Do I need a permit in Pasco County? 2026 homeowner guide

Updated September 22, 2026

Probably yes. Pasco County says a building permit is required for most construction work.¹ It prints a list of the jobs you can skip a permit for, and a $7,500 state exemption you have to ask for in writing. If your job is not on that list, expect to need one. Find your job in the tables below.

What needs a permit in Pasco County?

Pasco County prints a list of work that needs no permit. Its own words are that "a building permit is required for most construction-related work," and that the list "does not include all scopes of work."¹ So the list is the exception, and a permit is the rule.

State law sits underneath all of this. It is unlawful to build, alter or repair without a permit unless something excuses you.⁸ Florida's own no-permit list is short: 12 jobs, every one of them a gas, heating, or plumbing item.⁹ There is no building category and no electrical category on it at all.

The state code has one more door. A building official can okay an ordinary minor repair with no permit. That door is narrow. It shuts on cutting a wall or a beam. It shuts on pipes, gas, wiring, and A/C gear too.⁹

Jobs that do NOT need a permit

Job	Permit?	What to know
Painting, carpet, wood floors, tile	No	All four are on the county's own list.1
Kitchen countertops	No	As long as nothing electrical changes. Move an outlet for the new island and that part needs a permit.1
Interior doors and trim	No	In the existing opening only. Widen the opening and it is permit work.1
Drywall patch	No	Repairs valued under $7,500, on a wall that is not fire rated.1
Roof repair, 1.5 squares or less	No	A square is 100 square feet, so the line is 150 square feet of roof. Liquid roof coatings, fascia, trim and rain gutters are exempt too, though a structural super gutter is not.1
Siding repair, one square or less	No	A 10 by 10 patch. The county says replacing more than that needs a permit.1
Shed, 150 square feet or less	No	Only a factory-built shed on file with the state's Manufactured Building Program, tied down, inside the setbacks. Pasco's line is 150 square feet. Do not carry a neighboring county's number over.1
Fence	No	Unless it stands on brick, block or concrete columns. Setbacks still apply, and the county says to check them with Development Code Review.1
Concrete slab or patio under 500 square feet	No	Non-structural flatwork, per parcel, that nothing will be built on. A slab for a future shed or room needs a permit and sealed plans.1
Swap a faucet, sink, or toilet	No	Same spot, same fixture type. The state code agrees. Replace a hidden pipe or move a fixture and it becomes permit work.19
Replace a light fixture or a switch	No	Existing fixtures and switches only. A garage door opener on existing wiring is exempt too. New wiring never is.1
A/C repair	No	Repair of existing equipment. Replacing the unit is a different job, further down.1
Cable, internet, or security wiring	No	Residential low voltage. House wiring is not low voltage.1
Re-screening, glass-only replacement, shower door	No	New screen in an existing frame, new glass in an existing window or door with no frame change, and a shower glass door.1
Pool resurfacing, attic stairs, playground gear	No	Also on the list: non-structural landscape elements, and a French drain that does not tie into the public sewer.1

Jobs that DO need a permit

Job	Permit?	What to know
Roof: new or replaced	Yes	A re-roof, a roof over a roof, even a skylight, is a residential roofing permit. The county counts roofing as structural, so the $7,500 break never applies. On a home permitted before the Florida Building Code, tearing the covering off also triggers a check of how the deck is nailed, and a secondary water barrier.10111
Windows and outside doors	Yes	Replacing doors and windows is on the county's alteration permit. It counts them as structural, so no price break, and the new window still has to meet today's code.10112
Siding replacement	Yes	Anything past a one-square repair. Siding and soffits are on the county's structural list.1
Shed over 150 square feet, or built on site	Yes	The exemption is only for a small factory-built shed. Over the line, or built from lumber in the yard, is a permit.1
Fence on masonry columns	Yes	Brick, block or concrete columns pull a fence back out of the exemption.1
Water heater	Yes	A water heater is on the county's plumbing permit, and plumbing needs a permit whatever it costs.101
A/C or heat: new or replaced	Yes	A new system, a change-out, moving the condenser, or duct work is a residential mechanical permit. Only a repair of the existing unit is exempt.101
Panel, wiring, or new outlets	Yes	A service or panel change and any home wiring is an electrical permit. Electrical work gets no price break.101
Bathroom or kitchen remodel	Yes	The county's alteration permit names "kitchen and bath upgrades" and repairs to plumbing and electrical. Countertops and floors alone stay exempt.101
Screen room, carport, or pool cage	Yes	The county prices an aluminum structure with a screen roof on its fee schedule. Only re-screening an existing one is exempt.131
Room addition or new building	Yes	Growing the footprint is a residential addition permit. Adding living area also triggers impact fees, and the county offers a $30 study before you start.107
Pool or spa, even above ground	Yes	The county's pool permit covers in-ground and above-ground pools and spas. To pass the last check, a new pool needs one safety feature the state approves: a barrier at least 4 feet high, a safety cover, exit alarms, self-closing doors, or a pool alarm.1014
Cutting down a native tree	Depends	Any tree on an approved plan needs a tree removal permit, and so does a native tree 5 inches or more across, measured about shoulder height. Palms, pines other than longleaf, and non-native trees that are not on a plan do not.15
Anything structural	Yes	Beams, load-bearing walls, the foundation, rafters and trusses, elevated decks, railings and guards. Nothing structural gets a price break.18

