Permit to Replace Kitchen Cabinets in Florida: When You Need One

In most of Florida, you don't need a building permit to replace kitchen cabinets as long as only the cabinets change. Miami-Dade County lists kitchen cabinet installation inside a home as work the Florida Building Code doesn't regulate, Hillsborough County and Collier County list cabinet work as permit-exempt, and since July 1, 2026 a state law, HB 803, makes cities and counties exempt many jobs under $7,500 on single-family homes. "Most" is the important word. Miami Springs and South Palm Beach have listed cabinet replacement as permit work, Palm Beach County's Building Division says HB 803 doesn't apply anywhere it issues permits, and the answer changes when the job moves the sink, adds a circuit, reroutes gas or ducting, rearranges the layout, touches a wall, sits in a flood zone, or is in a condo. This guide sorts those cases with sources, county by county where we could check, then shows how to confirm the rule with your own building department before you order.

The decision table below is the quick check: find the row that matches your kitchen, then confirm it with the office in its "Who to ask" column. Nothing here is legal advice, and we sell and ship cabinets to Florida; we don't install cabinets or pull permits. For delivery, tax and the rest of the Florida picture, see our Florida cabinet buying guide.

Table of Contents

• Your Project: Permit, Licensed Pro, Who to Ask
• The $7,500 Exemption Under HB 803
• What Florida Counties and Cities Say
• Who Can Install Cabinets in Florida
• When Plumbing, Electrical or Gas Work Changes the Answer
• Flood Zones and the FEMA 50% Rule
• Condos and HOAs: Approval Comes First
• Checklist Before You Order
• Frequently Asked Questions

Your Project: Permit, Licensed Pro, Who to Ask

Find the row that matches your job. "Usually" means that's what the Florida sources cited below say; your building department has the final word.

A typical refresh is the first row plus the third. Change the layout and you start picking up the rows below.

The $7,500 Exemption Under HB 803

HB 803 is the 2026 Florida law that changes the answer for many homeowners. Approved by the Governor on May 6, 2026 and filed as Chapter 2026-63 and effective July 1, 2026, it added s. 553.79(1)(g) to the Florida Statutes: a local government that issues building permits "shall exempt an owner of a single-family dwelling or the owner's contractor" from getting a building permit "to perform any work valued at less than $7,500" (Florida Senate, HB 803).

Fort Lauderdale (HB 803 page) names "cabinet replacement" as qualifying work, alongside interior painting, flooring and drywall repair, with the final call left to the building official; it wants written approval on its Residential Permit Exemption Request (HB 803) form before work starts, and won't accept applications filed before July 1, 2026. Boynton Beach lists "replacement of cabinetry, countertops, and sinks" as allowed, but puts "reconfiguring cabinetry; adding or extending countertops; adding or expanding kitchen islands" in its column of work not allowed without permits. The job has to meet every condition:

• Single-family home. Fort Lauderdale states that multifamily, condominium, apartment and commercial properties aren't included.
• Under $7,500 in value. The law bars dividing one project into several to stay under the limit.
• Not in a flood hazard area. The exemption doesn't apply to a property "partially or entirely located in a flood hazard area."
• No electrical, plumbing, structural, mechanical or gas work.
• A written request. The statute requires one, with "a copy of the contract or other documentation demonstrating the nature and the value of the work." Hillsborough takes requests through HillsGovHub; Boynton Beach through its Sages portal, then issues a written determination.

Each department runs the request its own way, and one large county says the exemption can't apply anywhere in its area because of the flood-zone condition:

An exemption isn't a pass on the code, and it isn't an inspection either. The statute says the local government "has no legal duty" to the owner or contractor for exempted work, and Pinellas states plainly that it won't inspect. In Hillsborough's words, "Exemptions from permit requirements of this code does not waive any other requirements of the building code." Zoning and HOA rules still apply too. Collier County points out the alternative: apply for an ordinary permit and get the technical review and inspections that come with it.

Ask how your department values the job. For ordinary permits, the Town of South Palm Beach says permits "must include the value of all labor and materials regardless of whether the General Contractor or the Homeowner is purchasing them." If your department counts an HB 803 request the same way, the cabinet invoice goes into the $7,500. A full kitchen of cabinets can pass that on its own (our guide to how much kitchen cabinets cost has the ranges), while a bathroom vanity or a short run fits far more easily.

