General Permit Information

Remember to review Permit Exemptions to verify if the work to be performed requires a building, zoning or trade permit.

• Building - A building permit is required to build a new structure, make changes, repairs, and/or demolish a building. Some projects may not need a permit but may require a Zoning Improvement Permit (ZIP)
  
• Zoning Improvement Permits (ZIP) - These are issued for projects that do not need a building permit but are required to comply with zoning code standards. Depending on the scope of work, you may need to submit plans before obtaining a zoning improvement permit. Contact Zoning at 786-315-2660 for more information or by email at [email protected]
• Trade - These permits can be a stand-alone permit or in combination with a master building permit. Trade permits include, but are not limited to, roofing, electrical, plumbing and mechanical permits
  

Find guides for the most common permits by visiting our homepage and selecting “Common Permit & Certificates” from the top navigation. 

Hiring a Contractor
Most work requires a licensed contractor to apply for permits and complete the work, and when hiring your own licensed contractors, you will also have to sign the building permit application indicating the work to be performed.

Owner-Builder Permits
In Miami-Dade County, homeowners may be considered "Owner-Builders," meaning they act as their own general contractor, pull the proper permits, perform the work themselves and/or hire their own licensed subcontractors. If you choose this option, you will be required to sign a form acknowledging your responsibilities as an Owner-Builder prior to your permit being issued.

Permit applications for properties located in unincorporated Miami-Dade County (folio begins with "30") may be submitted online through our permitting Portal. For a step-by-step explanation of the permitting process, visit How to Apply for a Permit.

Applicants may also submit their permits in-person at the Permitting and Inspection Center, Monday through Friday from 7:30 a.m. to 4 p.m., excluding legal holidays. Applicants may also schedule appointments with the Small Business and Homeowners Assistance Team (CHAT) for permitting guidance.

Appointments must be scheduled using MeetQ. Visit User Guides and Forms for a comprehensive list of forms, applications, checklists and guidelines for permitting, plan review, inspections and more. 

If the property is within incorporated Miami-Dade County, which means all folios that do not begin with "30", your municipality has its own Building Official who handles permits within your city limits, and you will need to apply to your municipality's Building Department for your permit. 

Depending on the complexity of your project, you may need to submit plans for plan review. More complex projects may require plans and a set of drawings prepared by a licensed architect or engineer, digitally signed and sealed. 

When you are ready to apply for a building permit, be ready to submit the following:

• A completed Building Permit Application, notarized and signed by the property owner
• A completed Contact Sheet
• One set of a drawn-to-scale plan showing all the work on the building and the property. At minimum, the plan should include the following: site plan, building floor plan and finished floor elevation, sufficient detail, where applicable, of any structural, electrical, mechanical, plumbing and roofing
• Submit via the Portal

Licensed contractors can seamlessly secure permits for mechanical, electrical, plumbing, roofing, and/or residential storm panels using our user-friendly E-permitting system.

Once successfully submitted, you will receive a 10-digit process number beginning with a letter prefix (example: C1234567891). To initiate plan review, you will need to pay the upfront processing fees and, if applicable, any fees to convert the paper plans to digital format.

Who's reviewing my project?
Plan reviewers with different areas of expertise will review your project. These reviews may include:

• Building, Structural, Trade Plan Review: Plan Staff will check the plans for structural, life safety, electrical, mechanical and plumbing requirements of the Florida Building Code.
  
  
• Zoning, Impact Fees, and Public Works Review: Staff will review plans for compliance with all Zoning Code requirements, including landscape, building height, and setbacks. Impact Fees will review matters pertaining to road, police, fire, and school impact requirements. The Public Works review will include any right-of-way requirements.
  
  
• Environmental Plan Review: Staff will check the plans for compliance with environmental and flood regulations, including tree removal and planting, sanitary sewer capacity, and flood requirements.
  
  
• Additional Reviews: Depending on the scope of work, the plans may require review by Miami-Dade County Water and Sewer, Fire Rescue or the State of Florida Department of Health (DOH) to confirm that the project meets all applicable codes.

