Building & Permits

Important Notices

• New Permit Requirements for Window and Door Installations in Threshold Buildings

  We would like to inform you of an important change affecting window and door installations in threshold buildings throughout Florida.
  Based on a Binding Interpretation of the 8th Edition Florida Building Code (2023), Section 110.8.1 (attached), issued by the Building Officials Association of Florida and ratified by the Florida Building Code Commission on Jan. 26, new permit requirements are now in effect statewide.
  
  Effective immediately, all installations of windows and doors in threshold buildings require:
  

  • A threshold inspection conducted by a State of Florida–certified Special Inspector (attached), and
  • A special inspection plan prepared and issued by the Engineer of Record.

  These requirements apply to all new installation permit applications involving threshold buildings.
  
  For more details about this update and additional guidance, please visit “Windows, Shutters, Doors and Security Bars” page. Thank you for your attention to this important change.

• Revised Fee Schedule

  Effective Oct. 1, 2025 the Building Department will be implementing a revised fee schedule adopted by the Board of County Commissioners on June 30, 2025. This is the first increase in more than 17 years and is necessary due to increased cost in providing the highest quality of services. The new fee schedule will be available online Oct. 1, 2025.

• More ways to connect with environmental (DERM) staff

  We are pleased to announce the expansion of MeetQ to include the addition of the following queue services effective Monday, June 9, 2025.
  
  DERM - Flood Review and Inspections
  DERM – Sewer and Watermain Review
  DERM Onsite Septic and Grease Review (OSTDS/FOG)
  
  DERM Plan Review Supervisors will be available to meet with customers Monday-Wednesday and Friday from 7:30 a.m. - noon either in person or virtually via a phone call. Once you have signed up for the services, you will be notified by text or email when it is your turn. Additionally, monitors are also available throughout the Permitting and Inspection Center, so you can know your place in the queue.
  
  Customers may also connect with DERM plan review staff in person or virtually on Thursdays via “Design Professionals Day Appointment”. Design professionals may make an appointment to meet with DERM plans reviewers about review comments, and/or to have minor re-works performed. You may schedule appointments online or by calling 786-315-2100.

• We're Relocating a Few Departments

  To streamline the permitting process and improve access for customers and industry to interact in person with staff at one location, several Environmental Construction Permitting Sections from Overtown Transit Village have moved to the Permitting and Inspection Center. Customers can now meet and discuss permitting plan review and other matters regarding water and sewer extension, grease trap reviews and OSTDS review associated with a building permit, certificate of use, and inspections.  
  
  Additionally, the Board & Code Administration has been relocated to the Stephen P. Clark Center (SPCC) located at 111 NW 1st St. Miami, FL 33128, 12th Floor. Moving forward, the Unsafe Structures Board, Board of Rules and Appeals, and the Contractor Licensing Board meetings will be held at the new location. 

• New Standardized Forms for Private Providers

  Miami-Dade County would like to inform its customers that we have created standardized forms to be used by Private Providers moving forward pursuant to 553.791(6) of the Florida Statutes. 

   

  These forms became effective Aug. 5, 2024, for any project located within unincorporated Miami-Dade County. Any permit application submitted, or any permit issued on or after Aug. 5, 2024, will be required to use the standardized forms. Already issued permits may continue using proprietary forms, or use the standardized forms. 

   

  Below is a list of the standardized forms listed in order of use: 

  • Private Provider Plan Compliance Affidavit
  • Private Provider Log of Approved Documents
  • Private Provider Inspection Report
  • Private Provider Certificate of Compliance

  For more information regarding Miami-Dade County’s Private Provider process, visit Plan Review Information.

   

• Changes to Residential Fence Permits

  ATTENTION RESIDENTAL FENCE PERMIT APPLICANTS

  Save Time when Using Miami-Dade Details!

  
  To streamline the permit issuance process, the Department is pleased to announce that effective Monday May 13, 2024, if you are proposing the installation of a stand-alone residential fence permit, you will be able to do so more efficiently. 
  
  As a condition for obtaining this permit, you must agree to abide by the pre-approved standard fence detail provided by Miami-Dade County (MDC) and available in the forms bin at the Permit Records Section or online. The use of MDC pre-approved standard fence details allows for plans to only be reviewed by Zoning and Public Work Plan review. 
  
  When applying, please complete the building permit application (yellow form) and include the pre-approved Miami-Dade County fence detail, a site plan, survey, and other supporting documents. 
  
  For more information, please contact the Permit Records Section at 786-315-2100.

• Enhancements Coming to MeetQ - April 22

  Effective Monday, April 22, we will introduce two new DERM Front Counter Queues in MeetQ for streamlined services:
  

  • DERM Certificate of Use Queue: For inquiries related to Certificate of Use (UU#) or Municipal Certificate of Use (MU#) applications
  • DERM Services Queue: For general DERM inquiries, elevation certificate submissions and minor stand-alone department reviews not linked to building permit or certificate of use processes

  These enhancements are designed to improve customer service by offering specialized queues for distinct services, reducing wait times and improving our overall efficiency.
  
  We appreciate your patience and understanding.

• FL Building Code 8th Edition Code Change & Informational Webinars

  The Florida Building Code EIGHTH (2023) Edition becomes effective on Dec. 31, 2023. All permit applications and plans submitted on/or after that date must comply with this edition. To view the code online, visit floridabuilding.org.
  
  Any application submitted via the online portal after the close of business at 4 p.m. on Dec. 29 will have to comply with the 2023 edition. Applicants who utilize the Cookie Cutter or Master Model Programs should begin updating models to comply with the new code to avoid permitting delays.
  