What Florida Counties and Cities Say

Florida's general rule is broad. Section 553.79(1)(a) makes it unlawful to "construct, erect, alter, modify, repair, or demolish any building" without first getting a permit, and nothing in that section names cabinets (s. 553.79, F.S.). Apart from HB 803, the exemptions come from the building code and each department's lists. Rockledge's building memo explains the mechanism: Florida Building Code section 105.2.2 lets "certain ordinary minor repairs" go without a permit, subject to the building official's approval. Departments decide for themselves what counts, which is why the answers differ:

Miami-Dade's guide also lists exemptions for unincorporated Miami-Dade under Florida Building Code section 102.2.5, capped at $5,000 in total over any 12 months; installing a ductless range hood is one of them, and Collier's list exempts ductless hoods too. That is a separate exemption from HB 803, so ask which one your department applies. Notice the split inside one county: Miami-Dade's own guide says cabinets aren't regulated, while Miami Springs, a city in the same county with its own building department, wants a permit. The South Palm Beach guide predates HB 803, and the Miami Springs FAQ carries no date, so call before relying on either.

If your city has its own building department, ask it rather than the county. These questions get a straight answer quickly:

1. "I'm replacing kitchen cabinets in the same positions, with no plumbing, electrical or gas changes. Does that need a permit here?"
2. "Does reconnecting the existing sink and dishwasher count as plumbing work?"
3. "Is my address in a flood hazard area, and does that change the answer?"
4. "If HB 803 applies, how do I file the request, and does the cabinet invoice count toward the $7,500?"

Note the date and who answered, and ask for any "no permit" answer in writing.

Who Can Install Cabinets in Florida

Florida settled the licensing question for cabinet work in 2021 (Chapter 2021-214, Laws of Florida). Cities and counties may not require a license for cabinetry, painting, flooring, handyman services or interior remodeling that involves no state-licensed task, and "may not require a state or local license to obtain a permit for such job scopes" (s. 489.117(4)(a), Florida Statutes). Plumbing, electrical and gas work still need state-licensed contractors.

So the person who hangs and levels your cabinets doesn't need a cabinet license from your city or county. For the trades around them, two exemptions come up often:

• Owner-builder. Under s. 489.103(7)(a), F.S., you can act as your own contractor on your own one- or two-family home that isn't offered for sale or lease, as long as you directly supervise, on site, all work not done by licensed contractors. Selling or leasing within one year of completion creates a presumption the work was done for sale. Electrical work has its own owner exemption in s. 489.503(6), F.S. Ask how your department handles owner-builder permits before you plan to do the plumbing or wiring yourself.
• Minor work (s. 489.103(9)). It covers casual or minor work under $2,500 in total, labor and materials included. It doesn't apply to work that's part of a larger operation, or to anyone who advertises as a contractor, so don't count on it for the plumbing on a full kitchen.

Check anyone you hire on the DBPR Verify a Licensee search, which shows whether a license is current and what it covers. For the cabinet installer, ask for photos of finished jobs and how they handle out-of-level floors.

When Plumbing, Electrical or Gas Work Changes the Answer

Most kitchens that need a permit need it for what sits behind and under the cabinets:

• Moving the sink. New supply and drain lines are plumbing work: a permit and a licensed plumber, unless you're an owner-builder. An island sink also needs a drain route through the floor, which on a slab-on-grade house means cutting concrete.
• Adding a dishwasher or disposal. New water and drain lines are plumbing, and their power is electrical work.
• New circuits and moved outlets. Countertop outlets that move with a new layout, island power and hardwired under-cabinet lighting all mean an electrical permit.
• A gas range in a new spot. A new or extended gas line needs a licensed contractor and a permit.
• Ducting a range hood outside. Miami-Dade flags ventilation as work that may need a permit, and HB 803 excludes mechanical work. Our guide to range hood CFM explains how much airflow you need before anyone cuts the wall.
• Taking out a wall. Opening the kitchen to the living room is structural work, with a permit and a licensed contractor. Plan the cabinets once the engineer has placed the beam.

The cheapest permit is the one you design out. If the sink, range and refrigerator positions work, keeping them can keep the job in the cabinet-only rows of the table. A new layout on the same wet wall often gets most of the benefit: a new sink base in the old spot, drawer bases in place of door-and-shelf boxes, taller wall cabinets run to the ceiling, and the plumbing stays put. A wood range hood fitted with a recirculating kit avoids cutting an exterior wall; Collier County and unincorporated Miami-Dade both list ductless hoods as permit-exempt, though new wiring for the blower is still electrical work. Our kitchen layouts guide shows what each layout asks of the room, and the kitchen dimensions checklist lists what to measure, including the centerline of the sink drain. A new wall oven may need a new circuit as well as the right cabinet (see wall oven and microwave cabinet dimensions).

