Florida HB 803 Updates Private Provider Fees and Review Timelines
Now in effect as of July 1, 2026, HB 803 updates Florida's private-provider framework with commercial fee reductions tied to plan review and building inspection services, shorter review clocks, and stronger protection for virtual inspections.
Informational only, not legal advice. HB 803 (Chapter 2026-63) amends Florida Statute 553.791, effective July 1, 2026.
At A Glance
What the new law gives you
25% or 50%
Minimum off qualifying commercial review / inspection fees
10 days
Business-day review clock, down from 20
Deemed approved
If the official misses the notice deadline
Virtual-first
Inspections where the code allows
Lower Cost
HB 803 sets commercial fee reductions for qualifying plan review and building inspection services.
- At least 25% off the qualifying review or inspection fee portion when a private provider handles part of that scope; at least 50% off when it handles all required qualifying review and inspection services.
- The local government can't double-charge you for review or inspection work the private provider already did.
- On other projects, the department must still reduce its permit fee by its cost savings.
Faster Approvals
The clock is shorter, and missing it now has teeth.
- When a private provider has reviewed the plans, the building official's review is limited to completeness, with 10 business days to give written notice of incomplete forms or documents. That is half the old 20.
- Single-trade work on a single- or two-family home runs on a 5-business-day clock.
- If the official does not give that notice in time, the permit is deemed approved by law and must issue the next business day.
Virtual-First, Further Protected
Virtual inspections were already allowed. HB 803 bars a department from prohibiting or limiting virtual inspections that the applicable code does not prohibit.
- Departments may not prohibit or limit a private provider's use of virtual inspections where the code allows them.
- The fee owner, or a contractor with the owner's written authorization, can elect a private provider at any time. The old advance inspection-notice requirement is gone.
- This is how FCC already operates: FCC inspects virtually wherever the applicable code allows it.
HB 803 is not a blanket discount on every dollar in a commercial permit fee. The reduction applies to the building-department fee portion tied to qualifying plan review and building inspection services.
When a private provider handles part of the qualifying plan review or building inspection scope, the law sets a reduction of at least 25 percent for the applicable review or inspection fee portion.
Applies when
- The project is commercial.
- A private provider handles part of the qualifying plan review or inspection scope.
- The jurisdiction separates the qualifying review or inspection fee portion from other permit-related charges.
Contractor note
This is the realistic framing when the building department still keeps part of the review or inspection scope.
Commercial Fee Framework
Private provider handles part of the qualifying scope
When a private provider handles part of the qualifying plan review or building inspection scope, the law sets a reduction of at least 25 percent for the applicable review or inspection fee portion.
Applies when these facts line up
- The project is commercial.
- A private provider handles part of the qualifying plan review or inspection scope.
- The jurisdiction separates the qualifying review or inspection fee portion from other permit-related charges.
Contractor Note
This is the realistic framing when the building department still keeps part of the review or inspection scope.
Every day a permit sits in a queue is a day your crew, your financing, and your insurance keep costing you money. HB 803 shortens the clock and makes the department accountable for hitting it.
10-business-day review
When a private provider has reviewed the plans, the building official's review is limited to completeness. The official has 10 business days to give written notice of incomplete forms or documents, replacing the old 20-business-day clock.
5 days for single-trade on 1–2 family homes
Single-trade work on a single-family or two-family dwelling runs on an even tighter 5-business-day clock.
Deemed approved if missed
If the building official does not give timely written notice of incomplete forms or documents, your permit is deemed approved by law and must issue the next business day.
The department's authority to re-review a private provider's work is now narrowed to a limited set of items, so approvals don't get quietly re-litigated.
Virtual inspections aren't a loophole and they aren't new. The statute lets private provider inspections be performed in person or virtually, where the applicable code does not prohibit a virtual inspection. HB 803 adds reinforcing language that a building department may not prohibit or limit a private provider's use of virtual inspections where the code permits. Translation: the way FCC already works has the law standing behind it.
- Private provider inspections may be performed in person or virtually, where the applicable code does not prohibit it.
- Departments can't prohibit or limit virtual inspections where the applicable code allows them.
- The fee owner, or a contractor with the owner's written authorization, can elect a private provider at any time. The old advance inspection-notice requirement was removed.
You file the permit and NTBO
Your team submits the permit application and the Notice to Building Official to the jurisdiction. That part stays with you — FCC doesn't pull permits or file the NTBO.
FCC handles plan review and virtual inspections
FCC performs the private-provider plan review and runs your inspections virtually wherever the applicable code allows it, on the shortened HB 803 clock.
Jurisdiction-retained items stay local
Zoning, fire, public works, utilities, and drainage are still handled by the local authority. We keep that boundary clear so nothing gets missed.
FCC files the Certificate of Compliance
Once the required inspections pass, FCC files the COC with the building department at the right stage to help close out the permit.
Florida Statute 553.791
The core statute behind private-provider plan review and inspection authority.
HB 803 Contractor Guide
Article-style breakdown of the 2026 HB 803 private-provider fee story.
Private Provider Fee Reductions
Evergreen fee-reduction framing for Florida private-provider projects.
Notice to Building Official
Explains who files the NTBO and what stays with the contractor or owner.
Plan Reviews
How FCC handles private-provider review work for residential and commercial projects.
Virtual Inspections
How FCC handles live and eligible offline inspections under the private-provider model.
Use the Private Provider Rules Correctly
HB 803 changes the fee and timeline conversation starting July 1, 2026. Start a project with FCC and keep the private-provider scope, permit filing, and jurisdiction-retained items clean from the beginning.