One of the most common questions we hear from homeowners is: “Does this need a permit?” The honest answer is that it depends — on the scope, the county, and sometimes the municipality within the county. Here’s a practical breakdown.
Work That Almost Always Requires a Permit
Regardless of county, the following typically requires a building permit in South Florida:
Structural work
- Adding or removing walls (especially load-bearing)
- Room additions, garage conversions, ADUs
- Foundation work
- New construction of any kind
Mechanical, electrical, and plumbing
- Adding or relocating electrical circuits
- Panel upgrades or replacement
- Gas line installation or modification
- Relocating or adding plumbing fixtures
- HVAC system replacement (in most jurisdictions)
Exterior structures
- Covered patios, pergolas, and screen enclosures
- Fences over a certain height (varies by municipality)
- Swimming pools and spas
- Driveways that change impervious surface area
Roofing
- Full roof replacement (not just repair)
Work That Typically Does NOT Require a Permit
- Painting (interior or exterior)
- Flooring replacement (tile, hardwood, carpet)
- Cabinet replacement in same location without plumbing changes
- Countertop replacement
- Appliance swap in existing location
- Minor drywall repair
- Fixture replacement (light fixtures, faucets) in existing locations
Why Unpermitted Work Is a Problem
The short-term savings of skipping a permit disappear when you sell. In Florida, sellers must disclose known unpermitted work. If a buyer’s inspector finds it — and they often do — you’re either reducing your price, agreeing to remediate it before closing, or watching the deal fall through.
More seriously, unpermitted work can affect your homeowner’s insurance. If a covered structure like a screen enclosure or carport wasn’t permitted, your insurer may deny a claim related to it.
The permit process exists to document that work was done to code. That documentation protects you as much as it protects your neighbors.
County-Specific Notes
Miami-Dade has one of the stricter building departments in the state. Municipalities within the county (City of Miami, Coral Gables, Hialeah) have their own departments with sometimes stricter requirements. Always verify with the relevant jurisdiction before assuming what’s required.
Broward similarly has both county and municipal departments. Fort Lauderdale, Hollywood, and Weston each run their own permit offices.
Palm Beach follows a similar model. Boca Raton and West Palm Beach have active building departments that differ from the county’s unincorporated process.
IVG manages permit applications for every project we build. Get a free estimate →