Florida DIY vs Licensed Plumber Guide

Quick Reference — Common FL Plumbing Jobs

• Replace faucet (same location): DIY OK
• Replace toilet (same flange): DIY OK
• Replace showerhead: DIY OK
• Replace P-trap / supply line: DIY OK
• Replace water heater (same location): Permit Required
• Replace garbage disposal: DIY OK unless new circuit
• Install tankless water heater: Permit Required
• Add new fixture / new location: Licensed + Permit
• Whole-home repipe: Licensed + Permit
• Main sewer line repair: Licensed + Permit
• Gas line work: Licensed + Permit
• Add new bathroom: Licensed + Permit
• Irrigation system expansion: Permit Likely
• Well pump replacement: Permit Required
• Backflow preventer install: Licensed Only

The Homeowner Exemption — What It Actually Means

The FL homeowner exemption under FS 489.103(7) allows owner-occupants of a primary single-family residence to do their own plumbing — but it does NOT waive permit requirements, inspection requirements, or building code compliance.

• Applies to: owner-occupied single-family home (primary residence only)
• Does NOT apply to: rentals, duplexes, condos, commercial buildings
• Still required: permits + inspections for permitted work; building code compliance
• Cannot supervise others: you must do the work yourself
• Disclosure at sale: FS 553.84 — unpermitted work must be disclosed to buyer

Bottom line: if you DIY work that required a permit and don't pull one, the buyer's inspector will find it, you'll have to disclose, and retroactive permitting (or demolition and redo) will be required to close.

FS 489.105 — What CFC License Covers

Licensed Plumber (CFC) Required For: all new plumbing construction; all permitted work without homeowner exemption; all commercial plumbing; all gas piping (LP and natural); new well drilling/pump install (DEP permit + licensed contractor); backflow preventer install/testing; solar water heater (plumbing side); sewer connection to municipal system; any plumbing on rental, duplex, condo, or commercial property.

CFC NOT Required (Homeowner DIY, Primary Residence): replacing faucets/showerheads/fixture trim at existing rough-in; replacing supply lines, P-traps, drain assemblies (no in-wall work); replacing toilet (same flange), wax ring, seat; replacing shut-off valves; replacing garbage disposal (existing circuit); replacing hose bibs (same connection); unclogging drains, drain snaking; replacing WH cartridges, T&P valves, anode rods.

Florida Plumbing Statutes — Key Laws

• FS 489.105(3)(m): Defines a Certified Plumbing Contractor; valid statewide, supersedes local licensing. Verify license at myfloridalicense.com.
• FS 489.103(7) — Homeowner Exemption: Owner-occupant primary residence; owner must do all work; permits/inspections still required; cannot offer for sale within 1 year of completion unless work met code. Does not apply to rental/condo/duplex/commercial.
• FS 553.84 — Disclosure at Sale: Civil liability for sellers who fail to disclose known code violations, including unpermitted work. Johnson v. Davis doctrine treats permit violations as material defects.
• FS 489.127(1) — Unlicensed Contracting Penalties: First-degree misdemeanor; DBPR fines $5,000 per occurrence. Insurance routinely denies claims for unlicensed work. "Handyman" doing permitted plumbing without CFC is in violation.
• FS 471 / FBC Chapter 4 — Permits: FBC requires permits for new installs, extensions, alterations. Simple repairs/replacements at existing rough-in typically exempt. Cutting walls, extending runs, new fixtures at new locations, or changing pipe size requires a permit.

Penalties for Unlicensed Contracting

• Criminal: first-degree misdemeanor, up to 1 year county jail, $1,000 fine per occurrence
• DBPR Fine: up to $5,000 per citation
• Stop-Work: immediate local stop-work order
• Insurance: denied water damage claims ($5,000–$75,000 exposure)
• Sale Impact: must disclose; retroactive permitting or demolish-and-redo
• Civil Liability: buyer may sue under FS 553.84 for failure to disclose

Florida Plumbing Permit Costs

Permit Cost by County — Water Heater (Reference)

Permit Process — What to Expect

1. Contractor pulls permit (licensed CFC submits application)
2. Building dept reviews (1 business day to 2 weeks)
3. Permit posted on-site and visible
4. Work performed per permitted plans and FBC
5. Inspection scheduled by contractor
6. Inspection passed — permit closed, certificate issued

Failed inspection: contractor corrects deficiencies, reinspection scheduled. If your contractor asks YOU to pull the permit, it's a warning sign.

Verify Your Plumber's License

Verify at myfloridalicense.com. Look for CPC (Certified) or LP (Licensed), statewide valid, active status. Warning signs: asks you to pull permit, no license number, cash-only, quote far below others.

Why Choose a Licensed FL Plumber

Insurance protection; permit compliance (no disclosure issues at sale); parts + labor warranty; code compliance; CFC license verifiable at myfloridalicense.com.