What Happens If You Skip a Building Permit in Florida?

The penalty for not pulling a permit in Florida can include steep fines, stop-work orders, and mandatory removal of completed work. Florida building codes require permits for most construction, remodeling, and repair projects. Property owners in Fort Lauderdale and Broward County who skip this step risk financial losses and legal complications that can far exceed the cost of the permit itself.

Why Are Building Permits Important?

Permits ensure that construction work complies with local building codes and safety standards. They protect both the property owner and the community by confirming structures are safe and habitable. In Broward County, permits are required for electrical work, plumbing, structural changes, and significant repairs. Ignoring the penalty for not pulling a permit in Florida can create serious problems when you try to sell the property later. If you are already in a dispute over unpermitted work, a construction defect attorney in Fort Lauderdale can assess your situation. If code enforcement has already cited you, a Broward County real estate litigation attorney can help defend against fines.

Florida Building Code Permitting Requirements

The penalty for not pulling a permit in Florida stems from the Florida Building Code. According to Section 105 of the Florida Building Code, almost all construction, remodeling, and significant repair work requires permits. The code outlines the steps and compliance measures for building work throughout Florida. Local jurisdictions in Broward County enforce these requirements through their building departments.

Penalties for Not Pulling a Permit

Failing to pull a permit in Florida can result in several escalating penalties:

• Fines: Property owners face substantial fines that vary by the extent of unauthorized work and jurisdiction
• Stop-work orders: Local authorities can halt construction until proper permits are obtained
• Removal of work: If the work does not meet code, you may have to tear it out and redo it
• Legal action: Persistent non-compliance can trigger code enforcement proceedings and court action
• Insurance issues: Homeowners insurance may deny claims for damage caused by unpermitted work

Steps to Take If You Did Not Pull a Permit

If you discover that work was done without a permit, take these steps:

1. Stop work immediately: Cease all construction to avoid additional penalties
2. Contact a licensed contractor: Find a professional familiar with local permit requirements
3. Apply for a retroactive permit: Submit applications and documents to the local building department
4. Schedule an inspection: Arrange for code compliance inspection of the completed work
5. Consult an attorney: If code enforcement is already involved, seek legal representation

How to Get a Permit After the Work Is Done

If work was already completed without a permit, most building departments, including Fort Lauderdale’s, allow an after-the-fact permit. The usual process looks like this:

1. Hire a licensed contractor or engineer to evaluate the work and, where needed, prepare drawings of what was built.
2. Submit the permit application through the local building department. In Fort Lauderdale, applications go through the City’s LauderBuild portal.
3. Open the work for inspection. Inspectors may require drywall, flooring, or ceilings to be opened so they can see wiring, plumbing, framing, or connections.
4. Correct anything that does not meet code and pass final inspection so the permit can be closed.

Expect to pay the regular permit fees, any re-inspection fees, and, in many jurisdictions, an additional penalty fee for starting work before the permit was issued. Fee schedules change, so check the current schedule with your local building department.

Florida’s 2026 Permit Exemption for Small Home Projects

A 2026 Florida law, HB 803, created a permit exemption for small single-family residential projects, effective July 1, 2026. The City of Fort Lauderdale applies it this way:

• The work must be valued under $7,500, based on a licensed contractor’s proposal or estimate.
• The exemption is not automatic. You must submit the City’s Residential Permit Exemption Request with a job cost estimate and receive written approval before starting work.
• Work likely to qualify includes interior painting, flooring, cabinet replacement, and minor drywall repair.
• Electrical, plumbing, mechanical, gas, structural, window, and AC work does not qualify, and neither do condos, multifamily buildings, commercial property, or homes in a flood hazard area.
• Larger projects cannot be split into smaller ones to get under the threshold.

Other Broward cities may handle exemption requests differently, so check with your local building department, or the City of Fort Lauderdale’s HB 803 guide, before you skip a permit.

Pulling a Permit as an Owner-Builder

Florida lets property owners act as their own contractor without a license when they build or improve a one- or two-family home for their own use. To use this owner-builder exemption, you must personally sign the permit application and an owner-builder disclosure statement, and you must directly supervise any work not done by licensed contractors. If you sell or lease the property within 1 year after the work is completed, the law presumes the work was done for sale or lease, which falls outside the exemption.

