How to Apply for a Permit

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, must first submit an application and obtain the required permit for the work.

There are updated procedures for obtaining a permit. See updated Construction and Permitting Procedures.

IMPORTANT: This process is solely for properties with folios that start with “30” (unincorporated Miami-Dade County). Please visit Municipal Codes to view the municipal code of each municipality. You may also check with the Property Appraiser to determine which municipality your property is located in. Each municipality in Miami-Dade County has its own Building Official who issues building permits for work within that city’s limits.

Permits are required for any new structures, pools or additions like screen enclosures, fences, sheds and carports or any new plumbing, electrical or mechanical air conditioning work. Also, exterior repair work like the replacement of windows, doors, siding or a new roof needs a permit. Interior renovations, like knocking down a wall or altering or repairing the electrical or plumbing system, including the replacement of a hot water heater or gas appliance, also require a permit. You DO NOT need a permit when you paint or wallpaper the interior of your home, install a ceiling fan in an existing outlet, install portable playground equipment in your backyard, resurface a floor or other interior surface treatments. Visit Permit Exemptions to verify if the work to be performed requires a building and/or zoning permit.

You DO NOT need a permit when you paint or wallpaper the interior of your home, install a ceiling fan in an existing outlet, install portable playground equipment in your backyard, resurface a floor or other interior surface treatments.

Visit Permit Exemptions to verify if the work to be performed requires a building and/or zoning permit.
Building permits are issued in the name of the person(s) performing the work; only licensed contractors, or Owner-Builders may obtain a permit.

Submit your application along with required documents through the Portal. Follow these steps to upload your documents:
1. Complete the online Permit Application/Document Submission form. You must ensure that a valid phone number and email address is provided. Select the appropriate plan type.
  a. For new applications, subsidiary, or re-inspection fees, select "New Application".
  b. For rework (corrections) to current process numbers, select "Rework to C, M N or UP number". Note: if you are a registered user, you may submit reworks directly to a UP or other process number.
  c. For revisions to existing permits or shop drawings, select "Application for Revision/Shop Drawing".
  d. For permit extensions, select “Permit Extension”.
  e. For re-issue of an expired permit, select “Permit Reissuance”.
  f. For a change of contractor to a permit, select “Change of Contractor”.
2. To add/upload documents, click on the “Add Files…” button. Select all files to be uploaded. If you need to delete all the files uploaded, press “Clear".
3. Ensure you have selected all the files you intend to upload. To select multiple files that are not grouped together, hold the “Ctrl” key while clicking each of the files you want to select. Select “Open” to attach the files. Status will reflect “Successfully Imported” once the application is submitted.
4. Select the “Submit” button and wait for the upload to complete.
  Note: the speed of the upload depends on your internet connection, network traffic and file size.
5. Once the application is submitted, you will receive a confirmation number (UP#) along with email confirmation.
6. The submittal will be reviewed by permitting intake staff and upon completion, an email conformation will be sent. Once submittal of the application is approved, a building application process number beginning with a C, N, or M will be issued and a separate email will be sent.
  **Note: plans will not be reviewed until the required upfront fees are paid**.
7. At any time, you may track and view the status of your upload (UP#) and/or process number via the Portal.
If you are disapproved or wish to discuss the disposition of the UP number or comment clarification, you may select the Permit Representative staff’s name and email them directly.

For Contractors Only

You may obtain roofing permits, storm panels, accordion shutters or electrical, mechanical or plumbing permits that do not require plan review by using the E-permitting system.

Upfront fees will be imposed at this time. You may complete the payment using your "process number" in the Pay Fees Now section. Once payment has been processed, your application will be routed to plan review staff.

**Note: plans will not be reviewed until the required upfront fees are paid**.
Your application and documents will be reviewed by plan processor staff to determine if the permit(s) you are applying for complies with the requirements of the Florida Building Code, Miami-Dade County Code and other applicable municipality requirements.

Depending on the type of permit and the complexity of the project, plan review may take between 24 hours and 10 business days for the initial review, barring any corrections needed. If corrections are needed, known as “reworks”, review may take between 24 hours and 10 business days once reworks are submitted. You may check plan reviewer comments by entering your process number in the Portal. Click on your process number in the upper-right-hand- corner of the page in the “Applications” box. Click on “D” or “P” under “Current Disposition” column to retrieve all remarks regarding disapproval.

For comment clarification, you may create an account and register to speak with plan review staff through using MeetQ. Consults may be scheduled in person, by phone, or virtually on the specified days and times listed on the MeetQ homepage.

Once the initial review process and/or reworks are complete, you will be notified via the contact method(s) provided on your application whether your application and documents have been approved or require corrections. Corrections to your documents must be ubmitted through the Portal. **Your upfront fees provide two reviews of your documents (one initial and one rework). If you require additional revisions, you will be charged rework fees per discipline requested**.

Once your documents have been approved by all disciplines, you may complete payment using your process number in the Pay Fees Now section. Your permit will be issued after payment has been completed.

For additional information on plan review, visit Plan Review. For assistance with permit submittals and/or questions regarding your "process number", contact the Permit Section at [email protected]/786-315-2100.
Once your permit has been issued, you will have 180 days to complete the work and call for inspections. Be advised that an approved inspection for your master, or any sub-permits (permits requested for a specific discipline under a master permit i.e. electrical, mechanical, plumbing) will extend your permit for an additional 180 days from the approval date.

