Alternative Plan Review & Inspection

The fee owner of a building or structure may choose to use a private provider to provide plans review or required building inspections, or both in lieu of Miami-Dade County Department of Regulatory and Economic Resources personnel.

Visit the State of Florida’s website for the latest on Alternative plans review and inspection law under 553.791 FS to understand the role of the private provider.

• Read about private provider registration

Electing to use Private Provider

Property owners electing to use a private provider to provide building code inspection services shall notify the local building official in writing at the time of permit application, or by 2 p.m. local time, two business days before the first scheduled inspection by the local building official or building code enforcement agency that a private provider has been contracted to perform the required inspections of construction under this section, including single-trade inspections, on a form to be adopted by the commission.

Private providers may review plans and perform inspections for the following disciplines only: Building, Roofing, Structural, Electrical, Mechanical and Plumbing. All other disciplines (Zoning, Fire, Public Works, etc.) are to be performed by the Miami-Dade County.

When electing to use a private provider, all required forms listed under the “Required Forms” drop-down menu must be submitted (*Any changes through reworks or revisions to plans, will require new forms to be completed). An Owner may elect to use a private provider at the time of permit application; however, the private provider is recognized only after a “Notice to Building Official” is submitted. All documentation must use the standardized Miami-Dade County forms.

Performing Plan Reviews

A private provider performing plans review under this section shall review the plans to determine compliance with the applicable codes. Upon determining that the plans reviewed comply with the applicable codes, the private provider shall prepare an affidavit or affidavits certifying, under oath, that the following is true and correct to the best of the private provider’s knowledge and belief:

• The plans were reviewed by the affiant, who is duly authorized to perform plans review pursuant to this section and holds the appropriate license or certificate
• The plans comply with the applicable codes
• The Private Provider Plan Compliance Affidavit - This form assures the Building Official that submitted plans comply with the Florida Building Code and local technical amendments. A separate affidavit with a corresponding log of approved plan sheets must accompany each plan submission (new, revisions, or reworks) under the Professional Certification Program for Plan Review and Inspections
• Private Provider Log of Approved Documents  - This form accompanies the Private Provider Plan Compliance Affidavit
• Additional Private Provider Log of Approved Documents - Use this form if you need additional space to log your approved documents.

Performing Inspection(s)

Pursuant to Florida Statute 553.791

• Private providers must perform all inspections required by the Florida Building Code
• The private provider must request all inspections using Miami-Dade County online portal before 4 p.m. for the next business day
• The building official or designee may visit the job site as often as necessary to verify that the private provider is performing all required inspections
• Private providers must provide inspection results immediately following their inspection. Inspection reports must be submitted within two business days.
• The private provider must report to the Building Official any conditions that pose an immediate threat to public safety and welfare. The Building Official may issue a stop-work order if a threat to public safety or welfare exists
• Once inspections are completed and prior to requesting a certificate of occupancy or certificate of completion, the private provider must submit a certificate of compliance for each trade
• Private providers must adhere to the issuance of subsidiary permits and approved shop drawings before performing related inspections
• Code required forms such as but not limited to, elevation certificates, special inspector affidavits, etc. must be collected and submitted at the appropriate inspection by the private provider’s duly authorized representative and submitted to the County within two business days of the inspection

To request an inspection, the private provider must have the permit number and three-digit inspection code. The inspection code can be found on the Permit Card  or on this list of inspection codes. 

• Schedule online
• Automated system at 305-591-7966
• Contact the Permit Counter at 786-315-2100

Upon completing each required inspection, the private provider shall record such inspections using the Private Provider Inspection Report. The form must bear the original written or verifiable electronic signature of the duly authorized representative. These inspection records shall reflect those inspections required by the applicable codes of each phase of construction for which permitting by a local enforcement agency is required. The private provider, upon completion of the required inspection, shall post each completed inspection record, indicating pass or fail and provide the record to the local building official within 2 business days. 

Required inspection forms may be submitted to [email protected].

Changing the private provider during plan review and prior to permit issuance. If a fee owner wishes to change the current private provider to complete the plan reviews and issue the appropriate affidavits prior to permit issuance, the fee owner must secure another private provider to finish the reviews and assume all responsibilities. The incoming private provider firm must be registered and provide the Notice to Building Official, Plan Compliance Affidavits, Plan Review Logs and appropriate Professional Certification Form.

Changing the private provider for plan review after permit issuance. If a fee owner wishes to change the current private provider after permit issuance, the fee owner must secure another private provider to assume the responsibilities for plan reviews of any revisions to the approved permit documents.  The incoming private provider firm must be registered and provide the Notice to Building Official, Plan Compliance Affidavits for any revised document, Plan Review Logs and appropriate Professional Certification Form through a revision process.

Changing the private provider during inspections. If a fee owner wishes to change the current private provider to complete the inspections and issue the final compliance documents, the fee owner must secure another private provider to assume responsibility over the remainder of the project. The incoming private provider firm must be registered and provide the Notice to Building Official and appropriate Professional Certification forms through a revision process.

Transition process for changing a private provider during inspections:

• Incoming private provider must submit a completed Application for Plan Revision (blue form):
  • Description of the revision
  • A completed Contact Sheet

• The outgoing private provider must submit any pending inspection reports to the incoming private provider.
• The incoming private provider must account for all required inspections, whether previously submitted to the building official or pending to be submitted, up to the current phase of construction.
• The incoming private provider would submit all pending required inspections performed by the outgoing private provider along with a statement affirming that all inspections have been accounted for up to the current phase of construction.
• The incoming private provider may resume inspections once approved and must continue to request all required inspections through the County’s inspection portal.