If our reviewers need additional information, and/or require you to make any changes, you can check the remarks by entering your process number in the Portal. You may receive remarks from more than one reviewer, and you must address all remarks. The upfront fee covers an initial plan review and one follow-up review per discipline. A rework fee is applied for each additional follow-up review.

Once the plan review is complete, you will be notified via the contact method(s) provided on your application. After all reviews are approved and any remaining permit fees paid, you will receive your permit.

To learn more, visit Plan Review Information.

Permit fees vary depending on the type of permit you need, the work being performed, the type of home, as well as the square footage and the estimated worth or value of the project.

To learn more about fees, visit Building Fees, Payments & Refunds.

Working without a permit when a permit is required can result in fines and can cause problems when you sell your home. More importantly, you lose the assurance that the construction is built to code and meets the minimum safety requirements. 

Permits may still be issued, and inspections can still be carried out for existing work that was done without a permit. The process is the same as it is for newly performed work, but any work that was done without a permit may need to first be uncovered to make sure it was done correctly and according to code. Our inspectors will work with you to determine just how much work needs to be uncovered and/or corrected.

Additionally, if a Notice of Violation (NOV) has been issued for work done without a permit, the permit is subject to violation penalties known as a, "double fee." The permit applicant will be required to pay an additional fee of 100 percent of the usual permit fees in addition to the required permit fee.

Code Relief allows structures built without proper permits, or built with permits that are lacking mandatory inspections, into compliance with the Building Code.

Work may start when your permit has been issued. Please note, you may have to record a Notice of Commencement for real property improvements greater than $5,000. However, the NOC does not apply to the repair or replacement of an existing heating or air-conditioning system valued at less than $15,000. A separate Notice of Commencement must be filed for each individual permit issued. Your permit card and stamped, approved plans must be available at the job site where the inspector can easily locate and retrieve them during inspections.  

Is there a time limit on permit applications and permits? 

Permit applications (process numbers) are valid for 180 days. To extend a process number, submit your request letter to [email protected], requesting the extension and the reason for expiration. The letter must be signed by either the property owner, design professional or contractor on record.

Your actual permit is also valid for 180 days and can expire if the permitted work does not start or if an approved inspection does not occur within 180 days of receiving the permit. You can get an additional 180-day extension by submitting a permit extension application through the Portal.

What if I make a change/revision after my permit is issued? 

This is called a "revision". To make changes after your permit has been issued, you must submit your updated plans and apply for a permit revision. The revision is reviewed and approved in the same manner as a new submittal and has applicable fees. Please note that a revision will not extend the expiration date of a permit. Contact the Permit Section at [email protected] or call 786-315-2100 for additional information about submitting a revision.

What is a shop drawing and why may I need it?

You may be required to submit a deferred submittal, or shop drawing review, for pre-manufactured materials like roof trusses or floor joists, if the complete details and calculations are not ready to be submitted for plan review at the time of your building permit application, or before you get your permit.

Your permit drawings will have to identify any items that will be included in the deferred submittal. The shop drawing will be reviewed and approved in the same manner as a building permit application. Shop drawings have their own separate applicable fees.

Inspections are required at various stages of the project to verify that work is being done according to Code requirements and in keeping with the approved plans. There are several categories of inspections, including building, mechanical, plumbing, electrical, roofing and zoning. When the project is complete and all trade permit inspections have been approved, a final building inspection is required.

Your permit card will provide all the required inspections your project needs. Your permit fee covers a pre-determined amount of required inspections. If your project requires additional inspections, you will be required to pay a "Reinspection Fee" for each additional inspection.

Inspections are performed from 8 a.m. to 3:30 p.m., Monday through Friday. Your approved plans and permit card must be on-site for the inspector to review.

How do I request an inspection? 

To request an inspection, you need your permit number and three-digit inspection code. Your inspection code can be found on your Permit Card under “Required inspections” or on this list of inspection codes.

You may schedule an inspection, one day prior to the day you wish to have the inspection, Monday through Friday using one of the following methods (before 4 p.m.):

• Schedule online
  
• Contact the Permit Counter at 786-315-2100

You will not be able to request an inspection without a valid permit, if you owe re-inspection fees, or if you have an inspection hold.

