Florida Permitting Guide
Do you need a permit to remodel a kitchen in Florida?
Updated April 27, 2026 · Reviewed against current Florida Building Code
Yes — you need a permit to remodel a kitchen or bathroom in Florida if the work involves plumbing, electrical, gas, structural changes, or new windows. Cosmetic-only work (paint, hardware, refacing existing cabinets without electrical changes) typically doesn't. Skipping permits voids homeowner's insurance and creates resale problems.
What triggers a permit
Florida Building Code applies the same trigger logic across every county we serve: any work that touches plumbing, electrical, gas, or structural elements requires a permit. Cosmetic-only work doesn't. Here's the cheat sheet:
| Type of work | Permit required? |
|---|---|
| Moving a sink, dishwasher, or shower drain | Yes — plumbing permit |
| Replacing a tub with a walk-in shower | Yes — plumbing + waterproofing inspection |
| Adding or moving an electrical outlet, light, or appliance circuit | Yes — electrical permit |
| Upgrading the electrical panel from 100A to 200A | Yes — electrical permit + utility coordination |
| Removing a load-bearing wall | Yes — structural permit + engineer's stamp |
| Replacing windows | Yes — building permit (plus impact-rated requirement under the 25% rule) |
| Cabinet refacing without electrical or plumbing changes | No — cosmetic-only work |
| Counter replacement keeping existing sink in place | No (unless gas line for slide-in range is touched) |
| Hardware swap, paint, light bulbs | No |
How Central Florida jurisdictions handle permits
Permits are pulled through the city or county that has jurisdiction over the parcel. We confirm the right jurisdiction on the first walkthrough and pull every permit your project needs as part of our scope.
| Jurisdiction | How it works |
|---|---|
| Orange County / City of Orlando | City of Orlando handles incorporated parcels; Orange County handles the rest. FastTrack online portal for submission. |
| Seminole County / City of Lake Mary / Sanford / Oviedo | Each city handles its own incorporated parcels. Markham Woods and unincorporated areas use county. |
| Osceola County / Kissimmee / Celebration | Celebration adds CROA review for exterior-visible work before permits are pulled. |
| Lake County / City of Clermont | City of Clermont handles incorporated parcels; county handles unincorporated. |
| Brevard County / Melbourne / Rockledge | Coastal zones may add wind-load or impact-glazing review. Each city handles incorporated parcels. |
The permit process — start to finish
- 1
Scope and design lock
Permit applications need a defined scope. Selections (cabinets, fixtures, appliances) are typically locked first, then plans are drawn — or for larger projects, an architect or designer produces stamped plans for submission.
- 2
Plan submission
Most Central Florida jurisdictions accept online submission (Orange County FastTrack, Seminole County ePermits, Osceola County PRMS). Plans, scope description, and contractor license info are uploaded.
- 3
Plan review
Building department reviews for code compliance. Plumbing, electrical, structural, and mechanical reviewers each take a turn. Comments come back; corrections are made; resubmitted.
- 4
Permit issuance
Once approved, the permit is issued and posted on-site. Construction can begin.
- 5
Rough inspections
After demo and rough plumbing / electrical / framing, but before drywall, the building inspector visits and approves rough work. Any failures require correction and re-inspection.
- 6
Final inspection and close-out
After finish work is complete, the building inspector returns for final approval. Permit closes; documentation goes into the property record. This is what protects you on resale and insurance.
What happens if you skip the permit
Unpermitted work is the most expensive way to "save" money on a remodel.
- Homeowner's insurance can deny claims for damage caused by unpermitted work (especially water damage from improper plumbing or electrical fires from undersized panels).
- Resale title issues — buyers' inspectors and appraisers find unpermitted work and force a retroactive permit before closing.
- Florida lien-law exposure if a contractor performs work without permits and you later dispute payment.
- Code violations from the building department: stop-work orders, fines, and a forced tear-out if work doesn't meet code.
- No final inspection means no documented warranty trail — manufacturers can void cabinet, fixture, and appliance warranties on installations that weren't permitted.