Florida’s House Bill (HB) 803 introduces the most significant modernization to the state's private provider building framework in over a decade. Effective July 1, 2026, it reshapes how local governments interact with private providers (architects, engineers, and licensed code officials). [1, 2, 3, 4]Here is a breakdown of the key changes for private providers:

•Fee Reductions & Eliminations: Mandates a 50% reduction on commercial permit fees (25% for partial use) when a developer uses a licensed private provider. It also prevents local governments from double-dipping—they cannot charge plan review or inspection fees when a private provider performs those services. [1]

•Faster Timelines: Shortens the timeframe for local building departments to review plans or issue permits when a private provider is engaged down to just 10 business days. [1]

•Removed Preconditions: Removes restrictions that previously dictated when a property owner could elect to use a private provider. A fee owner or contractor can now choose to use a private provider at any time without prior preconditions. [1]

•Reduced Local Discretion: Limits local building officials from reviewing plans or drawings that a private provider has already certified. Local officials are barred from requesting a written agreement/consent form for private provider services as a condition of issuing a permit. [1]

•Streamlined Audits: Establishes due process for auditing private providers. Local governments must now give at least 5 business days' advance notice and are capped at conducting no more than 4 audits per provider, per year (unless there is an immediate public safety threat). [1]

•Emergency Allowance: Authorizes out-of-state licensed building officials to perform building inspection and plans examination services for one year following a declared state of emergency. [1, 2]