for certificate of occupancy or certificate of completion” means a properly completed and executed application for:

A certificate of compliance from the private provider required under subsection (15)(14) (13).

(r)(q)All “Single-tradeapplications inspection”must orbe “single-tradeable plansto review”be meanssubmitted anyelectronically. inspection or plans review focused on a single construction trade, such as plumbing, mechanical, or electrical.

(q) “Single-trade inspection” or “single-trade plans review” means any inspection or plans review focused on a single construction trade, such as plumbing, mechanical, or electrical.

fences and block walls Pagemore 23than 6 feet high from the top of 46the CODING:wall to the bottom of the footing;

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26 20261234c2 more than 6 feet high from the top of the wall to the bottom of the footing;

(s)(r)(r) “Site work” means the portion of a construction project that is not part of the building structure, including, but not limited to, grading, excavation, landscape irrigation, and installation of driveways.

(t)(s)(s) “Stop-work order” means the issuance of any written statement, written directive, or written order which states the reason for the order and the conditions under which the cited workPage will16 beof permitted40 toCODING: 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 explicit written authorization from the fee owner, may choose at any time to use a private provider to provide plans review or building code inspection services with regard to such building or structure and may make payment directly to the private provider for the provision of such services.

All such services are 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 and a copy of such explicit written authorization being submitted to the local building official.

The local enforcement agency may not require the contract to be provided Page 24 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 aswork partwill ofbe thepermitted permitto applicationresume. or as a condition for issuing a permit.

(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 at any time to use a private provider to provide building code inspection services with regard to such building or structure and may make payment directly to the private provider for the provision of such services.

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

The agreement is not required to be submitted as part of the permit application or as a condition for issuing a permit, and a local building official or local government entity may not request such agreement or consent form as a condition for issuing a permit.

Such reductionPage may17 beof calculated40 onCODING: 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.

The permit fee must be based on the cost incurred by the local jurisdiction, including the labor cost of the personnel providing such services and the clerical and supervisory assistance required to comply with this section.

The local jurisdiction may not charge fees for plans review or building inspections if the fee owner or the fee owner’s contractor hires a private provider to perform such services.

The local enforcement agency may not charge punitive administrative fees when a fee owner has chosen to work with a private provider;

however, the local jurisdiction may charge a reasonable administrative fee, which shall be based on the cost that is actually incurred, including the labor cost of the Page 25 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 personnelreduction providingmay thebe service,calculated byon thea localflat jurisdictionfee or attributablepercentage tobasis, theor any other reasonable means by which a local jurisdictionenforcement foragency assesses the clericalcost andfor supervisoryits assistanceplans required,review or both.inspection services.

(c)The Ifreduced apermit fee anmust ownerbe orbased on the feecost owner’sincurred aby contractorthe retainslocal ajurisdiction, privateincluding providerthe forlabor purposescost of plans review or building inspection services, the localpersonnel jurisdictionproviding mustsuch provideservices equal access to all permitting and inspection documents and reports to the privateclerical provider, fee owner, and contractorsupervisory ifassistance suchrequired accessto iscomply providedwith bythis softwaresection. that protects exempt records from disclosure.

AccessThe local jurisdiction may not charge any additional fees for building inspections or plans review if the fee owner or the fee owner’s contractor hires a private provider to theseperform documentssuch mustservices, beand promptlythe provided.local jurisdiction may not charge punitive administrative fees for working with a private provider;

(d)however, Ifthe alocal feejurisdiction ownermay orcharge a feereasonable owner’sadministrative contractorfee, retainswhich ashall privatebe providerbased foron purposesthe ofcost plansthat reviewis oractually buildingincurred, inspectionincluding servicesthe forlabor acost commercialof construction project, the localpersonnel enforcementproviding agency must reduce the permitservice, fee by atthe leastlocal 25jurisdiction percentor ofattributable to the portionlocal ofjurisdiction for the permitclerical feeand attributablesupervisory toassistance plansrequired, review or buildingboth. inspection services, as applicable.

(c) If a fee an owner or athe fee owner’s a contractor retains a private provider for allpurposes requiredof plans review andor building inspection services, the local enforcementjurisdiction agency must reduceimmediately theprovide totalequal permitaccess feeto byall atpermitting leastand 50inspection percentdocuments ofand reports to the amountprivate otherwiseprovider, chargedowner, forand contractor if such services.access is provided by software that protects exempt records from disclosure.