Can You Sue a Contractor for Not Pulling Permits?

Often, yes. In Florida, pulling the permit is normally the contractor’s responsibility when a licensed contractor is hired. If a contractor skipped the permit, the owner may have claims for breach of contract and for the cost of bringing the work up to code. If the contractor was not licensed at all, Florida law bars the unlicensed contractor from enforcing the contract and allows the owner to seek three times their actual damages plus attorney fees. Learn more about the penalties for hiring an unlicensed contractor in Florida, or speak with a Fort Lauderdale construction defect attorney about defective unpermitted work.

How Unpermitted Work Affects Property Sales

Unpermitted work creates major problems during real estate transactions. Buyers and their inspectors often discover additions or renovations that lack permits. This can kill a sale or force the seller to credit the buyer for permit acquisition and inspection costs. Title companies may flag unpermitted structures, and lenders could refuse to finance the purchase. If you are selling property with unpermitted work, a real estate transaction dispute attorney or a real estate closing attorney can help navigate disclosure requirements and negotiate with buyers.

Code Enforcement Fines and Liens in Fort Lauderdale and Broward County

Inside city limits, permit violations are enforced by the city, not the county. In Fort Lauderdale, that is the City’s code compliance staff, with hearings before a special magistrate. Broward County’s code enforcement covers unincorporated areas. The process usually starts with a notice of violation that gives the owner a reasonable time to correct the problem. If the violation is not corrected, the case goes to a hearing, and fines can begin to accrue daily.

Under section 162.09, Florida Statutes, fines generally cannot exceed $250 per day for a first violation and $500 per day for a repeat violation, and larger cities and counties can adopt higher limits by ordinance. Once recorded, an unpaid fine becomes a lien on the property. Code enforcement liens cannot be foreclosed on a homestead, but they still block sales and refinances until they are paid, reduced, or released. Fort Lauderdale offers a Lien Amnesty Program that can reduce eligible code liens, and a Fort Lauderdale code enforcement attorney can help you respond to a citation before fines grow.

Frequently Asked Questions

Question	Answer
What types of work require a permit in Fort Lauderdale?	Permits are required for electrical work, plumbing, structural modifications, roofing, and significant repair work.
How much can fines be for not pulling a permit?	Florida law generally caps code enforcement fines at $250 per day for a first violation and $500 per day for a repeat violation, though larger cities can set higher limits. Unpaid fines can become a lien on the property, and after-the-fact permits usually carry extra fees.
Can work be demolished if not permitted?	Yes, if the construction does not meet code requirements, the city can require demolition or redoing the work.
How long does it take to get a permit in Broward County?	Processing times vary, but most residential permits take several weeks. Expedited options may be available.
Do I need a permit to remodel a kitchen or bathroom in Florida?	Usually, yes, if the project involves plumbing, electrical, or structural work. Cosmetic work such as painting, flooring, or cabinet replacement under $7,500 may qualify for Florida’s 2026 small-project exemption, but in Fort Lauderdale you must get written approval before starting.
What can a homeowner do without a permit in Florida?	Minor cosmetic work and, since July 1, 2026, some small single-family projects under $7,500 that receive an exemption approval. Electrical, plumbing, mechanical, structural, window, and AC work still require permits.
Can I sell my house with unpermitted work?	You can, but you must disclose it. Buyers may demand price reductions or require permits before closing.

Local Resources in Fort Lauderdale and Broward County

Resource	Contact Information
Broward County Building Code Services	Visit Website
City of Fort Lauderdale Permit Information	Visit Website
Florida Building Code Online	Visit Website

Get Legal Help With Permit Disputes in Fort Lauderdale

If you are facing the penalty for not pulling a permit in Florida, Hughes Real Estate Law can help. We serve clients throughout Fort Lauderdale and Broward County. Contact us at (954) 256-5125 or visit our office at 1141 SE 2nd Ave, Fort Lauderdale, FL 33316.