Two things change the answer on any job. Cutting a new opening in a wall needs a permit, and so does making an existing one wider. So does any work on a wall that carries weight.

What is the $7,500 permit exemption?

A state law that started July 1, 2026. Work worth less than $7,500 on a single-family home can sometimes skip the building permit. Pasco County says the state requires it to offer that exemption, and it says what the exemption leaves out.¹

It is not yours to decide. In Pasco you or your contractor send a written request to Building Construction Services, with the contract or other paperwork showing the work and its value, on the county's Permit Exemption Request Form. You can hand it in at a permit office or email it.¹

Four things switch it off. The work is worth $7,500 or more. The property is partly or wholly in a flood hazard area. The job touches electrical, plumbing, mechanical or gas work.¹⁸ Or the job is structural, and here Pasco is strict: it lists railings, guards, pool barriers and fences, windows and doors, siding and soffits, roofing and elevated decks as structural. So a re-roof or a window job never qualifies, whatever it costs.¹

One more rule. You cannot split a job into pieces to get each piece under $7,500. The county's words are "no project splitting."¹

What changes if my home is in a flood hazard area?

The $7,500 break is gone, and the county says a permit is required for any work, whatever it costs. The state law switches the exemption off for a property partly or wholly in a flood hazard area, and Pasco's own exemption list says a permit is still required, regardless of cost, for any work on such a property.¹⁸ The term that matters is flood hazard area, not any flood zone letter on a map.

Pasco's big-repair rule is stricter than most. If repairs or improvements cost 49 percent or more of what the building itself is worth, not counting the land, the county calls it substantially damaged or improved, and the house has to be brought up to today's flood rules, which can mean raising it. The rule applies to every building in the flood hazard area, to every repair even if a flood did not cause the damage, and even if you do the work yourself. The federal rule this comes from is known as the 50 percent rule. Pasco draws its line at 49.¹⁶

Look up your address on the county's flood map before you plan around any of this. It shows your flood zone and the base flood elevation.¹⁷

Can I pull my own permit in Pasco County?

Yes, for the home you live in. Florida lets an owner pull a permit for their own property.¹⁸ Pasco's condition is that it is your primary residence and not a rental, and it makes you sign an Owner-Builder Disclosure Statement and register as the contractor of record.⁷

There is a catch worth knowing before you start. The statement you sign says the home may not be built or substantially improved for sale or lease. If you sell or lease it within one year of finishing, the law presumes that is what you did, which is the thing the owner-builder exemption is not for.¹⁹¹⁸

Either way, if you are fixing a house up to flip it, this is not your exemption.

How much does a building permit cost in Pasco County?

A $45 base fee, plus a little for the job. Pasco County does not charge one flat price per job. It charges a $45 base fee on every permit and every trade on it, plus a small adder for the work. Every permit also carries a $5 surcharge for the unlicensed contractor task force, and a permit that gets a code review carries a $25 technology fee.¹³ The parts below are the county's own, from its fee schedule effective July 1, 2026.

