Work that always requires a permit
Whole-house repiping (replacing supply lines, drain lines, or both).
Water heater replacement (yes, even like-for-like). Florida code treats this as a permit-required activity because of gas, electrical, and venting code interactions.
Sewer line repair, replacement, or CIPP lining beyond a single cleanout snake.
Gas line installation, extension, or relocation.
New construction or major renovation plumbing rough-in.
Backflow preventer installation or replacement.
Adding new bathrooms, kitchens, or laundry hookups where supply and drain lines need to be extended.
Slab leak repair when the slab is being broken to access the line.
Work that does not require a permit
Faucet replacement (existing supply lines, existing drain) at sinks, tubs, and showers.
Toilet replacement (same model spec, same location, no drain or supply modification).
Garbage disposal swap-out at the same sink, same connections.
Drain cleaning (snaking or jetting an existing line).
Water filter, softener, or under-sink RO system installation that ties into existing connections.
Visible-pipe repair under sinks (e.g., replacing a P-trap, supply hose, or angle stop).
Why permits exist (and why they matter)
Permits exist to verify the work meets code. The inspection process catches mistakes before they become emergencies. A poorly installed water heater can flood a house; a poorly installed gas line can explode it; a poorly installed drain line can introduce sewer gases.
Insurance carriers pay close attention to permit history. A claim involving plumbing where the underlying work was not permitted is often denied. The carrier's argument is that the unpermitted work was the proximate cause of the loss.
Resale buyers and their inspectors check permit records. A home with unpermitted major plumbing work loses value at sale, and lenders may require remediation before closing. Some buyers walk away from homes with unpermitted work rather than deal with the disclosure complication.
Permits are inexpensive (typically $150 to $400 for residential plumbing work in Orange or Seminole County). The cost is included in any reputable contractor's quote. Skipping the permit is not a meaningful savings.
What happens if work was done without a permit
If the work was done by a previous owner before you bought the home, you inherit the situation. A disclosure conversation with your homeowners insurance and any future buyers is the right move. Some carriers offer a way to retroactively permit work (called legalization or permit-after-the-fact) if a licensed plumber inspects the work and verifies it meets current code.
If the work was done recently and discovered now, the options are to stop the work, hire a licensed plumber to assess and complete it to code, and apply for a permit. The county usually allows this with a small penalty fee.
If unpermitted work caused a problem (leak, code violation, safety issue), the remediation cost is on the homeowner. Insurance typically does not cover unpermitted-work claims. The cost can be substantial; getting it right the first time is much cheaper.
How to verify your contractor is pulling the permit
Three things to look for in any plumbing quote: the contractor's Florida plumbing license number (LP series for plumbing), a line item for the permit and inspection in the quote breakdown, and language saying the work will be permitted and inspected.
Florida licenses are publicly searchable through DBPR. If you cannot verify the license, do not hire the contractor. Unlicensed plumbing work is illegal regardless of whether anyone is checking.
Some contractors quote work without permits to look cheaper than competitors. The cost difference is rarely worth the long-term complications. If a quote does not include permits and the work is in the permit-required category above, get another quote.
FAQs
Most residential permits are issued same-day or next-day through the Orange County online permitting system. Some major work (whole-house repipes, sewer line replacements over 50 feet) takes 2 to 5 business days for review. Your contractor handles the application.
Yes, Florida allows homeowners to pull permits for work on their own primary residence. The work still has to meet code and pass inspection. You need to be the homeowner on record, the work has to be on your primary residence, and you cannot then have the work done by unlicensed help. Most homeowners hire licensed contractors and let them handle permits.
Emergency stabilization (stopping an active leak) doesn't require pre-permitting. The permanent repair that follows usually does. A reputable emergency plumber will tell you what work qualifies for emergency exemption and what needs a follow-up permit application.
Varies by jurisdiction. Orange County typically requires a permit-after-the-fact application with a 2x to 4x fee multiplier (so a $300 permit becomes $600 to $1,200). Plus the cost of bringing the work up to current code if it doesn't already meet it. Plus potential issues with insurance, resale, and lenders.
Yes, in almost every Greater Orlando jurisdiction. Water heater replacement involves gas (for gas heaters), electrical, and pressure-relief plumbing. Even like-for-like swaps require permits. Reputable plumbers always quote with the permit included. If a quote doesn't include it, the contractor is either skipping the permit or hiding the cost.
Bottom line
Most Greater Orlando plumbing problems have a typical cause and a typical fix. The right diagnosis up front saves money on the back end. If anything in this post matches what you are dealing with, a phone call with a licensed local plumber is the fastest path from question to answer. The phone quote is free, and we tell you straight whether your situation needs same-day attention, next-business-day service, or something you can handle yourself with a few minutes of work.
We work all of Greater Orlando across Orange, Seminole, Volusia, Lake, Osceola, and Polk counties. Same-day response for most calls. Around-the-clock dispatch for emergencies. Florida-licensed plumbers, permit-pulled work, firm prices before any work starts. Call (407) 964-8940 to talk to someone now.
Need a plumber for this?
If anything in this post sounds like your situation, give us a call. Free phone quotes, no commitment, no card on file. (407) 964-8940 connects you with a licensed local plumber in Greater Orlando.