If(d) aA local enforcementgovernmental agencyentity doesor notlocal reducebuilding suchofficial feemay bynot atrequire leastadditional theforms percentagesbeyond providedthose inrequired thisat paragraph,registration, except for the localwritten enforcementnotice agencyrequired forfeitsunder thesubsection ability(4), toif collecta anyfee feesowner foror the commercialfee constructionowner’s project.contractor Page 18 of 40 CODING:

The surcharge required by s.

553.721 must be calculated based on the reduced permit fee.

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

Page 26 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 (e) A local government or local building official may not 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.

(4) A localfee enforcementowner agencyor shallthe createfee aowner’s registrationcontractor systemusing fora private providersprovider andto privateprovide providerbuilding firmscode workinginspection inservices shall notify the local enforcementbuilding agency’sofficial jurisdiction.in writing at the time of permit application, or by 2 p.m.

Thelocal time, 2 business days before the first scheduled inspection by the local building official or building code enforcement agency shallthat establish a methodprivate provider has been contracted to registerperform andthe updaterequired registrationinspections informationof electronically.construction under this section, including single-trade inspections, on the exact a form to be adopted by the commission.

TheSuch localform enforcement agency may not chargebe analtered administrativeby feeany forlocal registrationgovernmental entity or updateslocal tobuilding aofficial. registration.

TheThis privatenotice providermust or private provider firm shall provideinclude its contact information and verify compliance with the licensurefollowing requirementsinformation: of paragraph (1)(n) or paragraph (1)(o), as applicable, and the insurance requirements of subsection (20).

The private provider or private provider firm shall register with the local enforcement agency in the jurisdiction in which the provider or firm is working before contracting to provide services in such jurisdiction.

The private provider or private provider firm must Page 27 of 46 CODING:

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26 20261234c2 update its registration within 5 business days after any change to the provider’s or firm’s contact information, licensure, or insurance coverage.

(5)(4) A fee owner or the fee owner’s contractor using a private provider to provide building code inspection services shall notify the local building official in writing at the time of permit application, or by 2 p.m.

local time, 2 business days before the first scheduled inspection by the local building official or building code enforcement agency that a private provider has been contracted to perform the required inspections of construction under this section, including single-trade inspections, on a form to be adopted by the commission.

The local enforcement agency may not alter the form.

Such This notice must shall include the following information:

(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 coveragePage is19 inof place40 forCODING: the private provider’s firm, the private provider, and any duly authorized representative in the amounts required by this section.

(c) An acknowledgment from the fee owner or the fee owner’s contractor in substantially the following form:

I have elected to use one or more private providers to provide building code plans review and/or inspection Page 28 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 servicescoverage onis thein buildingplace orfor structurethe thatprivate isprovider’s firm, the subjectprivate ofprovider, theand enclosedany permitduly application,authorized asrepresentative authorizedin the amounts required by s.this section.

(c) An acknowledgment from the fee owner or the fee owner’s contractor in substantially the following form:

I have elected to use one or more private providers to provide building code plans review and/or inspection services on the building or structure that is the subject of the enclosed permit application, as authorized by s.

I agree to indemnify, defend, and hold harmless the local government, the local building official, and their building code enforcement personnel from any and all claims arising from my use of these licensed or certifiedPage personnel20 to perform building code inspection services with respect to the building or structure that is the subject of the40 enclosedCODING: permit application.

If the fee owner or the fee owner’s contractor makes any changes to the listed private providers or the services to be provided by those private providers, the fee owner or the fee owner’s Page 29 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 contractorcertified mustpersonnel shall,to withinperform 1building businesscode dayinspection afterservices anywith changerespect orto withinthe 2building businessor daysstructure beforethat is the nextsubject scheduledof inspection, update the noticeenclosed topermit reflectapplication. such changes.

AIf changethe offee aowner dulyor authorizedthe representativefee namedowner’s incontractor makes any changes to the permitlisted applicationprivate doesproviders notor requirethe aservices revisionto ofbe provided by those private providers, the permit,fee andowner or the buildingfee codeowner’s enforcementcontractor agencymust mayshall, shallwithin not1 chargebusiness aday feeafter forany makingchange or within 2 business days before the change.next scheduled inspection, update the notice to reflect such changes.