What if I need to cancel an inspection?

The option to cancel inspections from the same day route are only available from 6-8 a.m. Cancel/reschedule an inspection.

For additional assistance, contact the Permit Section at 786-315-2100 or email [email protected].

How do I know when the inspector is coming or the status of the inspection?

To find out if your inspection is on today’s route, enter your permit number Inspection Tracking. The route will display the inspector's picture and your inspection will be highlighted indicating your stop on the route.

Essential information related to inspections:

• Inspectors' routes are being organized between the hours of 7-8:15 a.m. Verify the order of your inspection after that time. If you cannot find your inspection after these hours, it is likely not scheduled for that day.
• Assist us in expediting the roofing inspection process by having an Occupational Safety and Health Administration (OSHA) approved ladder on-site for use by the inspector on the day of inspection.
• Visit the Fire Inspections Routes and Results for information on Fire.
• For Public Works Inspections, complete the online Inspection Request.
• For Elevator Safety Inspections, visit the Online Inspections System.

You may also use our 24-hour Voice Response System at 305-596-7966 to find out route information for an inspection scheduled and inspection result information.  

To view the results of your inspection, enter your permit number, Certificate of Use, or boiler certificate number on the application page.  

Visit Inspection Services for more information.

Minimum Housing Standards are a Miami-Dade County law that requires all houses and apartments to be maintained in a safe and sanitary condition and to contain certain basic equipment.

The standards apply throughout all unincorporated Miami-Dade County. It covers owner- occupied homes as well as rented homes, apartments, and rooming houses with four units or less. Violators, whether owner or tenant, may be prosecuted in civil or criminal court.

The Neighborhood Regulations Division is responsible for enforcing the minimum housing standards. The office is located at 11805 SW 26 Street, Suite 230, and they may be contacted at 786-315-2552 or email [email protected], for assistance.

Is this property located within your jurisdiction?

The easiest way to confirm a property’s jurisdiction is by using the Property Appraiser’s Search to view the property’s folio. Please familiarize yourself with our Municipal Codes. The first two folio numbers of a property correspond to this list. (Miami-Dade County services properties with folios beginning with 30.)

Do I need a permit for my project?

We encourage all permit applicants to visit Permit Exemptions to determine if their project requires a permit. Please note, permit exemptions are always evolving and therefore, permit applications should always check this page to determine if their project requires a permit. 

What is your plan review and application process time frame?

Depending on the type of permit and the complexity of the project, plan reviews may take between 24 hours and 10 business days for the initial review, except for any corrections needed. If corrections are needed, Reworks review may take between 24 hours and 10 business days once corrections are submitted. To learn more, visit Plan Review Information.

Can permit applications and plans be submitted online? 

Submittals may be made through our Portal as long as plans are digitally/electronically signed and sealed. You also have the option to submit in person and we only require one set of plans.

What are the file requirements, file size limits, and guidelines for submittals?

We encourage you to visit Plans Processing Guidelines for more information on requirements for submitting plans and supporting documentation.

Will we require property owner authorization? 

Yes. Building Permit Applications require an Owner’s and Contractor’s notarized signatures. Examples of landowner authorization are recorded warranty deeds, settlement statements signed by buyer and seller, property tax invoices and power of attorney. Authorization letters are accepted from corporations, but it must clearly state the individual signing is authorized to pull permits on behalf of the owner/company.

Are there application fees due with the submittal? 

Yes, to have plans routed and begin plan review, upfront fees are due. Review the Building Fee Schedule to determine permit fees for your project. We accept all major credit cards, checks/e-checks, money orders and cash.

Can you provide us with the fees for the permit?

Fees vary depending on the type of permit, the work that will be performed, the type of home you live in, as well as the square footage of your home and the estimated worth or value of the project.

To learn more about fees, visit Building Fees, Payments & Refunds along with the applicable fee sheets for any trade(s). Fee sheets can be found on each of our dedicated trade web pages (Mechanical, Electrical, Plumbing) located on our homepage. 

Does a contractor need to register with Miami-Dade County to pull permits? 

