Certificate of Occupancy and Certificate of Use

Certificate of Occupancy/Completion
A Certificate of Occupancy/Completion (CO/CC) validates that a building (or renovation project) has been completed in compliance with applicable code(s).

A Certificate of Occupancy (CO) is issued for new construction, remodeling, renovation or change of use (i.e., new structure or addition, removing internal walls or change of use from a school to a restaurant).

A Certificate of Completion (CC) is issued for standalone fences, windows, similar permits and shell buildings. For smaller projects like a fence installation, a CO or CC is not required, but can be requested.

To receive a CO/CC, a fee is required along with approved inspections and completion holds. A Certificate of Occupancy is a prerequisite to obtaining a Certificate of Use.

The Online Certificate of Occupancy/Completion allows you to apply, print and search CO/CC history for a property using the address, certificate and/or permit number.

Email [email protected] or call 786-315-2100 for further assistance.

Certificate of Use
The Certificate of Use, often referred to as a CU, assures that the business is allowed in the zoning district where it is located. It also verifies that the structure was built for the proposed type of business, i.e., restaurant/convenience store.

The space must comply with the following three items:

Local zoning and environmental ordinances
The Florida Fire Prevention Code
The Florida Building Code.

Prior to opening any business in unincorporated Miami-Dade County, a CU must be obtained. Starting a business without obtaining a CU may result in a fine and the issuance of a ticket to both the business owner as well as the property owner. A CU is required when an industrial or commercial building is erected, altered or enlarged, or an existing building goes through a change of occupancy, name, or type of business. Shell buildings do not require a CU.

There is a difference between a CU and a Local Business Tax. The CU allows for the occupancy of a structure as well as certifying that the use is permitted. A Local Business Tax (formerly known as Occupational License) is a tax on the business activity.

After a CU has been issued, you may apply for the Local Business Tax. For Local Business Tax details, visit the Tax Collector's Office.

The Certificate of Use (CU) search allows you to search CU history for a property using folio, address and/or process number.

For assistance, you must create an account and register through the online registration system (MeetQ) to meet with Zoning staff. Consults can be scheduled in-person, by phone or virtually on the specified days and times listed on the MeetQ homepage. For further assistance, email [email protected] or call 786-315-2660.

How do I obtain a CO/CC?
Once your final inspection has been approved and the applicable completion holds satisfied, you may apply, print or view certificates online at Certificate of Occupancy/Completion.

Check applicable inspections and completion holds using your Permit Card and/or the Building permit records menu.
Fees may apply; check Building Fee Schedule for more information.

For assistance, email [email protected] or call 786-315-2100.

What is a temporary CO/CC (TCO/TCC)?
A TCO/TCC grants residents/building owners the right to occupy the space based on certain conditions, and is only valid for a temporary period.

To apply for Temporary Certificate of Completion (TCC) or Occupancy (TCO) a completed application must be submitted.

For assistance, email [email protected] or call 786-315-2100.
How do I apply for a CU?

Applications may be submitted through our portal or submitted in person at the Zoning Permit Section in the Permitting and Inspection Center. The quickest way to get your certificate is to submit via the portal.
- A completed Application for Certificate of Use. For assistance, contact [email protected] or 786-315-2660
- A non-refundable upfront fee is required upon submittal of the application. The remaining fees are due upon approval. See the Fees section below for more information
- The following information is required:
  - The name and address of the business
  - The square footage of the area to be occupied
  - The type of business and business owners' name
  - If the business is a corporation, the name of a corporate officer is required
  - The folio number for the property
  - If alterations, renovations, or change of the established use is needed, a building permit must be obtained and the Certificate of Occupancy issued, prior to applying for a Certificate of Use.
What’s the application review process?

The application is reviewed to ensure that the type of business is permitted in the zoning district where it will be located. If the business activity is not allowed there, the application will be rejected. If the business is allowed on the property, the application will be handled.

Affidavits, declarations or other forms may be required, depending on the type of business proposed, and depending on the zoning classification of the property. In some instances, plans may be required.

All businesses must be reviewed by Environmental Resources Management (DERM), which is also located at the Permitting and Inspection Center.

Applicants are encouraged to email applications to [email protected] and to use online services to expedite their applications. Mailed and faxed applications require additional time as they are forwarded to other appropriate offices, as needed.

Do I need an inspection for a CU?

Some businesses require inspection before a CU can be issued. To schedule an inspection, call 786-315-2660 and have your process number ready.

How do I pay?

Complete your payment using the ePayment Services or in person using cash, personal checks and/or major credit cards.

In most cases, fees for the CU are based on the square footage of the area to be occupied plus an environmental fee and a 7.5 percent surcharge.

Can a CU be transferred?

A CU cannot be transferred, and it cannot be used at another location by the same entity. Each new occupant must apply for a new CU by filling out the required forms and paying the appropriate fees. The applicants must comply with all the conditions of the specific use as stated in the Code and the conditions of any applicable resolutions and agreements.

Does my CU expire?

Most Certificates of Use are issued on a permanent basis. If the business does not move, expand, change ownership, name or business activity, the Certificate remains valid.

Still, some Certificates of Use are required to be renewed annually, as detailed in the next section.

What is a temporary CU?

If the structure is substantially or partially complete, and is missing only minor items for final inspection, a structure may be occupied under a temporary CU. A temporary CU is valid for a maximum of 90 days.
- Alcohol Sales
  The sale of liquor, beer, or wine requires a certificate for the following establishments:
  - Restaurant or cafeteria
  - Convenience or package store
  - Wholesale or distribution
- Food Truck Roundups - Mobile Food Service Special Events
  An annual CU is required for the site where the mobile food service special event is to be conducted.
- Foreclosing on a Property
  Title holders of foreclosed properties must obtain a CU prior to offering the property for sale, transfer, or alienation. This applies to all residential properties in unincorporated Miami-Dade County which are acquired through a Certificate of Title (Foreclosures and Judgments).
- Home Occupation
  The CU must be renewed annually. At the time of the renewal, the home occupation will be subject to inspection to certify compliance with all applicable code requirements.
- Mobile Sales and Mobile Food Service Operations Requirements and Guidelines
  An annual CU is required for each operator of a mobile operation.
- Permit Procedures for Short-Term Events
  A CU is required for an event that generates revenue from ticket sales, registration fees and/or retail sales of merchandise, food and drink. Check the requirements for short-term events. Any event that lasts 45 days or less where temporary structures and facilities are required is considered a short-term event and requires a building permit. Also check the following:
  - Permit Procedures for Temporary Tents and Membrane Structures
  - Permit Procedures for Assemblies, Circuses and Sporting Events
- Portable Mini-Storage Unit
  A CU is required to place a portable mini-storage unit on a residential property. Use the Certificates of Use Application.
- Rural Events Venue
  A venue, located in an agriculturally zoned area, for special functions such as weddings, receptions, corporate meetings or similar gatherings. Use the Certificate of Use Application.
- Short-Term Vacation Rentals
  A short-term vacation rental is any dwelling unit or residence including, but not limited to, any unit or group of units in a condominium, cooperative or apartment building that is rented in whole or in part to a transient occupant for a period of less than 30 days or one calendar month, whichever is less. This type of CU may only be obtained online and must be reapplied for annually. See the Vacation Rentals Application.
- Vehicle or Boat Sales
  Vehicles/boats can be displayed for sale in unincorporated Miami-Dade County residential districts, but certain conditions must be met. Visit Certificates of Use Application and Boat Storage & Parking.

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