Flood Zones and the FEMA 50% Rule

If your home is in a flood hazard area, HB 803's exemption doesn't apply, and a cabinet replacement can count toward a federal limit. Under 44 CFR 59.1, a "substantial improvement" is any reconstruction, rehabilitation, addition or other improvement whose cost "equals or exceeds 50 percent of the market value of the structure before the 'start of construction'" (44 CFR 59.1).

Cabinets count toward that total. FEMA's sample substantial-improvement packet, hosted by the Florida Division of Emergency Management, lists "Built-in cabinets (e.g., kitchen, utility, entertainment, storage, and bathroom)" among included costs, along with materials and labor, built-in appliances, plumbing fixtures, wiring, demolition and sales tax on materials. Plans, land surveys, permit and inspection fees, and plug-in appliances such as stoves can be excluded (FEMA P-758 sample packet).

Florida changed one piece of this in 2025. SB 180 created s. 163.31795, which says a local government in the National Flood Insurance Program "may not adopt or enforce an ordinance for substantial improvements or repairs to a structure which includes a cumulative substantial improvement period" (SB 180 (2025)). Improvements from earlier years can no longer be added up to reach 50%.

The "market value" side is set locally. Unincorporated Lee County, for example, uses the structure's assessed value, excluding land, from the Property Appraiser's records, and lets owners who disagree submit an appraisal from a Florida-licensed appraiser (Lee County substantial improvement page). Ask your county floodplain office which value it uses before you price the job.

If any cabinets sit below base flood elevation, such as in a ground-level enclosure under an elevated home, FEMA Technical Bulletin 2 rates built-in wood and particleboard cabinets as unacceptable there and metal cabinets as acceptable, though it doesn't recommend metal where saltwater floods (FEMA TB-2, 2025). We don't sell metal cabinets. For a living-level kitchen, our Florida humidity guide covers which boxes hold up around everyday water.

Condos and HOAs: Approval Comes First

In a condo, the association usually matters more than the building department. HB 803 covers single-family homes only, and city lists treat condo units differently: Miami Beach's exempt list for multifamily buildings leaves cabinets out, while Miami-Dade's covers "residential units." Section 718.113(2)(a) bars material alterations to the common elements except as the declaration allows (s. 718.113, F.S.); work inside your unit is governed by your declaration and rules, which commonly ask for an alteration application, the contractor's license and insurance certificate, a damage deposit and a service-elevator booking. Under s. 718.111(11)(f)3., built-in cabinets and countertops inside the unit are the owner's to insure, and after a loss s. 718.111(11)(g)1. requires the board's prior written consent and all permits before reconstruction (s. 718.111, F.S.). Our guide to Florida condo kitchen renovation rules covers approvals, insurance, inspections and tower deliveries in full.

Single-family HOAs are narrower. Under s. 720.3035(1)(a), an HOA's architectural authority covers the "location, size, type, or appearance" of improvements, only as far as the declaration provides (s. 720.3035, F.S.), so a kitchen inside the house usually isn't reviewed. HB 803 also added s. 720.3035(1)(c): an HOA may not require a building permit as a prerequisite for its own review.

Checklist Before You Order

1. Look up your flood zone. Ask your county floodplain office or building department. A flood-zone address removes the HB 803 option and adds the 50% math.
2. Fix the scope. Decide whether the sink, range, outlets, walls or the cabinet layout itself will change. That one decision sets most of the permit answer.
3. Get the value on paper. You'll need it for an HB 803 request, a 50% calculation, or both.
4. Call the building department. Use the four questions above and note who answered. File the HB 803 request if it applies, and wait for the answer before work starts.
5. In a condo, apply to the association. Include the delivery plan: carton count, elevator booking, loading dock.
6. Hire licensed trades for anything that moves, and check each license on the DBPR search.
7. Time the order to the approvals. In-stock items on lines such as Modernform typically ship in 3–5 business days, KCD, Tribeca and J&K ship in 7–10 days, and Mantra and Fabuwood's stock series typically in about 2 weeks; built-to-order Diamond and Decorá typically take 4–6 weeks, plus typically 1–7 business days in transit within the continental U.S. Delivery is curbside, with a liftgate on request, so line up help to carry the cartons in. Cabinets that arrive before a permit or condo approval must wait indoors in air conditioning; our Florida humidity guide explains why a garage won't do.