(6)(5)A Afterchange constructionof hasa commencedduly andauthorized ifrepresentative eithernamed the local building official is unable to provide inspection services in a timely manner or the workpermit subjectapplication todoes inspectionnot isrequire related to a single-traderevision inspectionof for a single-family or two-family dwelling, the feepermit, ownerand or the feebuilding owner’scode contractorenforcement mayagency electshall tonot usecharge a privatefee provider to provide inspection services for amaking single-trade inspection for a single-family or two-family dwelling by notifying the localchange. building official of the owner’s or contractor’s intention to do so by 2 p.m.

local(5) time,After 2construction businesshas dayscommenced beforeand if either the nextlocal scheduledbuilding official is unable to provide inspection usingservices in a timely manner or the noticework providedsubject to inspection is related to a single-trade inspection for ina paragraphssingle-family (5)(a)-(c)or (4)(a)-(c).two-family dwelling, the fee owner or the fee owner’s contractor may elect to use a private provider to provide inspection services by notifying the local building official of the owner’s or contractor’s intention to do so by 2 p.m.

(7)(6)local Atime, private2 providerbusiness performingdays plansbefore reviewthe undernext thisscheduled sectioninspection shallusing review the plansnotice toprovided determinefor compliancein withparagraphs the(4)(a)-(c). applicable codes.

For(6) single-tradeA plans reviews, a private provider mayperforming useplans anreview automatedunder orthis software-basedsection plansshall review systemthe designedplans to determine compliance with onethe or more applicable codes,codes. including, but not limited to, the National Electrical Code and the Florida Building Code.

UponFor determiningsingle-trade that the plans reviewedreviews, complya with the applicable codes, the private provider shallmay prepareuse an affidavitautomated or affidavitssoftware-based certifying,plans underreview oath,system thatdesigned theto followingdetermine iscompliance truewith andone corrector tomore thePage best21 of the40 privateCODING: provider’s knowledge and belief:

Page 30 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 (a)applicable Thecodes, plansincluding, werebut reviewednot bylimited to, the affiant,National whoElectrical isCode duly authorized to perform plans review pursuant to this section and holds the appropriateFlorida licenseBuilding orCode. certificate.

Upon determining that the plans reviewed comply with the applicable codes, the private provider shall prepare an affidavit or affidavits certifying, under oath, that the following is true and correct to the best of the private provider’s knowledge and belief:

(a) The plans were reviewed by the affiant, who is duly authorized to perform plans review pursuant to this section and holds the appropriate license or certificate.

Such affidavit may bear a written or electronic signature and must have the ability to may be submitted electronically to the local building official.

A(7)(a) The local enforcementbuilding agencyofficial mustmay acceptnot electronicallyreview submittedplans, affidavits.construction drawings, or any other related documents determined by a private provider to be compliant with the applicable codes.

(8)(a) The local building official may not review plans, construction drawings, or any other related documents determined by a private provider to be compliant with the applicable codes except to the extent necessary to determine compliance with local ordinances, floodplain management regulations, site review requirements, and any other administrative or life safety review unrelated to building code compliance.

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 or, if the permit application is related to a single-trade plans review for a single-family 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).(6).

(7)(a) No more than 20 business days, or if the permit application is related to a single-trade plans review for a single-family or two-family dwelling, no more than 5 business days, after receipt of a permit application and the affidavit Page 3122 of 4640 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 single-family or two-family dwelling, no more than 5 business days, after receipt of a permit application and the affidavit from the private provider required pursuant to subsection (6), the local building official shall issue the requested permit or provide a written notice to the permit applicant identifying the specific plan features that do not comply with the applicable codes, as well as the specific code chapters and sections.

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 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.

To resolve the issues raised in the notice plan deficiencies, the permit applicant may elect to dispute the issues deficiencies pursuant to subsection (17)(16) (15) or to submit revisions to correct the issues deficiencies.

(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.

PageAny 32subsequent ofreview 46by CODING:the local building official is limited to the issues deficiencies cited in the original written notice.

