Florida Permit Basics: Notice of Commencement, Private Providers, and Owner-Builder Permits

Three state laws shape almost every residential permit in Tampa Bay. Local departments add their own forms and procedures on top.

Notice of Commencement (NOC)

A Notice of Commencement is a recorded document that tells subcontractors and suppliers who owns the property and who is building. Under Florida law, the building department must require a copy before the first inspection when the direct contract is greater than $5,000. A direct contract to repair or replace an existing heating or air-conditioning system under $15,000 is exempt. Verified (FS 713.135, checked October 10, 2026)

The permit card carries a state-required warning: an owner who fails to record a Notice of Commencement may end up paying twice for the same improvements. If you are financing the project, talk with your lender or an attorney before recording.

Private providers

Florida lets a property owner, or the owner's contractor, use a licensed private provider for plan review, required inspections, or both, instead of the building department's own staff. The owner files a Notice to Building Official of Use of Private Provider on the state-adopted form. If the owner uses a private provider for plan review, the building official may require the private provider to do inspections too. Verified (FS 553.791 notice form, City of Weston; Florida Administrative Code 61G20-2.005, checked October 10, 2026)

2026 change: HB 803 amended the private provider law. It was signed May 7, 2026, and took effect July 1, 2026. The Florida Building Commission is developing statewide forms for private provider inspection records and certificates of compliance; until those are released, use the forms your building department requires. Verified (DBPR, checked October 10, 2026)

Unverified Reports indicate HB 803 requires local departments to run a private provider registration system.

We have not yet confirmed this item for each Tampa Bay department. Do not rely on it. Contact your building department to confirm its private provider registration requirements.

Owner-builder permits

Florida law lets a property owner act as their own contractor in limited cases. The owner signs a state disclosure statement before the permit issues. Key points from that statement:

The owner may build or improve a one-family or two-family residence, or a farm outbuilding, for the owner's own use or occupancy.
If the owner sells or leases the property within one year after construction is complete, the law presumes it was built for sale or lease, which violates the exemption.
The owner is the responsible party of record on the permit and must provide direct, onsite supervision.
The owner may be held liable for injuries to unlicensed workers on the job.

Verified (FS 489.103(7) disclosure statement, City of South Pasadena form, checked October 10, 2026)