Pasco County permit fees for common jobs

Job	County fee	What to know
A/C swap, like for like	$45 + $10	The $45 mechanical base plus $10 per system component, before the surcharge and technology fee.13
Water heater, other plumbing	$45 + $10	The plumbing base plus $10 per component.13
Panel, wiring, other electrical	$45 + $10	The electrical base plus $10 per component. Low voltage is $2 per termination point.13
Gas line or tank	$45 + $10	The gas base plus $10 per residential permit.13
Re-roof	$45 + $20 or $40	$20 for a re-roof without wind mitigation work, $40 with it, per home.13
Windows and outside doors	$45 + $100	$100 covers up to 3 openings, then $10 each over 3.13
Screen room or pool cage	$45 + $30	$30 for an aluminum structure with a screen roof.13
Solar panels	$45 + $45 per component	Photovoltaics are priced per component on top of the base.13
Pool or spa	$45 + $25	The building base plus $25 per pool or in-ground spa, plus plans review.13
Tearing down a house	$45 + $30	$30 for demolition, per unit.13
Remodel, addition, or new house	$45 + $0.08 per sq ft	Eight cents per square foot of habitable area. Plans review, site review and each trade are added on top, most of them also per square foot.13

When plans have to be reviewed, that review is charged too: at least $45 on a building permit, and $20 for the first $1,000 of value on a trade permit. State surcharges are added on top, and the county says fees may be adjusted case by case.¹³ Work done before the permit is charged double. More on that below. The county itself says to call for an estimate, because the price turns on the size of the job and how many trades it touches.⁷ The six cities set their own fees.

How long is a building permit good for in Pasco County?

Six months. Pasco County's own words: a building permit is valid for six months from the issue date, and six months from the last passed inspection after that.⁷ The Florida Building Code says the same thing.²⁰ Each passed inspection restarts the clock.

To extend one, a homeowner emails the county a letter addressed to the Deputy Building Official with the reason for the delay, the address, the permit number and the date you will be ready for the final inspection.⁷ An extension is $45 and runs 90 days.¹³²¹ Once a permit has expired, you pay to re-permit: the minimum inspection fee per trade if only the final inspections are missing, or the full price of a new permit if more is left.¹³ Ask before the six months run out.

What happens if you do work without a permit in Pasco County?

Double the fee, a fine, and maybe a lien. The county's own words: after-the-fact permits "are priced at double the usual fee and fined at least $50.00," a lien on the property is possible, and "in many cases, the structure may need to be removed."⁷ A contractor caught twice in six months pays triple plus a $100 fine.¹³

You cannot fix a violation online. The county makes you bring the paperwork to a Central Permitting office in person.⁷²² A red Stop Work Order means stop all work and contact the investigator on the notice.⁷

Buyers, read this twice. The county says you are responsible for unpermitted work even if it was done before you bought the house. Its ordinance puts the duty on the current owner. The fix is an after-the-fact permit, or putting the structure back the way it was, which may need a permit of its own.⁷ The record follows the house. A buyer's permit search shows which jobs had a permit. Hold that list up against the house, and a big job with no permit on file stands out. That search is the next section.

How do I look up building permits on a house in Pasco County?

Search by address on PascoGateway. It is free, and you do not need an account.²³ Permit records are public, but they are not in one place. The county keeps its records on PascoGateway, and Zephyrhills, New Port Richey, Port Richey and Dade City each keep their own.³⁴⁵⁶ And on PascoGateway itself, the county's records sit under two tabs.

Pasco County permit search by address, step by step

1. Open PascoGateway on the Building tab and choose Search Applications.²³
2. Under Search for Records, use General Search. The Start Date box comes filled in with a date 20 years back; clear it, so the search is not limited to that window. Type the street number and the street name of the site address. Leave the other boxes empty. Click Search.²³
3. Now click the Permits tab and run the same search. On the homes we tried, the newer records were under Building and the older ones under Permits, and a search on one tab did not show the other's.²³

Older permits take one more step. The search box at the top of every PascoGateway page searches across the tabs, and on one New Port Richey house it turned up a 2004 re-roof and a 2001 A/C permit that neither tab listed. Open each result and check that the address on it is yours.²³ Some records show up in no address search at all. Those can be asked for through the county's public records portal.²⁴ A home in one of the six cities is in a city system, not the county's: Dade City's for San Antonio and St. Leo,⁶ and Zephyrhills keeps its pre-2018 permits in a separate archive.³

That is the part that stops people. You can call the office that covers your address and ask for the permit history. The county's number is (727) 847-8126.⁷ Or you can have the county, Zephyrhills and New Port Richey checked at once.

