Paint, Pressure Washing, Minor Repairs and What Does NOT Require a Permit in South Florida 2026

Property owners in South Florida frequently ask which construction activities require permits and which activities can be performed without permits. Understanding the permit exemption landscape is just as important as knowing what requires permits — over-applying permit requirements to simple maintenance work wastes time and money, while under-applying them to activities that do require permits creates code enforcement liability. This guide explains the activities that are generally exempt from building permit requirements in Miami-Dade, Broward, and Palm Beach County, and clarifies the critical boundaries between exempt maintenance and permit-required construction.

What Generally Does NOT Require a Building Permit

Under the Florida Building Code Section 105.2 and local amendments adopted by Miami-Dade County, Broward County, and Palm Beach County municipalities, the following activities are generally exempt from building permit requirements when they do not involve structural changes, system modifications, or changes to building occupancy:

Painting — interior and exterior painting, staining, and sealant application to existing surfaces does not require a permit in Miami-Dade County or most South Florida municipalities, provided no structural work or system modifications are involved. This includes repainting stucco exteriors in new colors, painting interior rooms, and painting fences or gates. Note that this exemption does not cover new stucco application or stucco repairs over cracked areas — those require permits as described in the stucco permits blog.

Pressure washing — cleaning building exteriors, driveways, sidewalks, pool decks, and other surfaces with pressure washers does not require permits. However, pressure washing that dislodges existing stucco or exposes substrate damage may reveal conditions that require permitted repair work.

Floor covering replacement — replacing flooring with new carpet, vinyl plank, laminate, hardwood, or tile over an existing substrate does not require a permit in most South Florida jurisdictions, provided no structural subfloor modifications are made and no plumbing or electrical systems are disturbed. Tile installation over a concrete slab does not require permits. Tile installation that requires shimming or leveling the existing slab does not require permits. However, removal of tiles that reveals a cracked or damaged concrete slab requiring structural repair would trigger a permit for the structural repair work.

Caulking and weatherstripping — replacing caulk around windows, doors, and penetrations; replacing weatherstripping on doors; and applying sealant to control joints does not require permits.

Replacing cabinet hardware, interior door handles, and non-structural interior hardware — these cosmetic improvements do not require permits.

Replacing a toilet, sink, or faucet like-for-like in an existing rough-in location — in most South Florida jurisdictions, a plumbing permit is NOT required for a simple fixture replacement that does not move the plumbing rough-in location, does not add fixtures, and does not modify supply or drain lines. However, some municipalities do require permits for all plumbing work. Confirm with the applicable building department before proceeding without a permit on any plumbing work.

Replacing a light fixture or ceiling fan like-for-like using existing wiring in an established electrical box — replacing a light fixture without changing the wiring, adding circuits, or modifying the electrical panel does not require an electrical permit in most South Florida jurisdictions. However, replacing a ceiling fan where one did not previously exist may require a permit to confirm the electrical box is rated for fan support. Again, confirm with the applicable building department.

What DOES Require a Permit — Common Misunderstandings

Many property owners mistakenly believe that small or cosmetic-seeming projects do not require permits when they actually do. Here are the most commonly misunderstood permit-required activities in South Florida:

Replacing a water heater — replacing a tank-type water heater with a new unit of the same type and capacity requires a plumbing permit in Miami-Dade County and in most Broward and Palm Beach County municipalities. This is because the work involves disconnecting and reconnecting water supply lines, the gas line or electrical supply, and the temperature and pressure relief valve discharge piping. The inspection confirms proper installation and code compliance of the safety devices.

Replacing an HVAC system — replacing an air handler, condensing unit, or ductwork requires a mechanical permit. The inspection confirms proper refrigerant charge, electrical connections, condensate drainage, and duct seal integrity.

Adding a ceiling fan where there was not one before — this requires an electrical permit to confirm the existing or new ceiling box is rated for fan support and that the wiring is appropriate.

Installing a window air conditioner in a cut opening — cutting a hole through an exterior wall for a through-wall AC unit requires a building permit for the structural modification and the weatherproofing of the new opening.

Replacing any window or door with a different size or type — even a like-for-like window replacement in Miami-Dade County requires a permit because the new window must have Miami-Dade County Product Approval and the installation must be inspected.

Adding any new electrical outlet, new circuit, or new panel breaker — any modification to the electrical system beyond replacing existing fixtures in existing boxes requires an electrical permit.

Any excavation deeper than 18 inches — excavation for new landscaping, drainage improvements, or utility work requires 811 notification and may require permits depending on scope.

The Critical Rule — When in Doubt, Ask First

Property owners who are uncertain whether a specific activity requires a permit should ask the applicable building department before beginning work. In Miami-Dade County, the RER Customer Service line can answer permit requirement questions. Municipal building departments throughout Broward and Palm Beach County have customer service staff available to answer permit requirement questions.

Asking takes 10 minutes and costs nothing. Performing unpermitted work that turns out to require a permit can result in code enforcement fines, forced demolition, and complications during property sales that cost thousands or tens of thousands of USD to resolve. The cost of the question is always zero. The cost of the mistake can be enormous.

Lead Paint, Asbestos, and Hazardous Materials in Minor Repair Work

A critical safety consideration for minor repair work in older South Florida homes and buildings is the potential presence of lead paint and asbestos-containing materials. Homes built before 1978 may contain lead paint; buildings constructed before 1981 may contain asbestos in floor tiles, ceiling tiles, pipe insulation, roof materials, and other components. Disturbing lead paint or asbestos-containing materials during repair work — even seemingly minor repairs — requires compliance with EPA and OSHA regulations governing lead paint and asbestos work practices.

Renovation, repair, and painting (RRP) work in pre-1978 homes and child-occupied facilities must be performed by EPA RRP-certified contractors using certified work practices to minimize lead dust generation and exposure. Non-compliance with EPA RRP requirements carries USD civil penalties of up to $37,500 per day per violation. Before any repair work in a pre-1978 South Florida property, have the materials tested for lead paint by a certified lead inspector and for asbestos by a certified asbestos inspector.

HOA Approval vs. Government Permit

In communities governed by homeowners associations, property owners may be surprised to find that some activities requiring HOA approval do not require government permits, while some activities requiring government permits may not require HOA approval. These are independent systems — HOA approval and government permits operate in parallel and each has its own scope.

Common activities that require HOA architectural review board approval but not government building permits include exterior paint color changes, landscape plant additions, decorative hardware changes, and minor outdoor furniture placement. Activities that require government permits but not HOA approval (in communities that do not regulate them) include interior renovations, mechanical system replacements, and electrical work invisible from outside the home. Always check BOTH HOA requirements and government permit requirements before beginning any work.