  For expired permit applications filed prior to Dec. 31, the Department will grant extensions for permit issuance, when the following criteria are met:
  

  • The extension is requested in writing, and an explanation is provided to demonstrate that the application was not abandoned and was being pursued in good faith.
  • The extension is requested no later than 180 days after the expiration.

  These requests will only be processed through the Building Official’s Office by sending an email to [email protected]. 
  
  Expired process numbers that do not meet the above referenced conditions will not be extended. The applicant will be required to obtain a new process number, pay up-front fees, and submit plans that conform to the 2023 FBC edition. 
  
  To help you prepare for the upcoming code changes, RER hosted the following informational webinars, providing detailed insights into the 8th edition code changes:
  

  • Changes to Electrical - Recorded webinar (part 1) and (part 2)
  • Changes to Mechanical & Plumbing - Recorded webinar
  • Changes to Building, Flood & Structural (pdf); recorded webinar
  • Changes to Roofing (pdf); recorded webinar

  View the new code version online, visit floridabuilding.org.

• Submetering Amendment Notice

  On Sept. 6, 2023, the Miami-Dade County Board of County Commissioners adopted a local technical amendment to the Florida Building Code (FBC) for new multi-family residential and commercial developments. The amendment modifies sections 602.1 and 602.1.1 of the FBC (Plumbing).

  Effective Sept. 18, 2023, any permit application submitted for new construction of residential and commercial properties where two or more dwelling units are served by a single master meter will require the installation of water submeters for all dwelling units. This requirement will also apply to existing buildings undergoing alterations level 2 or level 3, where more than fifty percent (50 %) of the existing plumbing supply lines are being replaced.

  If you have any questions regarding this requirement, please register via our MEETQ system with the Plumbing Plan Review Supervisor Queue, Tuesday through Friday from 8 a.m. to noon.

• Changes to Noise Ordinance Regarding Construction Equipment

  On May 2, 2023, Miami-Dade County amended sections 21-28 prohibiting the operation of noise-producing construction equipment and machinery at or near residences, including multi-family residences, between the hours of 8 p.m. and 7 a.m.  
  
  If you must work during restricted hours, you must obtain a Temporary Noise Ordinance Waiver (NOW) before commencing work. This waiver applies to work and construction activities "inside the property line," (i.e. no road closures) and requires an active Building Permit. All waivers will require the applicant to submit an explanation of how the requested work will provide a community need, public purpose or benefit. 
  
  Before completing the noise waiver application, the applicant must notify adjacent and adjoining properties of your request for waiver at least 72 hours prior to the commencement of the permitted work. This includes single-family residences, townhouses, duplexes, apartments, and condominiums (the management office, not specific unit owners). The notification must be sent via certified mail. Please retain the confirmation receipt of the notification letters and submit them when filing your application.
  
  To apply for a Temporary Noise Ordinance Waiver online via the Miami-Dade RER Plan Status and Application Submission Portal via our website at miamidade.gov/building. The following items will be required to submit and upload the following with your application: 
  

  • Noise Ordinance Waiver Application
  • The stamped (and dated) USPS receipts of certified mail for the notification letters sent to neighboring properties.

  Once submitted, you may track the status of your request online with the RER Plan Status and Application Submission Portal.

• Changes to Septic Tanks and Septic Systems Standards

  On July 7, 2022, the Board adopted Ordinance No. 22-83 which institutes more rigorous standards for new and replacement onsite sewage treatment and disposal systems (OSTDSs) commonly referred to as “septic tanks” or “septic systems.” Ordinance No. 22-83 provided that the requirements governing the type of OSTDS to be installed would not become effective until January 1, 2023, in response to industry feedback and public outreach during development of the ordinance.
  
  This period allowed for proper planning and transitioning by property owners, engineers, contractors, and the OSTDS industry to the new standards. Until that date, building permit applications that have already been approved by DERM to be served by septic tank may include septic models under the existing standard. In keeping with the educational campaign mandated by Ordinance No. 22-83, development applicants are being advised that no building permits will be issued after January 1, 2023 for septic systems that do not conform to the advanced treatment standards adopted via Ordinance No. 22-83.  Hence, development applications (including plats) for parcels served by septic tanks that have not obtained building permits by January 1, 2023 will be required to conform to the advanced treatment standards adopted via Ordinance No. 22-83, regardless of when the application has been submitted. 
  
  If you have any questions, please contact the DERM Water and Wastewater Section at 305-372-6789.

• Housing Development Opportunities

  The County’s Workforce Housing Development Program is a voluntary program that provides density bonuses and other incentives for the development of workforce housing.
   
  Families and individuals with incomes ranging from 60 to 140 percent of the County’s median income constitute the workforce target income group and is the focus of our workforce housing program. The Area Median Income (AMI) for an individual living in Miami-Dade County is currently $68,300. 
  
  The benefits of building workforce housing include:

  • Impact Fees are waived for units designated as workforce housing and target up to 120% of AMI
  • Density Bonuses allow for up to 25% more living units to be constructed in a development when a portion of the development is designated for workforce housing

• On-Demand Inspections

  The Construction, Permitting and Building Code Division will conduct same-day virtual inspections for applicable Electrical, Mechanical and Plumbing permits. Virtual inspections are performed via video call using WhatsApp on a smartphone or tablet, connecting the on-site customer with a county inspector.

  Currently, on-demand virtual inspections are available for the following:

  • Rough and Final Inspections for Solar Photovoltaic and Electrical Permits associated with a pool permit (Electrical 34 and Electrical 23).
  • Final inspections of Residential Mechanical Permits for Air Conditioning changeouts (Mechanical 03 and 10).
  • Rough Inspections of Raised Existing Roof Mount Permits (Mechanical 50).
  • Pool Piping Inspections of Residential Pool Piping permits (Plumbing 10).