Buying a house? See its permits first.

QReport checks Pasco County, Zephyrhills and New Port Richey for one address. Then it tells you in plain words what work had a permit, when the roof, A/C, water heater and wiring were last done, and if the home sits in a flood zone. We cover seven Florida counties: Pasco, Pinellas, Hillsborough, Manatee, Hernando, Sarasota and Charlotte.

See a sample report

Where these rules come from

1. Pasco County Building Construction Services, When Is a Building Permit Not Required? Permit Exemptions, revision date June 30, 2026, linked from the county's Permits and Forms page - "a building permit is required for most construction-related work"; the exempt list (sheds 150 square feet or less approved by the state's Manufactured Building Program with tie-downs and setbacks, roof repairs of 1.5 squares or less, liquid roof coatings, fascia and trim, non-structural concrete flatwork under 500 square feet per parcel not to be built on, exterior siding repair up to one square with replacement beyond that needing a permit, air conditioning repair of existing equipment, carpet, wood flooring and tile, playground equipment, drywall patching for a non-fire-rated assembly valued at less than $7,500, garage door openers on existing electrical, rain gutters, interior doors and trim in existing openings, painting, pool resurfacing, pull-down attic stairs, replacement of existing light fixtures or switches, residential low voltage, replacement of existing faucets, sinks or toilet, kitchen countertops with no electrical modifications, glass-only replacement in an existing window or door, residential fences unless supported by brick, block or concrete columns, re-screening, screen inserts and removable wind-breaks in an existing screen room, shower glass doors, non-structural landscape elements and French drains not tied into public sewer); that exempt work "must still be constructed in accordance with all minimum code standards" and the county's setbacks; that the list "does not include all scopes of work"; and the July 1, 2026 state exemption (2026 HB 803) for work valued at less than $7,500 on a single-family dwelling, with "A Permit IS Still Required" regardless of cost for electrical, plumbing, mechanical, gas and structural work ("Railings, guards, pool barrier/fences, windows and doors, siding and soffits, roofing, elevated decks are all items with structural requirements and considered structural") and for "any work on a property located partially or entirely within a flood hazard area," the "No Project Splitting" rule, and the written request with a copy of the contract or other documentation on the Permit Exemption Request Form, in person or by email to BCSExemptions@pascocountyfl.net.
2. Pasco County, About Pasco County, in the county's Fiscal Year 2023 Adopted Budget - "There are six incorporated municipalities within Pasco County," with a 2021 estimated population of 48,986 between them against "approximately 526,905 residents" in unincorporated Pasco County, and the county's total of "more than 575,000 residents."
3. City of Zephyrhills, Building Department - the department that "issues residential and commercial permits to the property owners and business owners of the City of Zephyrhills," at 5335 8th Street, (813) 780-0020; and its Archived Building Permits page for "Inspected Building Permits prior to 2018."
4. City of New Port Richey, Building Division - the division "responsible for all construction-related activities, including construction review, permitting, and inspections within the city limits"; the warning that "Not all properties within New Port Richey zip codes are located in the City limits"; and its Citizen Access Portal to "search for existing permits."
5. City of Port Richey, Development Services, Permitting Checklists - the city's own permit checklists for roofs, electrical, plumbing, mechanical, pools, new construction and more, at 6333 Ridge Road, (727) 816-1900.
6. City of Dade City, Building Department - "The City of Dade City is in a local agreement with the City of San Antonio & the Town of Saint Leo Jurisdictions. We issue their building permits, however you will still need to get an approval from the correct city first"; "We only service the City of Dade City, the City of San Antonio & the City of Saint Leo"; 38020 Meridian Ave, (352) 523-5050; and permit record requests through the city's records portal, up to 10 business days.