If the local Page 23 of 40 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 Anybuilding subsequentofficial reviewdoes bynot provide the localsecond buildingwritten officialnotice iswithin limitedthe toprescribed time period, the issuespermit deficienciesmust citedbe indeemed approved as a matter of law, and the originallocal writtenbuilding notice.official must issue the permit on the next business day.

(e)(d) If the local building official doesprovides nota provide the second written notice of plan deficiencies to the permit applicant within the prescribed time period, the permit mustapplicant bemay deemedelect approvedto asdispute athe matterissues ofraised law,in and the localsecond buildingnotice officialdeficiencies mustpursuant issueto thesubsection permit(16) on(15) theor nextto businesssubmit day.additional revisions to correct the issues deficiencies.

(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 deficiencies pursuant to subsection (17) (15) or to submit additional revisions to correct the issues deficiencies.

(9)(8)(8) A private provider performing required inspections under this section shall inspect each phase of construction as required by the applicable codes.

The private provider may have a duly authorized representative perform the required inspections, provided all required reports are prepared by and bear the written or electronic signature of the private provider or the private Page 3324 of 4640 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 representative perform the required inspections, provided all required reports are prepared by and bear the written or electronic signature of the private provider or the private provider’s duly authorized representative.

The duly authorized representative must be supervised by or be an employee of the private provider and be entitled to receive reemployment assistance benefits under chapter 443.

(10)(9)(9) A private provider performing required inspections under this section shall provide notice to the local building official of the approximate date and time of any such inspection.

A deficiency notice must be posted by the private provider,provider or, the duly authorized representative of the private provider, or the building department whenever a noncomplying item related to the building code or the permitted documents is found.

After corrections are made, the item must be reinspected by the private provider or thehis representativeor ofher therepresentative private provider before being concealed.

Reinspection or reaudit fees shall not be charged by The local jurisdiction may not charge reinspectionany or reaudit fees asrelated ato result of the localreinspection jurisdiction’s audit inspection occurring before the performance of the private provider’s inspection or for any otheradministrative Pagematter 34related ofto 46the CODING:reinspection.

(10) A local building official is not responsible for the regulatory administration or supervision of building code inspection services performed by a private provider hired by a Page 25 of 40 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 administrativefee matterowner notor involving the detectionfee ofowner’s acontractor. violation of the building code or a permit requirement.

(11)Verification Aof locallicensure enforcementand agencyinsurance requirements for a private provider firm’s duly authorized representative is notthe responsibleresponsibility forof the regulatoryprivate administrationprovider firm’s management, and the local building official may not verify compliance or supervisionstore information relating to such verification as a result of buildingthe codelocal jurisdiction’s audit inspection servicesoccurring performedbefore bythe aperformance of the private providerprovider’s hiredinspection byor afor feeany ownerother oradministrative matter not involving the feedetection owner’sof contractor.a violation of the building code or a permit requirement.

A(11)(10) localIf enforcementthe agencyprivate mayprovider notis requirea additionalperson verificationlicensed ofas licensurean engineer under chapter 471 or insurancean requirementsarchitect beyondunder thatchapter which481 isand affixes his or her professional seal to the affidavit required atunder registration.subsection (6), the local building official must issue the requested permit or provide a written notice to the permit applicant identifying the specific plan features that do not comply with the applicable codes, as well as the specific code chapters and sections, within 10 business days after receipt of the permit application and affidavit.

(12)(10) If the private provider is a person licensed as an engineer under chapter 471 or an architect under chapter 481 and affixes his or her professional seal to the affidavit required under subsection (7) (6), the local building official must issue the requested permit or provide a written notice to the permit applicant identifying the specific plan features that do not comply with the applicable codes, as well as the specific code chapters and sections, within 10 business days after receipt of the permit application and affidavit.

(13)(11)(12)(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 Page 3526 of 4640 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 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).

(14)(12)(13)(12) Upon completing the required inspections at each applicable phase of construction, the private provider shall record such inspections on a form provided by the commission acceptable to the local building official.

Such These inspection records must shall reflect those inspections required by the applicable codes of each phase of construction for which permitting by a local enforcement agency is required.

