Building Your Own Home in Brevard County: How the Owner-Builder Exemption Works

Can you act as your own contractor when building a home in Brevard County, Florida?

Yes, in limited cases. Florida's owner-builder exemption lets you build a one or two-family home for your own use if you supervise on site, sign a disclosure, and do not sell for one year.

Plenty of Space Coast buyers wonder whether they can save money by serving as their own general contractor on a lot or a major project. Florida law does allow it, but with firm conditions that are easy to miss until you are standing at the permit counter.

This guide summarizes what Brevard County Planning and Development and Florida Statutes section 489.103(7) say about the owner-builder exemption, so you can decide whether it fits your plans. I am a REALTOR, not an attorney or a licensed contractor, so confirm details with the county before you commit.

What is the owner-builder exemption?

Florida generally requires contractors to be licensed, but section 489.103(7) of the Florida Statutes carves out an exemption for property owners who do the work themselves. You can read the statute text on the Florida Senate site.

The exemption covers a limited list of projects. According to Brevard County's owner-builder application, owners may act as their own contractor for:

• Farm outbuildings or one and two-family residences intended for personal occupancy
• Commercial buildings not exceeding $75,000 (for the owner's own use)
• Roof repairs or replacements on one, two, or three-family residences after natural disasters
• Solar panel installation on one, two, or three-family residences, with a licensed electrician
• Completing a substantially finished project, with local agency approval

What is the one-year sale rule?

This is the condition that catches the most people. Under the statute, proof that you sold, leased, or offered for sale or lease the structure within one year after completion creates a presumption that the construction was done for the purpose of sale or lease. That presumption counts as a violation of the exemption.

In plain terms: the exemption is meant for homes you build to live in, not homes you build to flip. If you are building in Viera, Melbourne, or Merritt Island and there is a chance you will list within 12 months, speak with the county first.

What does direct, onsite supervision mean?

The county's application says the owner must personally provide direct, onsite supervision of the work. You cannot hand that responsibility to an unlicensed person. You also cannot hire unlicensed contractors or unlicensed supervisors, and every worker must be properly licensed or directly employed by you.

That last point means you take on employer duties. The disclosure statement spells out items such as tax withholding and workers' compensation obligations, plus your liability if a worker is injured.

What is the disclosure statement?

Before a permit is issued, you must personally sign a disclosure statement. According to Brevard County, it asks you to acknowledge 12 key points, including licensure requirements, personal responsibility, insurance limitations, employer compliance obligations, and compliance with all applicable codes.

Step	What Brevard County requires
Appear in person	Owner must personally appear and sign the permit application
Notarized signature	A notarized signature is required, with a notary acknowledgment on the disclosure statement
Identification	A copy of a driver's license or other acceptable ID
Supervision	Direct, onsite supervision by the owner

You can view the form yourself in the county's owner-builder application PDF. The county lists Building.Licensing@BrevardFL.gov and 321-633-2187 as the contact for questions.

Is acting as your own contractor right for you?

Being your own contractor is a job, not a discount coupon. You are responsible for scheduling, supervising, inspections, and the compliance items in the disclosure. Before you commit, ask yourself:

• Can I be on site to supervise every day that work happens?
• Do I understand the employer obligations if I hire workers directly?
• Am I certain I will live in the home for at least a year after completion?
• Have I priced the project with licensed trades so I know the true comparison?

If the answers are shaky, hiring a licensed contractor may fit better. If you are weighing a lot purchase on the Space Coast, I can talk through the buying side with you, while the permit side stays with the county.

Frequently asked questions

Can I sell a home I built under the owner-builder exemption?

Selling, leasing, or offering the home for sale or lease within one year of completion creates a presumption that you built it for sale, which violates the exemption. Talk to Brevard County Planning and Development before listing.

Do I have to supervise the work myself?

Yes. The county's application requires direct, onsite supervision by the owner, and that duty cannot be delegated to an unlicensed person.

Does the owner-builder exemption apply to every project?

No. It applies to a defined list of project types, including one and two-family residences for your own occupancy and farm outbuildings. Check the list with the county before you plan your build.

Looking at a lot or a major renovation in Brevard County and want to talk through the buying side first? Let's chat.

My partner Nichole and I got your back. Reach out anytime at (321) 212-7676 or www.livingspacecoast.com.