Bill
SB 1134
Expands private-plan review/inspections to single-trade reviews and solar/energy-storage work, allows virtual/automated reviews, speeds permits, and lets locals cut or waive fees.
Note: Multiple states have bills numbered “SB 1134.” The summary below covers CS/SB 1134 as analyzed by the Florida Senate Committee on Community Affairs (titled in analysis: “Alternative Plans Review and Inspections”), which appears to be the primary bill text provided and for which committee action details are included. If you intended a different state’s SB 1134, tell me which state and I’ll summarize that version.
Summary — Florida CS/SB 1134 (Alternative Plans Review and Inspections)
Effective date: July 1, 2025
Purpose and intent
- Expand and modernize the state’s private-provider alternatives to local building-department plan review and inspection by (1) authorizing “single-trade plans review” by private providers, (2) expanding trades covered to explicitly include solar energy and energy storage work, and (3) allowing virtual single-trade inspections and automated/software-based plan review for certain work. The goal is to speed permitting and broaden private-sector options for plan review and inspection services.
Key provisions and changes
- Single-trade plans review: Creates a private-provider authority for plans review limited to a single construction trade (e.g., plumbing, mechanical, electrical) analogous to existing single-trade inspections.
- Permits single-trade plans review to be performed via automated or software-based systems.
- Single-trade plans review qualifies for expedited permit processing: reduces review time from 20 calendar days to 5 calendar days for single‑family and two‑family dwellings.
- Expanded scope for private providers: Adds solar energy and energy storage installations or alterations to the list of trade work for which private providers may perform inspections and plans review.
- Virtual inspections: Explicitly allows private providers to perform single-trade inspections virtually (in addition to in-person inspections).
- Licensing/authorization: Private providers remain persons licensed as building officials, professional engineers, or architects; duly authorized representatives (licensed inspectors/plans examiners) continue to be authorized if identified in the permit application and within the scope of license.
- Local-government registration/fees:
- Local governments may maintain registration systems to verify private providers’ licenses and insurance.
- If an owner/contractor uses a private provider, the local government must calculate building-department cost savings and reduce permit fees accordingly.
- Local governments may not charge inspection fees when a private provider is used, but may charge reasonable administrative fees for clerical/supervisory assistance.
- Notification/timing rules: Existing processes for owner/contractor notice to local government when using private providers (written notice at permit application or by 2 p.m., two business days before first scheduled inspection) remain applicable; similar timing applies when electing a private provider after work has commenced if local officials are not timely available.
- Inspection duties: Private providers must inspect each required phase of construction per applicable code; plan-review private providers must prepare affidavits certifying code compliance under oath.
Who is affected
- Property owners and contractors: More options for expedited single‑trade plan review and inspections; potentially faster turnaround for certain permits (especially residential single‑ and two‑family).
- Private providers (licensed building officials, engineers, architects, and their authorized representatives): Expanded allowable services (plans review for single trades; solar and energy storage work; virtual inspections).
- Local governments and building departments: Will need to manage registration systems, adjust permit-fee calculations to reflect cost savings, and coordinate notice/inspection processes.
- Solar and energy-storage installers: Explicit inclusion should speed plan review/inspection availability for these trades.
Procedural/timeline aspects and status (from provided actions)
- Introduced: Feb 6, 2025.
- Committee substitute (CS) by Community Affairs adopted (reported favorably; CS included technical changes).
- March 18, 2025: Pending reference review; re-referred to Regulated Industries; procedural status later shows Rule 3-9(a) / Re-referred to Assignments.
- Effective date specified in bill: July 1, 2025 (if enacted).
Potential considerations (factual)
- Faster permit processing for qualifying single‑trade work could reduce project delays for homeowners and small contractors.
- Local revenue impacts: mandating fee reductions tied to calculated departmental cost savings could lower permit-fee revenue; local jurisdictions retain ability to charge limited administrative fees.
- Oversight/quality: expansion of private, automated, and virtual review/inspection raises implementation questions about quality assurance, consistency with the Florida Building Code, and local oversight practices — the bill retains licensing and affidavit/certification requirements.
If you want: I can
- Draft a one-page summary tailored for local building officials or for contractors/solar installers,
- Extract the exact statutory changes (section numbers) and compare them to current statute language, or
- Summarize a different SB 1134 (Arizona, Hawaii, Illinois versions appear in the materials).
Compiled from official sources — confirm details with the bill’s official record.
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