The local building official may waivenot thefail requirementany toinspection providethat ais recordperformed ofby eacha inspectionprivate withinprovider 4for 2not businesshaving days if the recordinspection isrecords electronically posted or posted at the projectjob site andif allthe such inspection records are submittedtransmitted withwithin the4 certificatebusiness ofdays. compliance.

UnlessThe thelocal recordsbuilding haveofficial beenmay electronicallywaive postedthe Page 3627 of 4640 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 orrequirement transmitted,to recordsprovide a record of alleach requiredinspection andwithin completed4 inspections2 mustbusiness shalldays beif maintainedthe record is electronically posted or posted at the buildingproject site atand all timessuch andinspection maderecords availableare forsubmitted reviewwith by the localcertificate buildingof official.compliance.

AUnless localthe buildingrecords officialhave maybeen notelectronically failposted anyor inspectiontransmitted, performedrecords byof aall privaterequired providerand forcompleted notinspections havingmust theshall inspectionbe recordsmaintained at the jobbuilding site ifat theall inspectiontimes recordsand havemade beenavailable electronicallyfor transmittedreview toby the local building officialofficial. within the 4-business-day requirement.

(15)(13)(14)(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 private provider’s knowledge and belief, the building construction inspected complies with the approved plans and applicable codes.

The certificate of compliance maymust be signed by anythe qualifiedprivate licensedprovider individualand employedany fullduly timeauthorized byrepresentative thewho privatephysically providerperformed firm under whose authority the inspectioninspection, wasif completed.applicable.

To the best of my knowledge and belief, the building components and site improvements outlined herein and inspected under my authority have been completed in Page 3728 of 4640 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 inspected under my authority have been completed in conformance with the approved plans and the applicable codes.

(16)(a)(14)(a)(15)(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 only 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 building official relied for such actual knowledge before performing a required inspection.

(b) If the local building official does not provide notice of any incomplete forms or documents the deficiencies within the applicable time periods under paragraph (a), the request for a Page 3829 of 4640 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 applicable time periods under paragraph (a), the request for a certificate of occupancy or certificate of completion is automatically granted and deemed issued as of the next business day.

The local building official must provide the applicant with the written certificate of occupancy or certificate of completion within 2 10 days after it is automatically granted and issued.

To resolve any identified issues deficiencies, the applicant may elect to dispute the issues deficiencies pursuant to subsection (17)(16) (15) or to submit a corrected request for a certificate of occupancy or certificate of completion.

(17)(15)(16)(15) If the local building official determines that any forms or documents required under this section are incomplete 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:

(a) The local building official mustis shall be available to meet with the private provider within 2 business days to resolve any dispute after issuing a stop-work order or providing notice to the applicant denying a permit or request for a certificate of occupancy or certificate of completion.

Any decisions by the local enforcement agency’s board of appeals, or local building Page 3930 of 4640 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 official if there is no board of appeals, may be appealed to the commission as provided by this chapter.

(18)(16)(17)(16) For the purposes of this section, any notice to be provided by the local building official is shall be deemed to be provided to the person or entity when successfully transmitted to the e-mail address listed for that person or entity in the permit application or revised permit application, or, if no e- mail address is stated, when actually received by that person or entity.

(19)(a)(17)(a)(18)(a)(17)(a) A local enforcement agency, local building official, or local government may not adopt or enforce any laws, rules, procedures, policies, qualifications, or standards more stringent than those prescribed by this section.

(b) A local enforcement agency, local building official, or local government may establish, for private providers,providers and, private provider firms, and duly authorized representatives working within that jurisdiction, a system of registration system for private providers to verify compliance with the licensure requirements of paragraph (1)(n) and the insurance requirements of subsection (18).(19)(18).

(b)(c)The Thislocal sectionbuilding doesofficial not limit the authority of the Page 4031 of 4640 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 localmay buildingnot officialcharge toadministrative issuefees a stop-work order for a building project or any portion of the project,registration asprocess providedfor by law, if the official determines that a conditionprivate onprovider, theor buildingfor siteany constitutesupdates an immediate threat to publica safetyprivate andprovider welfare.registration.