7. Pasco County, Building Construction Services - the county's permit office and its FAQ: "Yes, you can perform work on your own house ... as long as this is the homeowner's primary residence and NOT a rental," with the Owner Builder Affidavit and the Owner is Contractor Registration Form; "If you do unpermitted work, there are many possible ramifications, including a possible lien on your property. At minimum, after the fact, permits are priced at double the usual fee and fined at least $50.00. In many cases, the structure may need to be removed"; a Stop Work Order means "you need to stop ALL work"; "You are still responsible for the unpermitted work, even if it occurred before you purchased the property ... Pasco County Code of Ordinance Chapter 18-36 (c) states that the current owner is responsible for the property. An after-the-fact permit will be required to remediate the violation. Another option is to return the structure to its original condition (this may require a permit)"; "Unless otherwise noted, a building permit is valid for 6 months from the issue date and 6 months from the last passed inspection thereon," with the extension letter to the Deputy Building Official; a violation permit cannot be obtained online, "You must come to your nearest Central Permitting office"; "Permits vary in price depending on the work being done, the size of the project, and the number of trades involved. For an estimate, contact our office"; impact fees on "any residential permits that increase the living area of a home" and the $30 impact fee study; and Central Permitting at 8661 Citizens Drive, Suite 100, New Port Richey, (727) 847-8126.
8. Florida Statute 553.79 - it is unlawful to construct, erect, alter, modify, repair or demolish without a permit; and the exemption from a permit for "any work valued at less than $7,500" on a single-family dwelling, which does not apply to a property in a flood hazard area or to electrical, plumbing, structural, mechanical or gas work.
9. Florida Building Code, 8th Edition (2023), sections 105.1, 105.2 and 105.2.2 - the complete no-permit list in 105.2 is 12 items under three headings: Gas, Mechanical and Plumbing. There is no building category and no electrical category. Section 105.1 names repair as permit work. Section 105.2.2 lets a building official approve "ordinary minor repairs" without a permit, but bars the cutting of any wall or structural beam and bars work on "water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring systems or mechanical equipment."
10. Pasco County Building Construction Services, residential permit submittal requirements, linked from the county's Permits and Forms page: Roofing ("Roof over Roof, Standard Reroof, Skylight Only, Solar Attic Fan Only"), Alterations and Renovations ("Replacing Doors & Windows," "Existing Building Remodel (interior remodels, kitchen and bath upgrades, ceiling lifts)," "Existing Building Repair (interior drywall, repairs to plumbing & electrical)," and that footprint growth is a Residential Addition permit), Air Conditioning ("The installation/replacement or major repair of any air conditioning system": New A/C System, Condenser Move, A/C Changeout with Duct Work, Duct Work Only), Plumbing ("Water Heater or Plumbing Systems"), Electrical ("Electrical Service/Panel Change or Upgrade, Interior Home Wiring, Exterior Home Wiring including Docks") and Pool and Spa ("New construction or renovation for all in-ground and above-ground pools," including Above Ground Pool and Above ground Spa).
11. Florida Statute 553.844(3)(a) - roof-deck re-nailing and a secondary water barrier are required when a roof covering is removed and replaced on a structure not permitted under the Florida Building Code, which is broadly homes built before 2002.
12. Florida Existing Building Code, section 707.4 - a replacement window "shall be designed and constructed to comply with Chapter 16 of the Florida Building Code-Building," with no count or area below which a replacement escapes.
13. Pasco County Board of County Commissioners, Building Construction Services fee resolution, amending Resolution 18-17, effective July 1, 2026, linked from the county's Permits and Forms page under Fees - a $45 base fee on "all permits, categories within permits, and trades of work identified on a permit"; building adders of $0.08 per square foot of habitable area for new one- and two-family construction, renovation or remodeling, $40 per unit for a residential reroof with mitigation and $20 without, $25 per residential pool or in-ground spa, $30 per aluminum structure with screen roof, $30 per demolition, $100 for windows and doors of 3 units or less and $100 plus $10 per unit over 3, $45 per photovoltaic component; a plans examination fee of $45 plus $0.05 per square foot under roof, or $45 for the first $1,000 and $2.50 per additional thousand, with "a minimum Plans Examination Fee of Forty-Five and 00/100 Dollars ($45.00) for any application that requires plans to be submitted and reviewed," and a trade plans examination fee of $20 for the first $1,000 of valuation plus $1 per additional thousand, per trade; plumbing, electrical, mechanical and gas permits at a $45 base plus $0.05, $0.04, $0.04 per square foot for new construction or renovation and $10 per residential system component or feature, low voltage at $2 per termination point and residential gas at $10 per permit; "Fees may be adjusted on a case-by-case basis"; re-inspections at $45, $90 and $200; re-permitting an expired permit at the minimum inspection fee per trade where only final inspections are missing and as a new permit otherwise; a $45 time extension; "After the Fact" permits at "Double the normal fee, subsequent offense to the same contractor within a six (6) month period shall be triple the normal permit fee, plus a One Hundred and 00/100 Dollars ($100.00) fine"; a $5 Unlicensed Contractor Taskforce surcharge "on all permits issued"; non-refundable DBPR surcharges; and a $25 technology fee on each permit application that requires review under the Florida Building Code family of codes.