Yes, contractors must register with Miami-Dade County to pull a permit. If you have a State of Florida license, a Miami-Dade County license is not required because your state license will supersede the County’s license requirements. Please visit Contractors & Building Trades for more information on registering.

Can we submit applications for plan review without a contractor at the time of submittal? 

Yes, however a “Dry Run” hold will be applied to your project until a contractor is assigned. To remove this hold, an updated permit application will need to be uploaded to the Portal providing the contractor’s information. 

Are separate permit applications required for MEP, and/or other trades to complete plan review? 

All trades will be reviewed and approved under the master permit. Once the master permit is issued is when you will apply for any applicable MEP subsidiary permits.

What other departments, if any, are involved in reviewing my project?

Permit applications and plans will be reviewed by plan review staff representing several disciplines, depending on the scope of work and specific site conditions. Incidental permits may be required prior to a master building permit being issued i.e. administrative site plan review, zoning variance and/or water main.

Reviews may include:

• Building/Structural/Trade Plan Review – Will review for structural, life safety, electrical, mechanical, and plumbing requirements of the Florida Building Code (FBC).  
• Zoning, Impact Fees and Public Works – Will review plans for compliance with all Zoning Code requirements including landscape, building height and setbacks. Impact Fee staff will review for matters pertaining to road, police, fire and school impact requirements. Public Works review will consist of any right of way requirements. 
• Environmental Plan Review (DERM) –  Will review compliance with environmental and flood regulations to include, tree removal and planting, sanitary sewer capacity and flood criteria. 
• Additional Reviews – Depending on the scope of work, plans may require review by Fire Rescue, Water and Sewer Department (WASD) or the State of Florida Department of Health (HRS) to confirm projects meet all applicable codes.

What are the current applicable building codes? 

Miami-Dade County is currently using the 8th Edition of the Florida Building Code. You may also visit Miami-Dade County Code for more information on municipal requirements. To learn more, visit Plan Review Information.

What are the Accessibility Codes currently in use? 

The State of Florida has adopted laws requiring that commercial and public-use buildings be designed and constructed to be accessible so that persons with physical disabilities may enter, travel within and function within work areas and other spaces. People with disabilities include those with hearing or vision impairments; people who have limited physical strength; and people who use wheelchairs. Visit Accessibility Standards, Requirements & Design for more information. 

What are the applicable setbacks for this property?

Each property within Miami-Dade County is assigned a zoning district classification indicating the permitted land use activities and the conditions, such as height, area, open space and setbacks, under which those uses are allowed. Use the Land Management map to determine the zoning assigned to a property. For inquiries involving setbacks, or if a structure is allowed on a certain property, you may contact Zoning for further assistance at 786-315-2660 or email [email protected].

My permit has been issued, but I can’t find my “Job Copy”. What do I need to do?

When the permit is issued, applicants will receive an email advising that the permit was obtained, and the plans are ready to be retrieved electronically. The email will provide the link where you can view and print the final set of plans at no additional cost. This link will be available for 30 days after the email is issued. If you do not download your plans within 30 days, applicants will have to contact Microfilm and pay $18.75 per permit/address, to retrieve and print the plans. Applicants are responsible for delivering a job copy of plans to the job site. 

You will also need to download/print your permit card. You may do that by visiting Print Permit Card and using your process number. 

My project is within an incorporated municipality (e.g. City of Miami Gardens, City of Hialeah, Village of Pinecrest, etc.), but they’re referring me to Miami-Dade County. What do I need to do?

Miami-Dade County has 35 municipalities, each with its own building official overseeing permits and inspections. When municipalities send you to Miami-Dade County, they may be asking you to apply for a County Municipal Approval, which include projects within municipalities that may require County review for Water and Sewer, Impact Fees, Environmental Resources (DERM), Fire Rescue, and the Florida Department of Health (septic tanks). This process is known as a municipal permit and upon applying will issue the applicant a process number beginning with an M.

What if my questions are not answered on this page?

We encourage you to consult with our plan review and inspection staff using MeetQ. MeetQ allows you to consult with permit staff, Roofing, MEP trades, Environmental (DERM), Water and Sewer (WASD), Zoning and Fire Rescue on a variety of matters.