Keep in mind, subsidiary permits must be obtained and inspected separately. Also, depending on the discipline, they may need to be pulled by a licensed contractor. Please check your permit card to verify the subsidiary permits required for your project.

To view/print your permit card, you may enter your "process number" in the Print Permit Card section and select “Print Permit". The permit card will contain the required inspections and applicable completion holds.

You are required to always have the stamped and approved plans during your inspections. To obtain the approved documents use the Portal and follow these instructions:
- Enter your process number
- Locate and click on your permit number in the “Applications” box in the upper-right- hand corner, where it says, “Job Copy”
- Save and print each file as the inspector is required to see a complete package with watermarks. **You will have 30 days from the day you obtained the permit to print your approved plans. Certain commercial properties are protected under Chapter 119.071(3) of the Florida Statue and as such, will be available for only five (5) days. Additionally, only the registered user contact on your permit application can retrieve the plans for protected properties**.
For questions about acceptable forms of payment, you may contact the Cashier Section at [email protected] or calling 786-315-2381 or 786-315-2382 for assistance.
What is a Notice of Commencement (NOC)?

For your protection under the Construction Lien Law and to avoid the possibility of paying twice for improvements to real property, you must record a Notice of Commencement with the Clerk of Court and Comptroller’s Office before your inspections, if the value of work on your application exceeds $5,000; however, the NOC does not apply to the repair or replacement of an existing heating or air conditioning system less than $15,000.00 in value.

The NOC must be signed by you, the owner contracting the improvements and not your agent. The NOC must be completed and recorded within 90 days before starting the work.

Record the Notice of Commencement online. For additional information, contact the Clerk of the Court and Comptroller at 305-275-1155.

How do I Schedule my Inspections?

When you are ready for inspection, use one of the following methods to schedule one business day prior to the day you want to have an inspection (before 4 p.m.) Monday through Friday i.e. Monday for Tuesday. Inspections scheduled on a Friday will be held on Monday. Inspections scheduled the day before a holiday, will be held the following business day.
- Schedule online
- Automated System at 305-591-7966
- Contact the Permit Counter at 786-315-2100
If you need to cancel/reschedule an inspection or for additional information, visit Inspections.

You may track your inspection the day of by using the Routes & Results page and your permit number to view the Inspector’s information and your position on the queue.

Need inspection assistance?
Customers may register to discuss inspection results and/or resolve inspection issues with Inspection Supervisors using MeetQ.
I passed my inspection. What happens now?

After successfully passing your inspections and before making a final payment to the contractor, the contractor should provide you proof that all final inspections have been approved by the Department or provide a Certificate of Completion or Occupancy issued by the Department.

Inspection statuses and dispositions can be viewed using the Building Permit Selection Menu and using the inspection options. For assistance with navigating the Building Permit Selection Menu, click here.

Additionally, you should request final release of liens from any individuals or firms who have provided labor, materials or supplies, especially those who have sent you a “Notice to Owner” letter.

What is a Notice to Owner?

Under Florida law, those who work on your property or provide materials and are not paid have a right to enforce their claim for payment against your property. This is known as a “construction lien”.

This notice advises you that the sender is providing services or materials. Subcontractors and suppliers must serve a Notice to Owner within 45 days of commencing work to preserve their ability to lien your property.

If your address changes from that given in the Notice of Commencement, you should record a corrected Notice reflecting your current address. This is done to help ensure you receive all notices.

Releasing Lien(s) from Contractor

Prior to paying your contractor, you need to receive a "Release of Lien and Affidavit" to the extent of payment from the general contractor. The Release of Lien and Affidavit must state either that all the subcontractors or suppliers have been paid. That amount may be withheld from the contractor’s pay and paid directly to the subcontractor or suppliers after 10 days written notice to the contractor.

If the balance due to the contractor is not sufficient to pay in full all subcontractors and suppliers listed on the contractor’s affidavit, you may consult with an attorney.

The general contractor must furnish a final Release of Lien and Affidavit to the owner indicating all subcontractors and suppliers have been paid at the time he requests final payment. You may rely on the affidavit to make final payment to the general contractor. If you make final payment to the general contractor without obtaining the affidavit, your property can be liened for non-payment if the general contractor fails to pay the subcontractors or suppliers. **You should always obtain a Release of Lien and Affidavit from the contractor before any payments are made**

The general contractor must furnish a final Release of Lien and Affidavit to the owner indicating all subcontractors and suppliers have been paid at the time he requests final payment. You may rely on the affidavit to make final payment to the general contractor. If you make final payment to the general contractor without obtaining the affidavit, your property can be liened for non-payment if the general contractor fails to pay the subcontractors or suppliers. **You should always obtain a Release of Lien and Affidavit from the contractor before any payments are made**.

Rely on your Lender for Compliance with Construction Lien Law

If you have a lender, you may rely on the lender to handle the recording of the Notice of Commencement. Learn more about the Construction Lien Law by contacting an attorney, your lender or the Florida Department of Agricultural and Consumer Services.

What is a Notice of Termination?

An owner may terminate the period of effectiveness of a Notice of Commencement by executing, swearing to and recording a notice of termination.
- Obtain the Notice of Termination
Need additional assistance?

If you want to confirm that all inspection approvals have been obtained, call the Permit Records Section at 786-315-2100 or email [email protected].