14. Florida Statute 515.27 and 515.29, the Residential Swimming Pool Safety Act - a residential pool must meet at least one of five safety features: a barrier, an approved safety pool cover, exit alarms on doors and windows, a self-closing self-latching device, or an approved swimming pool alarm. A barrier "must be at least 4 feet high on the outside."
15. Pasco County Building Construction Services, Tree Removal Checklist (Land Development Code section 802) - "Is the tree on an approved plan? If yes, apply for a permit to remove"; "Non-native trees are exempt and don't require a permit. Palms and Pines except Longleaf Pine are also exempt"; "All native trees over a 5-inch DBH require a permit," DBH being the trunk diameter measured 54 inches above the ground.
16. Pasco County, Substantial Improvement and Damage - "If the repairs needed to bring a structure to its pre-damage condition cost 49% of the Actual Cash Value or more of its value (depreciated value not including the value of the land), the structure is considered 'Substantially Damaged' and must be elevated or rebuilt to above flood levels"; the rule "applies to all buildings in the flood hazard area and to all repairs even if the damage is not caused by flooding" and "even if you do the work yourself or used donated materials"; "damages over 49% in Pasco County classify as substantially damaged"; the note that the federal rule is "often known as the 'FEMA 50% Rule'"; and Land Development Code section 1104.6.
17. Pasco County, Find My Flood Zone - the county's map, where you "type in your address or parcel ID number in the search bar" and "your flood zone, base flood elevation (BFE), and other information will be displayed."
18. Florida Statute 489.103(7) - the owner-builder exemption for a person improving their own property, and its conditions.
19. Pasco County, Owner-Builder Disclosure Statement - the building or residence "must be for my own use or occupancy. It may not be built or substantially improved for sale or lease. If a building or residence that I have built or substantially improved myself is sold or leased within one year after the construction is complete, the law will presume that I built or substantially improved it for sale or lease, which violates the exemption"; and that the owner-builder must provide direct on-site supervision and may not hire an unlicensed person as contractor.
20. Florida Building Code, Building, 8th Edition (2023), section 105.4.1 - "Every permit issued shall become invalid unless the work authorized by such permit is commenced within six months after its issuance, or if the work authorized by such permit is suspended or abandoned for a period of six months after the time the work is commenced."
21. Pasco County, Instructions to Reinstate or Close an Expired Permit - upload the Permit Extension form in PascoGateway, labelled as a 'Re-Open' letter; "All extensions are for 90 days"; and check the answer under Record Info, Processing Status.
22. Pasco County, How Do I Obtain a Permit? After the Fact - the after-the-fact packets for an A/C replacement, an addition, a room conversion, a demolition and a shed, each marked "double fees apply"; "Please note that all Violation Permits will require Double Fees"; and Buildingviolations@pascocountyfl.net.
23. PascoGateway - the county's online permitting portal, which the county's Building Construction Services page links as "Apply for Permits (Pasco Gateway)" and "Research a Violation." Observed live on September 22, 2026, the same pages our own software reads: a Building tab and a Permits tab, each with Search Applications and a Search for Records form taking a street number and street name in General Search with no login, a Start Date box pre-filled 20 years back, and a search box at the top of every page. On that day one New Port Richey home returned 7 records on the Building tab (2022 to 2024) and 14 on the Permits tab (2017 to 2021); another returned 2 on Building, 3 on Permits, and 8 from the top search box, including a 2004 re-roof and a 2001 A/C permit that neither tab's address search listed.
24. Pasco County, Public Records Request - requests "by letter, email, phone call or visiting us in person," through the county's online records portal or prr@mypasco.net.