Florida Building Code 9th Edition (2026): What Changes on December 31 and How to Get Your Permit Under the Current Code

Florida updates its building code every three years. The current edition, the 8th (2023), has been in force since December 31, 2023. The 9th Edition takes over on December 31, 2026. For most homeowners that's background noise. For anyone in the middle of designing a new home, an addition, a remodel or a commercial build-out, it's a deadline that can decide which set of rules the whole project is built to.

Here is what the change means in South Florida, what we know about what's different, and how to plan around it.

Which code will my project fall under?

What counts is when the permit application is submitted, not when the work starts. Miami-Dade's Permitting and Inspection Center has spelled out its rules for this change:

• On or after December 31, 2026: all permit applications and plans have to comply with the new 2026 edition.
• The online cutoff is earlier: anything submitted through the county's online portal after the close of business at 4 PM on December 30, 2026 also has to comply with the 2026 edition.
• Expired applications: an application filed before the cutoff that later expires can be extended only if you ask in writing, within 180 days of the expiration, and show it wasn't abandoned and was being pursued in good faith. If that request is denied, you need a new process number, upfront fees and plans that meet the 2026 code.
• Model programs: builders using "cookie cutter" or master model plans are told to start updating them now to avoid delays.

Cities in Broward and Palm Beach run their own building departments and set their own transition procedures. When the last code changed, in 2020, Broward County's building code office used the same pattern: a 4 PM cutoff on December 30, and extensions for expired applications only on a written request within 180 days. Expect something similar, but get the exact rule from the city or county that will issue your permit.

What's changing in the 9th Edition

The Florida Building Commission publishes an analysis of changes for each volume. For the Building volume, the 8th Edition is the base and the 2024 International Building Code is the model, though the Commission notes that not every 2024 change was brought in. Some of the changes listed that matter in South Florida:

You may read online that the new code expands where impact protection is required. The definition of the wind-borne debris region has been debated, including a study for the Building Commission that recommended adding inland areas near large bodies of water, but treat any claim about the final 2026 text as a proposal until you see it in the adopted code. Our post on the HVHZ versus the wind-borne debris region explains the current rules. In Miami-Dade and Broward, the High-Velocity Hurricane Zone already requires approved protection on every opening.

Who should pay attention

• New homes. Plans drawn to the 8th Edition and submitted after the cutoff have to be reviewed, and possibly revised, to the 9th. See our guides to what it costs to build and how long it takes.
• Additions and major remodels. Anything that needs plan review falls under the code in effect when it's submitted. If you are near the 50 percent threshold in a flood zone, read our post on the 50 percent rule too.
• Coastal projects. The new corrosion rule for fasteners and connectors within 3,000 feet of saltwater reaches a lot of South Florida, from the barrier islands to neighborhoods along the Intracoastal.
• Windows, doors and roofs. Check that the products in your plans carry approvals valid under the code your permit falls under. Our guide on how to look up an NOA shows where to find that.
• Commercial build-outs and condo repairs. Tenant improvements and milestone or recertification repairs that need plans follow the same cutoff. Our posts on commercial build-outs and milestone repairs cover the rest of the process.

What to do in the next eight weeks

1. Ask your designer where the drawings stand. If the plans can be complete, signed and sealed in time, aim to submit well before the last week of December, not at 3:59 PM on December 30.
2. Confirm the cutoff with your building department. Miami-Dade's is published. In Broward and Palm Beach, ask the city or county that issues your permit.
3. Line up the outside approvals. HOA review, a design or historic board, or a drainage district release can delay a submittal. Start those now.
4. Check the products. Windows, doors, shutters and roofing in the plans need current approvals for the code your permit will fall under.
5. Track the expiration date after you submit. Answer comments quickly so the application isn't treated as abandoned.
6. If you can't make it, design to the new code. Starting under the 9th Edition on purpose is better than a half-ready application that expires.

The new code isn't the only date to plan around. Improvements are added to your property tax assessment as of the first January 1 after they're substantially complete, and Amendment 3 changes the homestead exemption starting in 2027. Our post on Amendment 3 and taxes on renovations covers the timing.

The bottom line

On December 31, 2026, the 9th Edition becomes the code for every new permit application in Florida, and in Miami-Dade the online cutoff is 4 PM on December 30. If your plans are nearly ready, a complete submittal before the cutoff keeps your project under the 8th Edition; if not, design to the new code from the start. We pull permits for new homes, additions, renovations and commercial build-outs across Miami-Dade, Broward and Palm Beach. Tell us where your project stands and we'll tell you whether the timing works.