Still choosing cabinets? Our five-step guide to ordering cabinets online runs from measuring to delivery, and the guide to buying wholesale and RTA cabinets in Florida covers sales tax and freight to Florida addresses.

Frequently Asked Questions

Do I need a permit to replace kitchen cabinets in Florida?

Usually not, if only the cabinets change and they go back in the same positions. Plumbing, electrical, gas, ventilation, layout and structural changes can need permits, and a few towns list cabinet replacement itself as permit work, so confirm with your building department.

Does HB 803 mean I never need a permit for work under $7,500?

No. It covers only single-family homes outside flood hazard areas, excludes electrical, plumbing, mechanical, gas and structural work, and requires a written exemption request first.

Does the answer change from county to county?

Yes, and from city to city inside a county. Miami-Dade, Hillsborough and Collier counties treat cabinet work as exempt; Miami Springs and South Palm Beach have listed it as permit work; Palm Beach County's own Building Division doesn't offer the HB 803 exemption. If your city has its own building department, its answer is the one that counts.

Is refacing or painting cabinets treated differently from replacing them?

Usually more lightly. South Palm Beach requires a permit to replace cabinets but lists refacing among work that needs none, and painting is exempt finish work on the lists we checked. New doors and drawer fronts on sound boxes keep the plumbing and wiring untouched.

Will anyone inspect cabinet work done under an HB 803 exemption?

Generally no. The statute says the local government has no legal duty for exempted work, and Pinellas County says its staff won't inspect it. The owner and contractor carry responsibility for meeting the code.

Does my cabinet installer need a license in Florida?

Not for the cabinetry; s. 489.117(4)(a) bars local governments from requiring one. Plumbing, electrical and gas work needs the matching state license unless you do it as an owner-builder on your own home.

Can I replace kitchen cabinets myself in Florida?

Yes, for the cabinets. For plumbing, the owner-builder exemption in s. 489.103(7)(a) applies only to your own one- or two-family home that isn't for sale or lease; wiring falls under s. 489.503(6). Both usually mean pulling the permit yourself.

Do I need a permit to replace a bathroom vanity in Florida?

Usually not for the cabinet alone; Miami-Dade lists vanities alongside kitchen cabinets, and Rockledge treats bathroom cabinet replacement as a minor repair. South Palm Beach is an exception that lists vanity replacement as permit work. Moving the drain or supply lines does need a permit, and HB 803 never covers the plumbing. A vanity sized to the existing drain keeps the job simple.

Do new kitchen cabinets count toward the FEMA 50% rule?

Yes, in a flood hazard area. FEMA's guidance lists built-in kitchen and bathroom cabinets as included costs. Since SB 180 (2025), Florida local governments can't add up improvements from earlier years to reach 50%.

Do I need condo board approval to replace my kitchen cabinets?

Check your declaration and rules; many associations want an alteration application, contractor insurance and an elevator booking. After an insured loss, the board's prior written consent is required by law.

Plan the Cabinets Around the Permit Answer

Once you know which rows of the table your kitchen falls into, send us the room measurements and tell us what has to stay put. Our free 3D design service returns renderings and an itemized quote within 24–48 hours, drawn around your existing sink, range and outlets if you're keeping them. We can also give your installer, building department or condo board the itemized cabinet list and drawings, which double as the "documentation demonstrating the nature and the value of the work" an HB 803 request asks for. You can browse pre-assembled cabinets and RTA cabinets first, or order door samples while the approvals run. Contractors working across Florida can ask about Captivating Pro trade pricing.

Our other Florida guides and delivery cities are collected in the Florida cabinet buying guide. Questions about a specific layout? Reach us through the contact page or call 609-900-3358.

Sources: CS/CS/HB 803 (2026), Ch. 2026-63, Laws of Florida; Florida Statutes ss. 553.79, 489.117, 489.103, 489.503, 718.111, 718.113, 720.3035 and 163.31795 (SB 180, 2025); 44 CFR 59.1; FEMA P-758 sample packet and Technical Bulletin 2 (2025); building department pages and guides from Miami-Dade, Hillsborough, Collier, Pinellas, Palm Beach and Lee counties and the cities of Fort Lauderdale, Boynton Beach, Pompano Beach, Miami Beach, Miami Springs, Rockledge, Venice and South Palm Beach. Checked October 14, 2026. This guide is general information, not legal advice; your building department and association decide your project.