(c) AThis section does not limit the authority of the local enforcementbuilding agencyofficial mayto notissue prohibita stop-work order for a building project or limitany privateportion providersof fromthe usingproject, virtualas inspectionsprovided by law, if the official determines that a virtualcondition inspectionon isthe notbuilding prohibitedsite byconstitutes anyan applicableimmediate code.threat to public safety and welfare, provided such orders are in strict compliance with the deficiency notice provisions of subsection (9).

(20)(18)(d) A privatelocal providerenforcement mayagency, performlocal building codeofficial, inspectionor serviceslocal ongovernment amay buildingnot projectprohibit underor thislimit sectionthe onlyuse ifof thevirtual inspections by private providerproviders maintainsand insuranceprivate provider firms for professionalany liabilitytype coveringof allconstruction servicessuch performedproviders asor firms have a privatelicense provider.to inspect.

(19)(18) A private provider may perform building code inspection services on a building project under this section only if the private provider maintains insurance for professional liability covering all services performed as a private provider.

Nothing in thisThis section does not limit limits the ability of a fee owner to require additional insurance or higher policy limits.

If the private provider chooses to securePage claims-32 made coverage to fulfill this requirement, the private provider must also maintain coverage for a minimum of 540 yearsCODING: after subsequent to the performance of building code inspection services.

The insurance required under this subsection must shall be written only by insurers authorized to do business in this state with a minimum A.M.

Best’s rating of A.

Before providing building code inspection services within a local Page 41 of 46 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 buildingsecure official’sclaims-made jurisdiction,coverage ato fulfill this requirement, the private provider must providealso tomaintain thecoverage localfor building official a certificateminimum of insurance5 evidencingyears thatafter thesubsequent coveragesto requiredthe underperformance thisof subsectionbuilding arecode ininspection force.services.

(21)(19)The Wheninsurance performingrequired buildingunder codethis inspectionsubsection services,must ashall privatebe providerwritten isonly subjectby toinsurers theauthorized disciplinaryto guidelinesdo ofbusiness thein applicablethis professionalstate board with jurisdictiona overminimum hisA.M. or her license or certification under chapter 468, chapter 471, or chapter 481.

Best’s rating of A.

Before providing building code inspection services within a local building 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.

(20)(19) When performing building code inspection services, a private provider is subject to the disciplinary guidelines of the applicable professional board with jurisdiction over his or her license or certification under chapter 468, chapter 471, or chapter 481.

(21)(a) The department shall maintain a statewide registry of licensed persons and business organizations qualified to act as private providers under this section.

(b) A local enforcement agency shall use the statewide registry to verify the licensure and professional liability insurance of a private provider.

A private provider’s registration in the department’s registry is deemed sufficient to satisfy any local registration requirements.

Page 33 of 40 CODING:

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for SB 1234 580-02718-26 20261234c1 (c) A local enforcement agency may not require a private provider to submit a separate local registration or pay a registration fee for any project in its jurisdiction if the private provider is currently active in the registry.

The same private provider or private Pageprovider 42firm may not be audited more than four times in a year unless the local building official determines a condition of 46a CODING:building constitutes an immediate threat to public safety and welfare, which must be communicated in writing to the private provider or private provider firm.

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26 20261234c2 provider firm may not be audited more than four times in a year unless the local building official determines a condition of a building constitutes an immediate threat to public safety and welfare, which must be communicated in writing to the private provider or private provider firm.

The work may not be delayed for completion of an inspection audit by the local building code enforcementPage agency.34 of 40 CODING:

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for SB 1234 580-02718-26 20261234c1 enforcement agency.

The local government, local enforcement agency, local building official, and building code enforcement personnel may not prohibit or discourage the use of a private provider or a private provider firm.

(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 describeddefined in s.

468.603468.603(5), or a person who holds the same licensure or certification as a private provider, to provide building code inspection services for a public works project, an improvement, a building, or any other structure that is owned by the county, Pagemunicipality, 43school ofdistrict, 46or CODING:independent special district.

Section 6.

Section 553.792, Florida Statutes, is amended to read:

553.792 Building permit application to local government.— (1) The Florida Building Commission shall develop a uniform building permit application for mandatory use by local governments.

The application must include a checklist by project type for permitted work.

To the extent feasible, the uniform building permit applications adopted by the commission must be capable of integration with existing building permit software systems used by local governments and must account for local Page 35 of 40 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 municipality,amendments schoolto district,the orFlorida independentBuilding specialCode. district.

