Miami-Dade County uses a uniform building code called the Florida Building Code. This code can be purchased from the Miami-Dade Building Code Compliance Office located at 140 West Flagler Street, 16th floor.
Section 104.1.1 of the Florida Building Code states: "Any owner, authorized agent, or contractor who desires to construct, enlarge, alter, repair, move, demolish, or change the occupancy or occupant content of a building or structure, or any outside area being used as part of the building's designated occupancy (single or mixed) or to erect, install, enlarge, alter, repair, remove, convert, or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by the technical codes, or to cause any such work to be done, shall first make application to the building official and obtain the required permit for the work.
Permits are required for replacement of windows and sliding glass doors, as well as screen enclosures, storage sheds and carports of canvas or metal.
How do I get a building permit?
Building permits are issued in the name of the person(s) performing the work. Only licensed contractors, or owners/builders may obtain a permit. Owner/builder permits are limited to the new construction of one single family residence per 24 month period and interior remodeling of commercial buildings is limited to $5,000 in value.
The following is a description of the steps required to obtain a permit:
Fill out a Permit Application including a folio number (13 digit number from property tax statement or Miami-Dade County Property Appraisers, 111 N.W. 1st Street, 7th floor) or online at http://gisims2.miamidade.gov/myhome/propmap.asp.
Owner/builder must attach proof of ownership (warranty deed, closing statement or tax receipt) and sign the Instructions to Owner/Builder Form.
Submit two sets of plans to include (as applicable) site/plot plan, floor plan with location of plumbing and electrical fixtures, elevations, electrical service panel, cross sections of structural walls with details of materials and fasteners, roof framing plan, and energy calculation (when new structures or additions are air conditioned).
Stamp the back of both copies on each sheet with 4"x 6" sign-off stamp located at our Permit Records Section. Stamp and date one office copy and the other job copy.
Submit your permit application and stamped plans at the Permit Counter to obtain a processing number. The permit clerk will enter into the computer the information from your application.
The Permit Counter will keep your plans for routing through processing. They will direct you to pay an up-front permit fee at the cashier. You will be notified once processing is completed.
After all reviews have been signed off, please pay the permit fee at the cashier and the permit card will issued.
NOTE: Some projects will require a concurrency review and the payment of impact fees. You will be informed and directed by a processor.
Where do I get a permit?
There are different building jurisdictions. Each city has it's own building official who issues building permits for work within that city's limits.
If you live in unincorporated Miami-Dade County or the City of West Miami, the Miami-Dade County Building Department will issue building permits. If you wish to receive information and forms for obtaining a permit, please call our office.
Why get a permit?
It's the law! A permit brings you the service of Building Department Plans Reviewers and Inspectors who are experts in their field. In addition to giving advice, they approve each phase of your project, checking to see that the work is done in accordance with the code and the approved plans.
Working without a permit is illegal and can result in fines and cause problems if and when you sell your house.
If my property is on a septic tank, are there special requirements?
Please review the permit information from the Florida Department of Health.
What happens if I have been cited for beginning construction prior to obtaining a permit?
If the construction conforms to code and your plans are acceptable, the permit will be issued and appropriate inspections will be made. If the construction does not conform to code, you have two options: Construction must be brought into compliance or construction must be removed. If the construction is not permitted under any circumstances, then it must be removed. You must have a permit to demolish and an inspection must be made to ensure that it has been demolished and the property cleared.
What are the penalties?
If the construction conforms to code and your plans are acceptable, the permit will be issued and appropriate inspections will be made. If the construction does not conform to code, you have two options: Construction must be brought into compliance or construction must be removed. If the construction is not permitted under any circumstances, then it must be removed. You must have a permit to demolish and an inspection must be made to ensure that it has been demolished and the property cleared.
How long does it take to get a permit?
The following types of permits can be filed through the Building Department at 11805 S.W. 26 Street (Coral Way) between 7:30 a.m. - 4:00 p.m. Monday through Friday. Most Building Department reviews will be completed in several days.
Residential Property
One story additions less than 1,000 square feet
Minor repairs, remodeling and alterations
Corrections to plans labeled as walk-thru
Accessory structures less than 1,000 square feet
Sheds, gazebos, chickees, carports
Pools and spas
Fences and walls
Tennis courts
Structural decks (wood, concrete) not on grade
Screened porches, patios, enclosures
Plant houses and shade houses
Awnings
Revisions to permitted plans
Lost plans
Window replacement
Barns and stables with a span truss of 15 feet or less
Commercial Property
Minor repairs, repairs, remodeling and alterations costing less than $100,000, excluding restaurants and dry cleaning establishments or other uses which involve expanded plumbing, electrical or mechanical systems
Fences
Interior signs
Paving and drainage (except for DERM)
Landscaping
Renewals and revisions (change of contractor & minor plan changes)
Lost plans
Barns and stables with a truss span of 15 feet or less (if there is an existing structure on the property)
Pools and spas
Tennis and racquetball courts
Permits for new construction are processed between 7:30 a.m. and 4:00 p.m., Monday through Friday. Residential permits take approximately 30 working days and commercial permits take approximately 50 working days for processing. These time projections are for initial plans review only.
How will I know when I need inspections?
Inspections depend on what is involved in the project. Simply stated, an inspection is required prior to covering up any part of the construction.
Who assumes the responsibility if a contractor tells me to get an owner/builder permit?
The owner is responsible. It is up to the owner to ensure that the contractor obtains his own permit. This permit makes the contractor legally responsible for their portion of the work. If you hire a contractor, it is your responsibility to ensure that the contractor is licensed and insured. Always ask to see the permit for your project. If no permit is obtained, you (the owner) are legally responsible. The status of a contractor's license can be verified with the Office of Building Code Compliance at (305) 375-2901.
How and when are inspections performed?
Inspections are performed from 8:00 a.m. to 3:30 p.m., Monday through Friday. Your plans and permit must be at the construction site and the address properly posted and visible from the street. The job to be inspected must be accessible. An OSHA approved ladder must be available if needed. Inspectors are located at the Miami-Dade County Permitting and Inspection Center. Inspectors are available to speak to the public from 7:30 a.m. to 8:00 a.m. To request an inspection, you need your permit number and three digit inspection type. The hours to call for an inspection are from 7:00 a.m. to 4:00 p.m. Monday through Friday. Inspections requested prior to 4:00 p.m. are performed the next business day. To request an inspection, please call one of the following telephone numbers: (786) 315-2100, (305) 591-7966.
Do I need insurance for anyone helping me with the construction?
It is the owner's responsibility to obtain insurance for all those on the job except licensed contractors. Check with your insurance agent. Your homeowner's policy may provide coverage or you may need a rider to your policy to cover your liability. Since October 1, 1989, contractors are required by State Law to carry Workers' Compensation Insurance if they have one or more employees.
May I do my own work?
If you plan to do the work, you are required to provide adequate proof of your ability to each of the processors, in the discipline you are requesting to work. Additionally, owner/builders are limited to one permit per two year period for the construction of a new single family residence.
For how long is a building permit valid?
A building permit is valid provided an approved inspection is obtained within 180 days of its issuance, and an approved inspection is obtained every 180 days until completion.
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