Section(2)(a)(1)(a) 8.A local government must approve, approve with conditions, or deny a building permit application after receipt of a completed and sufficient application within the following timeframes, unless the applicant waives such timeframes in writing:

Paragraph (a) of subsection (1) of section 553.792, Florida Statutes, is amended to read:

553.792 Building permit application to local government.— (1)(a) A local government must approve, approve with conditions, or deny a building permit application after receipt of a completed and sufficient application within the following timeframes, unless the applicant waives such timeframes in writing:

structural, accessory structure, alarm, electrical, gas, irrigation, landscaping, mechanical, plumbing, or roofing.

residential units, including a single-family residential unit or Pagea 44single-family ofresidential 46dwelling, CODING:accessory structure, alarm, electrical, irrigation, landscaping, mechanical, plumbing, or roofing.

Page 36 of 40 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 a4.3. single-family residential dwelling, accessory structure, alarm, electrical, irrigation, landscaping, mechanical, plumbing, or roofing.

4.3.

However, the local government may not require the waiver of the timeframes in this section as a condition precedent to reviewing Pagean 45applicant’s ofbuilding 46permit CODING:application.

(b) A signed and sealed permit application and an attestation by an architect licensed under chapter 481 or an Page 37 of 40 CODING:

Florida Senate - 2026 CS for CS for SB 1234 595-03191-26580-02718-26 20261234c220261234c1 anengineer applicant’slicensed buildingunder chapter 471 that the plans in the permit application.application comply with the Florida Building Code for the construction or renovation of a single-family dwelling located in a jurisdiction for which a state of emergency was issued within the 24 months before the submission of the application is deemed approved.

SectionThe 9.local government shall issue such permit within 2 days after approval.

(c)(b) A local government must meet the timeframes set forth in this section for reviewing building permit applications unless the timeframes set by local ordinance are more stringent than those prescribed in this section.

(d)(c) After an applicant submits an application to the local government, the local government must provide written notice to the applicant within 5 business days after receipt of the application advising the applicant what information, if any, is needed to deem or determine that the application is properly completed in compliance with the filing requirements published by the local government.

If the local government does not provide timely written notice that the applicant has not submitted the properly completed application, the application is automatically deemed or determined to be properly completed and accepted.

(e)(d) A local government shall maintain on its website a policy containing procedures and expectations for expedited processing of those building permits and development orders required by law to be expedited.

(f)(e) If a local government fails to meet a deadline under this subsection, it must reduce the building permit fee by 10 percent for each business day that it fails to meet the Page 38 of 40 CODING:

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for SB 1234 580-02718-26 20261234c1 deadline, unless the parties agree in writing to a reasonable extension of time, the delay is caused by the applicant, or the delay is attributable to a force majeure or other extraordinary circumstances.

Each 10-percent reduction must shall be based on the original amount of the building permit fee, unless the parties agree to an extension of time.

(g)(f) A local enforcement agency does not have to reduce the building permit fee if it provides written notice to the applicant by e-mail or United States Postal Service within the respective timeframes in paragraph (a) which specifically states the reasons the permit application fails to satisfy the Florida Building Code or the enforcing agency’s laws or ordinances.

The written notice must also state that the applicant has 10 business days after receiving the written notice to submit revisions to correct the permit application and that failure to correct the application within 10 business days will result in a denial of the application.

(h)(g) If the applicant submits revisions within 10 business days after receiving the written notice, the local enforcement agency has 10 business days after receiving such revisions to approve or deny the building permit unless the applicant agrees to a longer period in writing.

If the local enforcement agency fails to issue or deny the building permit within 10 business days after receiving the revisions, it must reduce the building permit fee by 20 percent for each business day that it fails to meet the deadline unless the applicant agrees to a longer period in writing.

(3)(2) If any building permit fees are refunded under this section, the surcharges provided in s.

468.631 or s.

553.721 Page 39 of 40 CODING:

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words underlined are additions.

Florida Senate - 2026 CS for SB 1234 580-02718-26 20261234c1 must be recalculated based on the amount of the building permit fees after the refund.

Section 7.

Section 10.8.

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